Document:

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                                                                    EXHIBIT 10.3

                             HERITAGE Building Lease

LANDLORD:      HERITAGE BUILDING ASSOCIATES, L.L.C.

TENANT:        SPECTRA SYSTEMS CORPORATION

                                Heritage Building
                                321 South Main Street
                                Providence, Rhode Island 02903

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                             HERITAGE Building Lease

          This HERITAGE BUILDING LEASE (the "Lease") is made and entered into on
the date, between the parties and upon the terms and conditions hereinafter set
forth. If any provision relating to which a blank is to be filled in, is not
filled in, it is inapplicable.

Section 1 - Information and Definitions
1.1       Date of Execution of the Lease: 30th day of August, 2002.

1.2       "Landlord" shall mean HERITAGE BUILDING ASSOCIATES, L.L.C., a Rhode
          Island Limited Liability Company, with an address of Union Trust
          Building, 170 Westminster Street, Providence, Rhode Island 02903

1.3       "Tenant" shall mean:

                    Spectra Systems Corporation
                    321 South Main Street, Suite 201
                    Providence, Rhode Island 02903

1.4       The "Building" shall mean that five-story office building known as the
          HERITAGE BUILDING, located at 321 South Main Street, in Providence,
          Rhode Island; which contains for purposes of the Lease, the number of
          square feet on each floor thereof as is set forth on Exhibit A (all
          Exhibits are annexed hereto and made a part hereof by reference).

1.5       The "Premises" shall mean that portion of the Building located on the
          first floor of the Building, designated as Suite numbered __________,
          as shown in red on the plan of the appropriate floor of the Building
          which is Exhibit A, containing for purposes hereof approximately 8,728
          rentable square feet, which is 16.03% of the Building's total rentable
          space ("Tenant's Share").

1.6       "Term" of the Lease:

          "Initial Term": Five (5) Years

          "Commencement Date": (check applicable provision)

                    [X] If this provision is checked as being applicable, the
                    Commencement Date shall be the 1st day of September, 2002,
                    and said Commencement Date shall not be affected by any
                    provisions of this Lease in respect to the date on which the
                    Premises shall be ready for Tenant's use.

                    [ ] If this provision is checked as being applicable, the
                    Commencement Date shall be _________________________ after
                    the date upon which the Premises are

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                    "ready for Tenant's use," as defined in section 2.2.4
                    hereof, but in no event later than the______day of
                    ___________________, 20____.

1.7       Purpose: Office.

1.8       "Security Deposit": $13,819.33

1.9       "Rent":

          a.        During the first and second years of the term of this Lease,
                    the Rent shall be $19.00 per square foot of rentable space
                    as set forth above per year. During the third, fourth and
                    fifth years of the terms of the lease, the Rent shall be
                    $20.00 per square foot of rentable space as set forth above
                    per year. For years one (1) and two (2), the monthly Rent
                    payment shall be $13,819.33 For years three (3), four (4)
                    and five (5), the monthly Rent payment shall be $14,546.67.

          b.        [ ] If this provision is checked as being applicable, Other
                    Rent provisions as set forth on attached Rent Addendum.

1.10      "Additional Rent": Any amounts, payments, expenses or other charges,
          credits or funds due from Tenant to Landlord hereunder in any form
          whatsoever (other than Base Rent) shall be "Additional Rent"
          hereunder, shall be in the nature of Rent for purpose of determining
          Landlord's rights and Tenant's obligations with respect thereto and
          shall be due and payable without deduction or setoff other than as set
          forth in this Lease.

1.11      "Base Tax Year": 2002; taxes assessed December 31, 2001.

Section 2 - Improvements
2.1       Section 2 shall be inapplicable if, at the date of execution hereof,
          the Premises are ready for Tenant's use or shall be occupied in their
          present condition.

2.2       Any work on the Building to be completed by Landlord prior to
          occupancy by Tenant shall be done in accordance with Plans and
          Specifications prepared by Landlord's Architect, as they may be
          amended from time to time (the "Building Plans"); and shall be
          performed expeditiously so that the Building shall be substantially
          complete (i.e., completed sufficient for general use, but subject to
          corrections, installations, adjustments, alterations and other work
          which does not prevent or substantially interfere with Tenant's use of
          the Premises or access thereto). "Landlord's Improvements" are those
          to be provided by Landlord. Landlord's Improvements shall be performed
          expeditiously. "Tenant's Improvements" are those which Tenant has
          requested to be performed as work beyond Landlord's Improvements.
          Landlord's Improvements and Tenant's Improvements shall be subject to
          the following provisions:

          2.2.1     If there are to be any Tenant's Improvements, they may be
                    set forth in an Exhibit C, if attached hereto. If, at the
                    date of execution hereof, the plans for Landlord's and
                    Tenant's Improvements have been determined, the parties
                    shall initial same and/or shall attach the same hereto as an
                    Exhibit. If Landlord's and Tenant's Improvements are net so
                    determined, Landlord's Architect shall determine

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                    Tenant's requirements and at Landlord's expense shall
                    provide to Tenant a set of plans and specifications for
                    Tenant's space. Any additional work requested or required of
                    Landlord's Architect shall be performed by Landlord's
                    Architect at Tenant's expense. Landlord shall have the right
                    of prior written approval of such plans and specifications,
                    which approval shall not be unreasonably withheld. After
                    Landlord's approval of same, Landlord's Architect shall
                    prepare working plans for Landlord's and Tenant's
                    Improvements, if necessary. The initial working plans shall
                    be at Landlord's expense and any changes thereto required or
                    requested shall be at Tenant's expense. Any special
                    engineering or design work required solely by Tenant's
                    Improvements shall be done at Tenant's expense by engineers
                    or designers approved by Landlord's Architect.
                    Notwithstanding the foregoing, at Tenant's request Landlord
                    may allow the plans and specifications referred to in this
                    subsection to be furnished by an architect of Tenant's
                    choice, at Tenant's sole expense, so long as Tenant's
                    architect complies with all of the other terms and
                    conditions set forth in this Section 2.

          2.2.2     Landlord's and Tenant's Improvements shall be done by
                    Landlord's contractor. Such Improvements shall be done in a
                    good and workmanlike manner in compliance with all building,
                    fire and other laws and ordinances and the requirements of
                    the Board of Fire Underwriters or other applicable insurance
                    requirements. Landlord's and Tenant's Improvements shall be
                    promptly commenced at the earliest practicable date and
                    shall be diligently prosecuted to completion. Any Tenant's
                    Improvements that do not conform to the requirements of this
                    Lease may be removed and replaced by Landlord at Tenant's
                    expense. Landlord shall have the right to complete at
                    Tenant's expense any Tenant's Improvements commenced but
                    uncompleted. Any materials, finishes or other Tenant's
                    Improvements not approved by Landlord prior to its use or
                    installation shall be deemed to be prohibited hereby.

          2.2.3     Landlord shall provide a Tenant Improvement allowance of
                    $5.00 per rentable square foot to the Tenant for Tenant's
                    Improvements. Tenant shall pay the cost of all Tenant's
                    Improvements above the allowance provided by Landlord set
                    forth herein, which payments shall be via monthly progress
                    payments to the contractor (including any advance payment
                    required by the contractor) as determined by the contractor.
                    Tenant shall promptly pay for all Tenant's Improvements,
                    keeping the Premises and Building free from any lien or
                    encumbrance, hereby covenanting and agreeing to indemnify
                    and hold Landlord harmless from any loss, cost or damage
                    with respect thereto, agreeing to discharge, by surety bond
                    if necessary, any mechanics' liens placed upon the Premises
                    or Building. No Tenant's Improvements shall be financed on a
                    financing lease or other form of secured transaction,
                    without Landlord's prior written consent.

          2.2.4     The Premises shall be deemed to be "ready for Tenant's use"
                    when either:
                    (a)  the Building, Landlord's Improvements and Tenant's
                         Improvements are substantially complete: or
                    (b)  the Building is substantially complete, and Landlord's
                         Improvements and/or Tenant's Improvements either have
                         been substantially completed or would have been except
                         for delays occasioned by:

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                         1)   Tenant's failure to complete satisfactory plans
                              and specifications;
                         2)   Tenant's tardy approval of plans, specifications
                              or work;
                         3)   Tenant's request for special materials, equipment
                              or changes in the Premises or Building;
                         4)   Tenant's alterations of plans and specifications;
                         5)   performance of work or failure to perform by the
                              contractor, any subcontractor or any independent
                              contractor for Tenant's Improvements for any
                              reason, or by any contractor or subcontractor for
                              Landlord's Improvements, if other than Landlord's
                              Contractor or any subcontractor of Landlord's
                              contractor;
                         6)   failure or delay of utilities to complete required
                              work; or
                         7)   failure or delay of installation of any equipment,
                              fixtures or materials required by Tenant.

2.3       In the event that the Premises are not ready for Tenant's use at the
          date set forth in section 1.6 hereof for any reason, this Lease shall
          nevertheless continue in full force and effect; provided, however,
          there shall be an abatement of rent if the Premises are not ready for
          Tenant's use due solely to a delay in substantial completion of the
          Building and/or Landlord's Improvements of the Building and/or
          Landlord's Improvements caused by Landlord's contractor's failure or
          inability to substantially complete such work on schedule. In such
          event, the Commencement Date shall be the date of substantial
          completion of such work. If Tenant shall enter into possession of all
          or any part of the Premises prior to the Commencement Date, all the
          covenants and conditions of this Lease including the obligation to pay
          rent shall be binding upon the parties hereto in respect of such
          possession the same day as if the first day of the Initial Term had
          been fixed as of the date when Tenant entered into such possession
          (but such earlier tenancy shall not change the termination date of the
          Initial Term). In no event shall Tenant have the right to terminate
          this Lease for failure of Landlord to deliver the Premises ready for
          Tenant's use until six (6) months have expired after the date set
          forth in section 1.6 hereof.

Section 3 - Additional Rent
3.1       As Additional Rent, Tenant shall pay for its electricity usage, at the
          rates in effect from time to time of the utility supplier for retail
          customers. The amount of usage shall be that as shown on an electric
          meter applicable to the Premises. Electricity charges shall include,
          without limitation, electric current for the operation of lighting
          fixtures, electrical outlets, electrical equipment and
          air-conditioning units. Landlord shall have the right at any time to
          require Tenant to contract for electricity directly with the utility
          supplier, so long as the utility supplier is willing to separately
          invoice Tenant.

3.2       As Additional Rent, Tenant shall pay Tenant's Share of increases in
          Landlord's expenses, as follows:

          3.2.1     Landlord has estimated its "Expenses" as herein defined per
                    square foot, for the Base Tax Year, determined on the basis
                    of the total square feet of rentable space in the Building.
                    Such estimated Expenses per square foot are set forth on
                    Exhibit B. If, for the Base Tax Year or any year thereafter
                    Landlord's Expenses or any

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                    individual Expense shall have increased or may reasonably be
                    anticipated to increase over the Expenses on the Exhibit,
                    Tenant shall pay Tenant's Share thereof as provided in
                    section 3.3.

          3.2.2     For purposes hereof, "Expenses" are as follows:
                    (a)  Taxes upon the parcel of real estate on which the
                         Building is located or upon the Building, wherein
                         increases result either from an increase of valuation
                         or rate of tax. Such taxes shall include: all taxes and
                         special assessments of every kind and nature assessed
                         and levied against the Building (as a complete taxable
                         entity) and land, including, but not limited to, real
                         estate taxes on the Building and land and any taxes
                         upon the Building or land levied or imposed by any
                         governmental tax authority in addition to, in lieu of,
                         or as a substitute for real estate taxes, which shall
                         include any taxes hereafter imposed upon Landlord for
                         the payment and/or receipt of rent and in the case of
                         any such taxes the entire amount thereof shall be
                         deemed an "increase" in taxes for purposes of this
                         paragraph, installments and interest on assessments for
                         public betterments or public improvements (such
                         assessments to be paid over the longest period
                         permitted by law); all personal property taxes upon
                         elevators, air conditioning equipment or similar
                         building appurtenances for the use and benefit of all
                         of the occupants of the Building (excluding therefrom
                         the amount of any such taxes allocable to major
                         improvements or items of equipment installed by any
                         tenant after the first year of such tenant's lease, in
                         the same space occupied by such tenant under such
                         lease, and for the exclusive benefit of such tenant, in
                         which case such tenant shall pay all of such tax), and
                         expenses including, but not limited to, legal expenses
                         of any proceedings for abatement of taxes and
                         assessments with respect to the first or any subsequent
                         calendar year or fraction of a calendar year hereof.

                    (b)  Landlord's expenses for the Building and land excluding
                         the items of expenses referred to in sections 3.1 and
                         3.2.2(a) hereof and costs of special services rendered
                         to tenants (including Tenant) for which a special
                         charge is made, but including, without limitation,
                         premiums for insurance of the kind normally carried by
                         owners of similar properties (including fire, casualty
                         and liability insurance) or, if there be any mortgage
                         of the land or building, or both, as may be required by
                         the holder of such mortgage; salaries and wages of,
                         medical, surgical and general welfare benefits
                         (including group life insurance and retirement
                         benefits) for employees of Landlord or its managing
                         agent to the extent engaged in operating, maintaining,
                         managing or cleaning of the Building or land and
                         payroll taxes and workmen's compensation insurance
                         premiums relating thereto; fuel oil, gas, electricity
                         (i.e. the difference between Landlord's total expenses
                         for electricity for the Building and the aggregate of
                         charges to the tenants in the Building) and telephone
                         charges not chargeable to individual tenants; cost of
                         building and cleaning supplies and equipment; cost of
                         maintenance, cleaning and repairs of the Building or
                         land (other than repairs for which Landlord has
                         received reimbursement from contractors or
                         subcontractors under contract guaranties); cost of
                         trash or

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                         waste hauling and recycling; cost of maintenance,
                         replacement, cleaning and repair of elevators; cost of
                         periodic painting of leased premises in the Building;
                         cost of window cleaning; cost of security protection
                         provided within and without the Building, if any; cost
                         of snow removal and care of landscaping; management and
                         leasing fees paid to third parties at rates consistent
                         with the type of occupancy and the services rendered;
                         payments under service contracts with independent
                         contractors for any of the foregoing, and all other
                         expenses paid in connection with the operation,
                         cleaning, management and maintenance of the Building
                         and land; the cost of Landlord's compliance with the
                         provisions of the Occupational Safety and Health Act of
                         1970 as amended from time to time and the regulations
                         promulgated thereunder or any other federal, state or
                         local law, statute, ordinance, act or regulation
                         requiring expenditures by Landlord, other than those
                         which are paid for by any tenant under the provisions
                         hereof, and the cost of interest or other finance
                         charges of any mortgage loan or loans upon the Building
                         and/or land from time to time. Any expenses of Landlord
                         that are not itemized on Exhibit B hereto shall be
                         deemed to be included in the item of "Miscellaneous" on
                         Exhibit B. Landlord shall reasonably determine which
                         expenses are chargeable to income, and as to
                         expenditures that are not so chargeable to income,
                         "Expenses" shall include the amount of depreciation of
                         an item taken by Landlord for such calendar year on its
                         income tax return.

3.3       Additional Rent shall be in the nature of Rent for purposes of
          determining Landlord's rights in respect thereto, and shall be due and
          payable when billed or monthly with the Rent, without deduction or
          setoff. With each reconciliation thereof which Landlord furnishes,
          Landlord shall indicate the basis on which Additional Rent stemming
          from Expenses has been calculated, which account Tenant may verify
          from Landlord's tax returns or other records at reasonable times and
          places. Landlord shall have the right from time to time to change the
          periods of accounting hereunder to any other period than based upon a
          calendar year, and upon any such change, all items referred to above
          shall be appropriately apportioned. In all invoices rendered
          hereunder, amounts for periods partially within and partially without
          the accounting periods shall be appropriately apportioned. Landlord
          shall have the right to estimate Expenses for purposes of invoices to
          Tenant, subject to annual reconciliation. If at the beginning of or
          during a year Landlord has estimated that its Expenses shall be
          increased during that year, it may invoice Tenant based upon such
          estimation, subject to annual reconciliation, and Landlord may invoice
          Tenant for that portion of the year which has theretofore passed; and,
          thereafter, for the balance of that year shall invoice Tenant on a
          monthly basis. Otherwise, Landlord shall invoice all tenants for their
          respective shares on a monthly basis,

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Section 4 - Premises
4.1       Landlord, in consideration of the rentals, covenants and agreements to
          be paid, kept and performed by Tenant as herein provided, hereby
          demises and leases unto Tenant the Premises described above, together
          with the right in common with other tenants entitled thereto, to use
          the common facilities, bathrooms, halls, elevators and stairways in
          the Building for purposes of ingress and egress. Tenant acknowledges
          that Landlord's determination of rentable square feet in the Premises
          and/or the Building does not relate to actual usable square feet, but
          has been determined by Landlord solely for purposes of rentals in the
          Building and includes the actual space of the Premises plus a share of
          common area space.

4.2       Tenant shall have the option to add the approximately 2,500 square
          feet of space adjacent to the Premises as shown as Expansion Space
          (the "Expansion Space") on Exhibit A to the Premises subject to the
          following conditions:

          4.2.1     The Tenant shall have provided written notice of its
                    election to include the Expansion Space as part of the
                    Premises to the Landlord on or before September 30,2002;

          4.2.2     Upon such election to add the Expansion Space to the
                    Premises, the parties shall execute an amendment to the
                    Lease to reflect the fact that the Premises includes the
                    Expansion Space and appropriately adjust the monthly rent
                    and the Tenant's Share as a result of the addition of the
                    Expansion Space to the Premises. The Expansion Space shall
                    become part of the Premises effective October 1, 2002.

          4.2.3     In the event that the Tenant does not elect to add the
                    Expansion Space to the Premises pursuant to Section 4.2
                    hereof by September 30, 2002, the Landlord shall install a
                    demising wall between the Premises and the Expansion Space,
                    provided however, in the event that the applicable building
                    or fire codes do not permit the Landlord to install a
                    demising wall in such location, the Tenant shall be
                    obligated to add such amount of space from the Expansion
                    Space to the Premises as necessary as to permit the Landlord
                    to divide the remaining part of the Expansion Space from the
                    Premises in accordance with all applicable building and fire
                    code, but in no event shall the Premises as expanded
                    pursuant to this Section 4.2.3 be required to exceed 9,500
                    square feet.

Section 5 - Purpose
5.1       The Premises shall be used solely for the Purpose set forth above and
          not for any unlawful purpose. Any use of the Premises in violation of
          this provision may be enjoined by Landlord without prejudice to any
          other remedy of Landlord.

Section 6 - Rental
6.1       Tenant shall pay the rentals set forth herein in consecutive monthly
          installments in readily available funds, in advance, at the office of
          Landlord, on the first business day of each month during each Term.
          The Rent for the calendar month during which Rent shall begin to
          accrue and for the last calendar month of a Term, if either is not a
          full month, shall be apportioned.

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Section 7 - Rights and Obligations of Landlord
7.1       So long as Tenant shall not be in default hereunder, Landlord shall
          provide (subject to the provisions hereinabove contained in section
          3.1 relating to the cost of electrical service):
          7.1.1     Electric current as provided in section 3.1;
          7.1.2     Removal of waste paper and other materials from the Building
                    and the Premises, excluding, however, dangerous,
                    contaminated or potentially harmful or hazardous waste
                    materials for which it shall be Tenant's obligation to
                    remove or have removed; routine daily cleaning of the
                    Building and the Premises, which shall include vacuuming of
                    carpets, lighthand dusting, emptying of waste baskets and
                    sweeping or washing of floors without carpets (any cleaning
                    services beyond those provided by Landlord to all tenants
                    shall be at the expense of Tenant, payable upon invoice by
                    Landlord or the cleaning supplier);
          7.1.3     Water for domestic purposes, Tenant paying for any unusual
                    or excessive use of water, and Tenant installing at its
                    expense a water meter if such unusual or excessive use is
                    anticipated to be continuous;
          7.1.4     Air conditioning (subject to the provisions of section 3.1
                    in respect to the cost of electric current) and heating
                    during normal business hours (as determined by Landlord)
                    throughout the appropriate air conditioning or heating
                    seasons;
          7.1.5     Self-operating passenger elevator service on a 24-hour
                    basis; and with Landlord's consent on each occasion, freight
                    elevator service;
          7.1.6     Maintenance of the roof, exterior and structural members of
                    the Building as hereinafter provided;
          7.1.7     Washing of interior and exterior surfaces of windows at
                    reasonable intervals; and
          7.1.8     Security service for the Building as a whole, of a nature as
                    determined by Landlord, but of the quality customarily
                    provided by landlords in office buildings in Providence.

7.2       Landlord makes no representations or warranties that any of the
          above-mentioned services or any other services, amenities, utilities
          or the like to be provided by Landlord under this Lease will be free
          from interruption, delay or failure and Landlord shall have no
          responsibility or liability for failure to operate, delays, lapses or
          cessation of such services arising out of labor disputes, strikes,
          fire, storm, flood, freezing, earthquake, explosion, civil disorder,
          vandalism, sabotage, delay in transportation, energy, labor or fuel
          shortages, unavoidable casualty, mechanical failures, negligence or
          fault of contractors, subcontractors or suppliers, or any other cause
          beyond the control of Landlord. In any event, Landlord shall have no
          liability for consequential damages arising from any delay, lapse or
          cessation of such services or any other services.

7.3       Landlord shall have the following rights, exercisable without notice
          and without liability to Tenant for damage or injury to property,
          persons or business and without effecting an eviction, constructive or
          actual, or disturbance of Tenant's use or possession or giving rise to
          a claim for setoff or abatement of rentals:
          7.3.1     To inspect the Premises at reasonable times, including
                    before and after business hours; and, during the last six
                    months of a Term, to show them to prospective tenants; or,
                    at any reasonable time to prospective purchasers of the
                    Building;
          7.3.2     To change the name or street address of the Building;
          7.3.3     To have installed and maintain a sign or signs on the
                    exterior of the Building;

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          7.3.4     To take any and all measures, including inspection, making
                    repairs, alterations, additions and improvements to the
                    Premises or to the Building as may be in the opinion and at
                    the discretion of Landlord necessary or desirable for the
                    safety, protection, improvement, enlargement or preservation
                    of the Premises or the Building, or as may be necessary or
                    desirable in the operation of the Building.
          7.3.5     To grant to anyone the exclusive right to conduct any
                    business or render any service in or to the Building,
                    provided such exclusive right shall not operate to exclude
                    Tenant from the use expressly permitted herein; to designate
                    the use of any portion of the Building, so long as such use
                    complies with any applicable zoning ordinance; and to
                    designate vending machine operators and caterers serving the
                    Building;
          7.3.6     To close the Building after normal business hours (as
                    determined by Landlord) and on Sundays and legal holidays;
                    subject, however, to Tenant's right to admittance under such
                    regulations as Landlord may prescribe from time to time;
          7.3.7     To prevent the Tenant from erecting signs or other
                    communications on the Building or the Premises, except on
                    Building directories or such signs and other communications
                    for the purpose of directing Tenant's invitees to the
                    Premises, and as may have Landlord's prior written approval;
                    and
          7.3.8     To close doors, entryways and common areas for the purpose
                    of effecting repairs, remodeling, redecorating, alterations
                    or additions, so long as reasonable access is provided to
                    the Premises.

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Section 8 - Tenant's Undertakings
          Tenant further agrees that Tenant shall:

8.1       Use its best efforts to conserve energy, fuel and water.

8.2       Keep the Premises neat and in good order, condition and repair.

8.3       Observe the rules established from time to time by Landlord, which
          shall be applicable to all tenants, and shall be for the general
          safety, care and cleanliness of the Building, the preservation of good
          order therein, and the comfort, quiet and convenience of the tenants
          therein; and Landlord shall not be responsible for the failure of
          other tenants to observe the same.

8.4       At Tenant's own cost and expense, promptly observe and comply with all
          ordinances, requirements, orders, directives, rules and regulations of
          the federal, state and local governments and all governmental
          authorities, or any national or local Board of Fire Insurance
          Underwriters affecting the Premises or appurtenances thereto or any
          part thereof or the use or occupancy thereof whether the same are now
          in force or may in the future be passed, enacted or directed.

8.5       At all times during any Term of this Lease, or thereafter regarding
          any indemnification:
          8.5.1     Maintain at its expense public liability insurance for
                    injury to persons and property in a sum not less than
                    $1,000,000 per each occurrence, or such higher sum as the
                    Landlord may require in the future, naming Landlord as a
                    co-insured; and maintain at its expense "all risk" property
                    insurance, insuring against loss of any property of the
                    Tenant, its employees or invitees; and all such insurance
                    relating to the Premises and the Building containing a
                    waiver of any right of subrogation which such insurance
                    carrier might have against Landlord, its servants or
                    invitees;

          8.5.2     Tenant agrees that it shall indemnify, defend and hold
                    harmless Landlord from all liability, loss, cost, expense
                    and damage from and against any and all suits, claims and
                    demands of every nature, including counsel fees, by reason
                    of any damage or injury to any person, property or thing
                    which may arise from or be due to the use of the Premises or
                    Building by Tenant or the conduct of Tenant's business or
                    profession or from any activity, work or thing done,
                    permitted or suffered by Tenant in or about the same;

          8.5.3     Tenant will further, indemnify, defend and hold harmless
                    Landlord from any and all claims arising from any breach or
                    default on Tenant's part pursuant to the terms of this
                    Lease, or arising from any act or neglect of Tenant or any
                    of Tenant's agents, contractors, servants, employees or
                    invitees and from and against all costs, counsel fees,
                    expenses and liabilities incurred in connection with any
                    such claim or action or proceeding brought thereon, and if
                    any action or proceeding be brought against Landlord by
                    reason of any such claim, Tenant, or its insurer, upon
                    notice from Landlord, agrees to resist and defend at
                    Tenant's or insurer's expense such action or proceeding by
                    counsel satisfactory to Landlord; and

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          8.5.4     Tenant assumes all risk of damage in respect to property in,
                    upon or about the Premises or Building, to whomsoever
                    belonging, waiving all claims with respect to such damage
                    thereof against Landlord and agreeing to indemnify, defend,
                    and save Landlord harmless from and against all loss, cost,
                    damage expense or claims by others except only where the
                    same be due in whole or in part to Landlord's negligence;
                    such damages to include, without limiting the generality of
                    the foregoing, any act or neglect of any tenant of the
                    Building or any employee or invitee of Tenant or any
                    trespasser.

8.6       Use the Premises solely for purposes compatible with a first-class
          office building; and free from objectionable noises or odors.

8.7       Refrain from placing in the sewerage system any chemical, waste or
          substance that may require special treatment or may cause damage or
          injury to the sewerage system and to pay the cost of any repair or
          damages in the sewerage system necessitated by any violation of this
          undertaking.

8.8       Refrain from obstructing the sidewalks;

8.9       Refrain from placing a load upon any floor in the Premises exceeding
          the floor load per square foot of area which such floor was designed
          to carry and which is allowed by law (as determined by Landlord's
          Architect); and Landlord reserves the right to prescribe the weight
          and position of all business machines and mechanical equipment,
          including safes, which shall be placed so as to distribute the weight;
          and business machines and mechanical equipment shall be placed and
          maintained by Tenant at Tenant's expense in settings sufficient, in
          Landlord's judgment, to absorb and prevent vibration, noise and
          annoyance; and Tenant shall not move any safe, heavy machinery, heavy
          equipment, freight, bulky matter or fixtures into or out of the
          Building without Landlord's prior consent; and

8.10      Recognizing that Landlord may find it necessary to establish to third
          parties, including but not limited to accountants, banks, mortgagees
          or the like, the then current status of performance hereunder, Tenant,
          at the request of Landlord from time to time, will, within ten (10)
          business days, furnish to Landlord, or the holder of any mortgage
          encumbering the Building, a statement of the status of any matter
          pertaining to this Lease, including, without limitation,
          acknowledgments that (or the extent to which) Landlord or Tenant is in
          compliance with its obligations under the terms of this Lease. In the
          event that Tenant fails to furnish the same within ten (10) business
          days, the Tenant hereby irrevocably constitutes and appoints the
          Landlord as the attorney-in-fact of Tenant to execute, acknowledge and
          deliver any such certificates for and on behalf of the Tenant.

Section 9 - Tenant's Repairs, Alterations & Surrender
9.1       Tenant, at its own expense, shall keep the Premises in good repair and
          tenantable condition during each Term of this Lease, except as
          otherwise specifically undertaken by Landlord, and shall promptly and
          adequately repair all damage to the Premises and all fixtures, piping,
          apparatus or equipment used in connection therewith, including broken
          window glass of the Premises, and shall replace the same or integral
          parts thereof, as

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          necessary, and shall replace portions of carpets damaged, under the
          supervision of and at the direction of Landlord, and due to any cause
          whatsoever. Such repairs and replacements shall be effected with all
          due dispatch and shall be of good and workmanlike quality and class
          equal to the original work or installation. If Tenant shall become
          aware of any needed repairs, replacements or restorations to the
          Premises or Building, which it is Landlord's obligation to make under
          this Lease, a notice shall be promptly given to Landlord.

9.2       Tenant shall make no alterations, installations, additions or
          improvements, in or to the Premises, without the prior written consent
          of Landlord, and, if such consent is given, only by contractors or
          mechanics approved by Landlord, and at Tenant's expense. All of
          Tenant's Improvements and all such alterations, installations,
          improvements and additions shall be deemed to be part of the Building
          and to belong to Landlord, including any property which has in any way
          been affixed to the floors, walls and/or ceiling of the Premises,
          subject, however, to the provisions of section 9.3.

9.3       All business and office machines, furniture and other items of
          personal property owned or installed by Tenant in the Premises at its
          expense shall remain the property of Tenant (and any taxes thereon
          shall be borne by Tenant), and may be removed by Tenant at any time
          provided that the Tenant shall, at its expense, repair any damage,
          holes or openings caused or occasioned by such removal. Any such
          personal property of the Tenant left upon the Premises after the
          termination of the Lease shall be deemed abandoned by Tenant and may,
          at the election of Landlord, be removed at Tenant's expense and sold,
          stored and discarded, or be deemed to have been abandoned and to
          belong to Landlord.

9.4       At the termination of the Lease, Tenant shall promptly yield up and
          surrender the Premises, clean and in as good condition and repair as
          at the commencement of Tenant's occupancy of the Premises or in which
          it may be later put, ordinary wear and tear and damage by fire or
          other insured casualty only excepted. Further, Tenant shall remove
          from the Premises all goods and effects; and, at the request of
          Landlord, all alterations, additions, improvements and installations,
          whether or not a part of Tenant's Improvements, whether made in
          replacement of, substitution of, or addition to existing facilities;
          all at Tenant's expense.

Section 10 - Fire, Casualty and Eminent Domain
10.1      In the event of damage or destruction to the Building or Premises
          during a Term by fire or other casualty, Landlord shall as soon as
          practicable commence and continue with all reasonable diligence to
          repair the same; provided, however, in the event that the cost of such
          repairs would exceed either the amount of $50,000 or the amount
          recoverable from Landlord's fire and casualty policies (which Landlord
          shall maintain at Landlord's expense) by a sum in excess of $10,000,
          then upon notice to Tenant given not later than ninety (90) days
          after the occurrence of such casualty, Landlord shall have the right
          to terminate this Lease as of the time of such casualty. In the event
          that such damage or destruction may be reasonably expected to take in
          excess of nine months from the date of such casualty to repair and
          during such nine-month period Tenant would be substantially deprived
          of all beneficial use of the Premises, Tenant shall have the right to
          terminate this Lease by notice given not later than thirty (30) days
          following the time of such casualty.

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          Until the Premises are restored by the Landlord, there shall be an
          equitable abatement of rent.

10.2      In the event that the entire Building or such portion thereof as would
          deprive Tenant of all beneficial use of the Premises is taken or
          condemned by any competent authority for any public or quasi-public
          use or purpose, or is sold as a result of an impending taking or
          condemnation (a "taking"), this Lease shall terminate as of the date
          of the taking. If a taking relates only to a portion of the Building
          and Tenant is not deprived of all beneficial use of the Premises,
          Landlord shall make any restoration necessary to make the Premises
          entirely tenantable and the Lease shall continue without reduction of
          the rent. In any event of a taking, the entire award (other than any
          moving expenses available to Tenant) shall belong to Landlord.

Section 11 - Subordination & Attornment
11.1      This Lease is and shall be junior and subordinate to any mortgage now
          or hereafter constituting a lien upon the Building, and, in addition,
          Tenant will on request at any time or from time to time by any holder
          of a mortgage on all or any portion of the Building subordinate this
          Lease and all of Tenant's rights and estate hereunder to such mortgage
          and to any renewals, extensions, substitutions, refinancings,
          modifications or amendments thereof, or declare this Lease to be prior
          to such mortgage and to any renewals, extensions, substitutions,
          refinancings, modifications or amendments thereof, and agree with such
          holder that Tenant will attorn thereto in the event of foreclosure and
          that Tenant will not without the written consent of such holder amend
          this Lease or prepay any rental hereunder; Landlord agrees to use
          reasonable effort (provided that Landlord shall not be obligated to
          make payment to such lien holder for any such agreement) to obtain a
          written agreement from any such holder (and the foregoing
          subordination shall not be effective unless and until said agreement
          has been executed and delivered to Tenant) in form customarily used by
          such holder, under which such holder recognizes and consents to this
          Lease and provides that, notwithstanding such mortgage or any default,
          expiration, termination, foreclosure, sale, entry or other act or
          omission under, pursuant to or affecting said mortgage, Tenant shall
          not be disturbed in peaceful enjoyment of the Premises nor shall this
          Lease be terminated or canceled, nor shall the rights of Tenant
          hereunder be materially affected thereby, except in the event that the
          holder of the Landlord's interest shall have the right to terminate
          this Lease under the terms and provisions set forth herein

Section 12 - Attornment
12.1      In the event that a mortgagee or any purchaser at foreclosure sale or
          judicial proceedings, shall succeed to the interest of the Landlord,
          this Lease, nevertheless, shall continue in full force and effect and
          Tenant shall and does hereby agree to attorn to such mortgagee or
          purchaser and to recognize such mortgagee or purchaser as its
          landlord.

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Section 13 - Exterior Repairs and Quiet Enjoyment
13.1      Upon receiving written notice from Tenant of the need of repairs to
          the Building portions for which Landlord is responsible hereunder,
          Landlord shall make such repairs as it shall deem necessary as soon as
          practicable; provided, however, the liability of Landlord for any
          breach of this clause shall be limited to the cost of making said
          repairs. Tenant, paying the rent and performing all the covenants,
          terms and conditions in this Lease contained to be performed on the
          part of Tenant, may peacefully hold and enjoy the Premises during each
          Term hereof without any lawful let or hindrance by Landlord or any
          person claiming by, through or under it.

Section 14 - Representations by Landlord
14.1      No representations or promises with respect to the Premises or the
          Building or the grounds adjacent thereto, except as herein expressly
          set forth, have been made by Landlord or any other party of Landlord's
          behalf (including any real estate broker), and Tenant agrees that it
          has examined the Premises and takes the same in their present
          condition and state of repair, except to the extent of Landlord's
          Improvements to be performed therein. The taking of possession of the
          Premises by Tenant shall be conclusive evidence as against Tenant that
          the Premises were in satisfactory condition at the time such
          possession was so or is taken.

Section 15 - Assignment
15.1      Tenant shall not, without prior written consent of Landlord, which
          consent shall not be unreasonably withheld (i) assign this Lease or
          any interest hereunder; (ii) permit any assignment of this Lease by
          operation of law; (iii) sublet the Premises or any part thereof; or
          (iv) permit the use of the Premises by any parties other than Tenant,
          its agents and employees. Tenant shall, by notice in writing, advise
          Landlord of its intention from, on and after a stated date (which
          shall not be less than thirty (30) days after the date of Tenant's
          notice), to assign this Lease or to sublet any part or all of the
          Premises for the balance or any part of the Term. Tenant's notice
          shall include all of the terms of the proposed assignment or sublease
          and shall state the consideration therefor. In such event, Landlord
          shall have the right, to be exercised by giving written notice to
          Tenant within thirty (30) days after receipt of Tenant's notice, to
          recapture the space described in Tenant's notice and such recapture
          notice shall, if given, cancel and terminate this Lease with respect
          to the space therein described as of the date stated in Tenant's
          notice, provided however the Landlord shall not have a right to
          recapture the space described in Tenant's notice if such assignee or
          subtenant is a subsidiary, affiliate, parent of the Tenant. Tenant's
          notice shall state the name and address of the proposed assignee or
          subtenant and a true and complete copy of the proposed assignment or
          sublease shall be delivered to Landlord with Tenant's notice. If
          Tenant's notice shall cover all of the Premises, and Landlord shall
          have exercised its foregoing recapture right, the Term of this Lease
          shall expire and end on the date stated in Tenant's notice as fully
          and completely as if that date had been herein definitely fixed for
          the expiration of the Term. If, however, this Lease be canceled with
          respect to less than the entire Premises, Base Rent and Additional
          Rent reserved herein shall be adjusted on the basis of the number of
          square feet retained by Tenant in proportion to the number of square
          feet contained in the Premises, and this Lease as so amended shall
          continue thereafter in full force and effect.

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15.2      If Landlord, upon receiving Tenant's notice with respect to any such
          space, shall not exercise its right to recapture as aforesaid,
          Landlord will not unreasonably withhold its consent to Tenant's
          assignment of the Lease or subletting such space to the party
          identified in Tenant's notice; provided, however, that in the event
          Landlord consents to any such assignment or subletting, and as a
          condition thereto, Tenant shall pay to Landlord all profit derived by
          Tenant from such assignment or subletting. For purposes of the
          foregoing, profit shall be deemed to include, but shall not be limited
          to, the amount of all rent payable by such assignee or sublessee in
          excess of the Base Rent and Additional Rent payable by Tenant under
          this Lease. If a part of the consideration for such assignment or
          subletting shall be payable other than in cash, the payment to
          Landlord of its share of such non-cash consideration shall be in such
          form as is satisfactory to Landlord. Tenant shall and hereby agrees
          that it will furnish to Landlord upon request from Landlord a complete
          statement, certified by the chief financial officer of Tenant, setting
          forth in detail the computation of all profit derived and to be
          derived from such assignment or subletting, such computation to be
          made in accordance with generally accepted accounting principles.
          Tenant agrees that Landlord or its authorized representatives shall be
          given access at all reasonable times to the books, records and papers
          of Tenant relating to any such assignment or subletting, and Landlord
          shall have the right to make copies thereof. Tenant's profit due
          Landlord hereunder shall be paid to Landlord within two (2) days of
          receipt by Tenant of all payments made from time to time by such
          assignee or sublessee to Tenant.

15.3      Any subletting or assignment hereunder shall not release or discharge
          Tenant of or from any liability, whether past, present or future,
          under this Lease, and Tenant shall continue fully liable thereunder.
          The subtenant or assignee shall agree in a form satisfactory to
          Landlord to comply with and be bound by all of the terms, covenants,
          conditions, provisions and agreements of this Lease to the extent of
          the space sublet or assigned, and Tenant shall deliver to Landlord
          promptly after execution, an executed copy of each sublease or
          assignment and an agreement of compliance by each such subtenant or
          assignee.

15.4      Any sale, assignment, mortgage, transfer or subletting of this Lease
          which is not in compliance with the provisions of this Section shall
          be of no effect and void.

Section 16 - Landlord's Remedies
16.1      If, at any time subsequent to the date of this Lease, any one or more
          of the following events (an "Event of Default") shall happen, time
          being of the essence:
          16.1.1    Tenant shall default in the due and punctual payment of any
                    Rent or Additional Rent and such default shall continue
                    after 10 days after written notice from the Landlord,
                    provided that Landlord shall only be required to provide
                    such notice once during each Calendar Year.; or
          16.1.2    Tenant shall neglect or fail to perform or observe any of
                    the other covenants or agreements herein contained on the
                    part of the Tenant 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 Event of Default is of such a nature that Tenant cannot
                    reasonably remedy the same within such thirty (30)

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                    day period, Tenant shall fail to commence promptly to
                    remedy the same and to prosecute such remedy to completion
                    with all due diligence and continuity; or
          16.1.3    Tenant's leasehold interest in the Premises shall be taken
                    on execution or by other process of law; or
          16.1.4    Tenant shall make an assignment for the benefit of
                    creditors; or
          16.1.5    {Reserved}; or
          16.1.6    Tenant shall seek or consent to or acquiesce in the
                    appointment of any receiver or liquidator of Tenant or of
                    all or any substantial part of its property; or
          16.1.7    A petition shall be filed against Tenant under any law
                    seeking any reorganization, arrangement, readjustment,
                    composition, liquidation, dissolution, stay, injunction or
                    other similar relief under any present or future state
                    statute, law or regulation and shall remain undismissed or
                    unstayed for an aggregate of sixty (60) days, or if any
                    debtor in possession (whether or not Tenant), receiver or
                    liquidator of Tenant or of all or any substantial part of
                    Tenant's properties or of the Premises shall be appointed
                    without the consent or acquiescence of Tenant and such
                    appointment shall remain undismissed or unstayed for an
                    aggregate of sixty (60) days;

          Then, in any such case, this Lease shall terminate upon the election
of Landlord as if such date was the date herein originally fixed for the
termination hereof, and Tenant shall then peacefully quit and surrender the
Premises to Landlord but Tenant shall remain liable as hereafter provided. All
costs and expenses incurred by or on behalf of Landlord occasioned by such Event
of Default including, without limiting the foregoing generality, attorney's fees
and other costs of collection, recovery of possession and the exercise of any
right or remedy permitted Landlord hereunder, shall be paid by Tenant.

16.2      Upon any such expiration or termination of this Lease, Tenant shall
          quit and peacefully surrender the Premises to Landlord, and Landlord,
          upon or at any time after any such expiration or termination, may, to
          the extent permitted by law, without further notice, enter upon and
          re-enter the Premises and possess and repossess itself thereof, by
          force, summary proceedings, ejectment or otherwise, and may dispossess
          Tenant and remove Tenant and all other persons and property from the
          Premises and may have, hold and enjoy the Premises and the right to
          receive all rental income of and from the same.

16.3      At any time or from time to time after any such expiration or
          termination, Landlord may relet the Premises or any part thereof, in
          the name of Landlord or otherwise, for such term or terms (which may
          be greater or less than the period which would otherwise have
          constituted the balance of the Term of this Lease) and on such
          conditions (which may include concessions or free rent) as Landlord,
          in its uncontrolled discretion, may determine and may collect and
          receive the rents therefore. Landlord shall in no way be responsible
          or liable for any failure to relet the Premises or any part thereof,
          or for any failure to collect any rent due upon any such reletting.

16.4      No such expiration or termination of this Lease shall relieve Tenant
          of its liability and obligations under this Lease, and such liability
          and obligations shall survive any such expiration or termination. In
          the event of any such expiration or termination, whether or not the
          Premises or any part thereof shall have been relet, Tenant shall pay
          to the Landlord the Rent, Additional Rent and all other sums and
          charges required to be paid by Tenant up to the time of such
          expiration or termination of this Lease, and thereafter

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          Tenant, until the end of what would have been the Term of this Lease
          in the absence of such expiration or termination, shall be liable to
          Landlord for, and shall pay to Landlord, as and for liquidated and
          agreed current damages for Tenant's default: (a) the equivalent of the
          amount of the Rent, Additional Rent and the other sums and charges
          which would be payable under this Lease by Tenant if this Lease were
          still in effect, less (b) the net proceeds of any reletting effected
          pursuant to the provisions of Paragraph 16.3 hereof, after deducting
          all Landlord's expenses in connection with such reletting, including,
          without limitation, removal and warehousing of Tenant's property,
          removal of Tenant's improvements, additions, alterations and the like,
          whether or not Tenant's Improvements, all repossession costs,
          brokerage commissions, legal expenses, attorney's fees, alteration
          costs, and expenses of preparation of the Premises for such reletting.
          Tenant shall pay such damages (herein called "deficiency") to Landlord
          monthly on the days on which the Rent would have been payable under
          this Lease if this Lease were still in effect, and Landlord shall be
          entitled to recover from Tenant each monthly deficiency as the same
          shall arise; or, at any time after any such expiration or termination,
          whether or not Landlord shall have collected any monthly deficiencies
          as aforesaid, Landlord shall be entitled to recover from Tenant, and
          Tenant shall pay to Landlord, on demand, as and for liquidated and
          agreed final damages for Tenant's default, the entire amount of the
          deficiency, if the Premises have been relet, or, if the Premises have
          not been relet, the rent for the balance of the Term, the Additional
          Rent (based upon the then current Additional Rent) for the balance of
          the Term, any other charges which may reasonably be anticipated
          hereunder for the balance of the Term and Landlord's expenses as set
          forth above. If, after Landlord has recovered the foregoing from
          Tenant, Landlord shall relet the Premises or a part thereof, it shall
          reimburse Tenant to the extent Tenant has paid amounts to Landlord and
          in amounts not to exceed the Rent, Additional Rent, charges and
          expenses actually paid by Tenant to Landlord.

16.5      All sums due to Landlord from Tenant under this Lease which are not
          paid when due (due dates shall not be extended by any periods of grace
          granted under this Lease for this purpose), whether or not a default
          hereunder has occurred or been declared by Landlord, shall bear
          interest at the rate of .050% per day until paid in full, payable to
          Landlord on demand.

16.6      Tenant hereby expressly waives, so far as permitted by law, the
          service of any notice of intention to re-enter provided for in any
          statute, or of the institution of legal proceedings to that end, and
          Tenant, for and on behalf of Tenant and all persons claiming through
          or under Tenant also waive any and all right of redemption or re-entry
          or repossession or to restore the operation of this Lease in case
          Tenant shall be dispossessed by a judgment or by warrant of any court
          or judge or in case of re-entry or repossession by Landlord or in case
          of any expiration or termination of this Lease, Landlord and Tenant,
          so far as permitted by law, waive and will WAIVE TRIAL BY JURY in any
          action, proceeding or counterclaim brought by either of the parties
          hereto against the other on any matters whatsoever arising out of or
          in any way connected with this Lease, the relationship of Landlord and
          Tenant, Tenant's use or occupancy of the Premises, or any claim of
          injury or damage. The terms "enter", "re-enter", "entry" or
          "re-entry", as used in this Lease, are not restricted to their
          technical legal meaning.

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16.7      In the event of any breach or threatened breach by Tenant of any of
          the covenants, agreements, terms or conditions contained in this
          Lease, Landlord shall be entitled to enjoin such breach or threatened
          breach and shall have the right to invoke any right and remedy allowed
          at law or in equity or by statute or otherwise as though re-entry,
          summary proceedings, and other remedies were not provided for in this
          Lease.

16.8      Each right and remedy of Landlord provided for in this Lease shall be
          cumulative and shall be in addition to every other right or remedy
          provided for in this Lease or now or hereafter existing at law or in
          equity or by statute or otherwise, and the exercise or beginning of
          the exercise by Landlord of any one or more of the rights or remedies
          provided for in this Lease or now or hereafter existing at law or in
          equity or by statute or otherwise shall not preclude the simultaneous
          or later exercise by Landlord of any or all other rights or remedies
          provided for in this Lease or now or hereafter existing at law or in
          equity or by statute or otherwise.

Section 17 - Landlord's Right to Pay Money to Effect Performance
17.1      If Tenant at any time or from time to time shall fail to perform any
          of the covenants, terms and conditions in this Lease contained to be
          performed on the part of Tenant, Landlord may immediately, or at any
          time thereafter without notice, perform the same for the account of
          Tenant, and in any such event, any monies paid by Landlord for such
          purpose shall be deemed to be additional rent due hereunder and shall
          be payable forthwith to Landlord upon rendition of an invoice
          therefor.

Section 18 - No Waiver
18.1      The failure of Landlord to seek redress for violation of, or to insist
          upon the strict performance of, any covenant, term or condition of
          this Lease or any of the rules established by Landlord under the
          provisions of this Lease, shall not prevent a subsequent act, which
          would have originally constituted a violation, from having all the
          force and effect of an original violation. The receipt by Landlord of
          rent, with knowledge of the breach of any such covenant, term,
          condition or rule shall not be deemed a waiver of such breach and no
          provision of this Lease shall be deemed to have been waived by
          Landlord unless such waiver be in writing and signed by Landlord. No
          act or thing done by Landlord, its servants and agents, during the
          term of this Lease shall constitute an eviction by Landlord, nor shall
          it 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.

Section 19 - Landlord's Lien
19.1      All fixtures, furniture, machinery, equipment and improvements of
          whatever kind and nature, goods, wares and merchandise of every kind
          and nature that may be in, about or upon the Premises, hereby are and
          shall be and shall stand pledged for the fulfillment of the covenants,
          terms and conditions herein contained to be kept and performed on the
          part of Tenant, and shall not be taken down or removed from the
          Premises during the Term of this Lease or any continuance thereof,
          without the written consent of or direction by Landlord, except so far
          as the stock-in-trade, goods, wares and merchandise is concerned in
          the regular course of business of Tenant. Upon request by Landlord,
          Tenant shall

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          execute a UCC-1 form, or other form Landlord may request, for filing
          with the Rhode Island Secretary of State in respect to this lien.

Section 20 - Security Deposit
20.1      Tenant has deposited with Landlord the sum set forth above as security
          for the full and faithful performance and observance by Tenant of all
          the covenants, terms and conditions herein contained to be performed
          and observed by Tenant, and Landlord may use, apply or retain the
          whole or any part of said security to the extent required for the
          payment of any rent or any sum as to which Tenant is in default in
          respect to any of the covenants, terms or conditions of this Lease.
          Said sum (to the extent permitted by law, without interest), or any
          balance thereof, shall be returned to Tenant after the time fixed as
          the expiration of this Lease provided that Tenant shall have fully
          performed all of said covenants, terms and conditions. It is agreed
          that said security is not an advance payment of, or on account of the
          rent herein reserved, or any part of settlement thereof, or a measure
          of Landlord's damages, and in no event shall Tenant be entitled to a
          return or particular application of said sum or any part thereof,
          until the end of the Term hereby granted. In the event of a sale of
          the land and Building, Landlord shall have the right to transfer the
          security to the vendee and Landlord shall thereupon be released from
          all liability for the return of such security.

Section 21 - Holding Over
21.1      If Tenant shall hold possession of the Premises beyond the Term
          without Landlord's written consent Tenant shall pay to Landlord double
          the Rent plus the Additional Rent then applicable for each month
          during which Tenant shall retain such possession, and also shall pay
          all damages sustained by Landlord on account thereof. The provisions
          of this section shall not operate as a bar or as a waiver by Landlord
          of any right of re-entry or any remedy or election provided under
          Section 16 hereof or available to Landlord under common law.

Section 22 - Broker
22.1      Landlord recognizes CB Richard Ellis as broker in connection with this
          Lease and agrees to pay a commission in accordance with its agreement
          with the said broker. Tenant represents that it has not negotiated
          with any other broker in connection with this Lease.

Section 23 - Notice
23.1      All notices and other communications authorized or required hereunder
          shall be in writing and shall be given by mailing the same by
          certified or registered mail, return receipt requested, postage
          prepaid, to the parties at their addresses set forth above, or in the
          case of Tenant, to the Premises, or in either case, to such other
          person or at such other address as either party may hereafter
          designate by notice to the other party.

Section 24 - Captions
24.1      The captions appearing in this Lease are intended only as a matter of
          convenience and for reference and in no way define, limit or describe
          the scope of this Lease or the intent of any provisions hereof.

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Section 25 - Recording of Lease
25.1      The parties agree that this Lease shall not be recorded, but Landlord
          and Tenant hereby agree upon request of either party to enter into a
          memorandum of lease in recordable form, setting forth the actual time
          of commencement and time of termination of this Lease and such other
          provisions, except rental provisions, with respect to the Lease as
          will put on notice any third party of the existence of this Lease.

Section 26 - Parties and Definitions
26.1      The terms "Landlord" and "Tenant" wherever used in this Lease shall
          include the successors and assigns of said parties (subject to the
          assignment provisions hereof), and if either of the parties shall not
          be a corporation or partnership, said term shall include the heirs,
          executors and administrators of said party, wherever the context
          requires or permits of such construction, and all of the covenants,
          terms and conditions herein contained shall be binding upon and inure
          to the benefit of the heirs, executors, administrators, successors and
          said assigns of the parties in the same manner as if they were
          expressly mentioned. The term "Tenant" as used in this Lease shall
          include all signatories hereto as tenants, and, if there be more than
          one tenant, their obligations hereunder shall be JOINT AND SEVERAL.
          The term "Landlord" as used in this Lease means only the owner for the
          time being of the land and Building, so that in the event of any sale
          of the land and Building, Landlord shall be and it hereby is entirely
          freed and relieved of all covenants and obligations of Landlord
          hereunder, it being understood and agreed that the purchaser has
          assumed and agreed to carry out any and all obligations of Landlord
          hereunder.

Section 27 - Partial Invalidity
27.1      If any term, covenant, condition or provision of this Lease or the
          application thereof to any person or circumstance shall, at any time
          or to any extent, be invalid or unenforceable, the remainder of this
          Lease, 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, covenant,
          condition and provision of this Lease shall be valid and enforceable
          to the fullest extent permitted by law.

Section 28 - Submission Of Instrument
28.1      Submission of this instrument for examination shall not be binding
          upon Landlord in any way and no lease or obligation on the part of
          Landlord to enter into a lease shall arise until this instrument has
          been executed and delivered to Landlord by Tenant and has been
          executed and delivered by Landlord. Such submission shall not
          constitute an offer, but Tenant's execution hereof shall constitute an
          offer, which may be accepted only by Landlord's execution and delivery
          hereof to Tenant.

Section 29 - Amendments, Additions And Deletions To Lease
29.1      Any alterations or deletions herein were made in the Lease before
          execution and any additional provisions to which the parties have
          agreed and which are added herein or in any Addenda attached hereto
          shall be considered a part hereof.

                                                                         Page 20

<PAGE>

Section 30 - Agreement Negotiated
30.1      The terms of this Agreement were fully negotiated by the parties and
          shall not be construed for or against Landlord or Tenant.

Section 31 - Parking
31.1      Tenant shall have the right to use up to eleven (11) parking spaces in
          the parking garage located under the Building during the term of the
          Lease at a cost of $150.00 per parking space per month provided Tenant
          remains current in its payment of all obligations under the Lease and
          is not otherwise in default. Tenant shall remit payment for parking,
          as Additional Rent, at the times and in the manner provided herein for
          payment of Base Rent. Landlord shall have the right, without
          obligation, and from time to time, to change the number, size,
          location, shape and arrangement of parking areas and other common
          areas, restrict parking of tenants or their guests to designated
          areas, designate loading or handicap loading areas and change the
          level or grade of parking. Except as otherwise specifically provided
          herein, all access roads, courtyards and other areas, facilities or
          improvements furnished by Landlord are for the general and
          nonexclusive use in common of all tenants of the Building and those
          persons invited upon the land upon which the Building is situated.
          Tenant's use of the parking garage, as herein set forth, shall be in
          common with other tenants of the Building and any other parties
          permitted by Landlord to use the parking garage. The parking rights
          herein granted shall not be deemed a lease but shall be constructed as
          a license granted by Landlord to Tenant.

                                                                         Page 21

<PAGE>

          IN WITNESS WHEREOF, the parties have caused this Agreement to be
executed in duplicate as of the date set forth above.

Tenant: SPECTRA SYSTEMS CORPORATION         HERITAGE BUILDING ASSOCIATES, L.L.C.

/s/ Samuel A. Sacco                         /s/ [ILLEGIBLE]
-----------------------                     -----------------------
Authorized Signature                        Authorized Signature

Samuel A. Sacco                             [ILLEGIBLE]
-----------------------                     -----------------------
Printed Name                                Printed Name

Chief Financial Officer                     Manager
-----------------------                     -----------------------
Title                                       Title

WITNESS:

/s/ Alden M. Andersan                       /s/ Meghan T. Rawson
-----------------------                     -----------------------

Alden M. Andersan Jr.                       Meghan T. Rawson
-----------------------                     -----------------------
Printed Name                                Printed Name

                                                                         Page 22

<PAGE>

                                      INDEX
                                                                            page

Section 1 - Information and Definitions

1.1       Date of Execution
1.2       Identity of Landlord
1.3       Identity of Tenant
1.4       Description of the Building
1.5       Description of the Premises
1.6       Term of the Lease
1.7       Purpose
1.8       Security Deposit
1.9       Rent
1.10      Additional Rent
1.11      Base Tax Year
1.12      Option to Renew

Section 2 - Improvements

2.1       General Information
2.2       Landlord Work
2.3       Readiness of Premises

Section 3 - Additional Rent

3.1       Description
3.2       Landlord's Expenses
3.3       Additional Rent Payable

Section 4 - Premises

Section 5 - Purpose

Section 6 - Rental

Section 7 - Rights and Obligations of Landlord

7.1       Description
7.2       Interruption of Services
7.3       Landlord's Rights

Section 8 - Tenant's Undertakings

8.1       Energy Conservation
8.2       Condition of Premises

                                                                          Page i

<PAGE>

8.3       Observe Rules
8.4       Observe Rules and Regulations
8.5       Maintain Public Liability
8.6       Use of Premises
8.7       Use of Sewerage System
8.8       Refrain from Sidewalk Obstruction
8.9       Floor Load
8.10      Status of Performance

Section 9 - Tenant's Repairs, Alterations & Surrender

9.1       Description
9.2       Prior Consent of Landlord
9.3       Removal of Personal Property
9.4       Termination of Lease

Section 10 - Fire, Casualty and Eminent Domain

10.1      Description
10.2      Deprivation of Beneficial Use

Section 11 - Subordination

Section 12 - Attornment

Section 13 - Exterior Repairs and Quiet Enjoyment

Section 14 - Representations By Landlord

Section 15 - Assignment

Section 16 - Landlord's Remedies

16.1      Event of Default
16.2      Upon Lease Expiration or Termination
16.3      After Expiration or Termination
16.4      Tenant Liability and obligations
16.5      Sums Due to Landlord
16.6      Tenant Waives Service of Any Notice, Etc.
16.7      In the Event of Breach by Tenant
16.8      Landlord's Rights and Remedies

Section 17 - Landlord's Right to Pay Money to Effect Performance

Section 18 - No Waiver

Section 19 - Landlord's Lien

                                                                         Page ii

<PAGE>

Section 20 - Security Deposit

Section 21 - Holding Over

Section 22 - No Broker

Section 23 - Notice

Section 24 - Captions

Section 25 - Recording of Lease

Section 26 - Parties and Definitions

Section 27 - Partial Invalidity

Section 28 - Submission of Instrument

Section 29 - Amendments, Additions and Deletions to Lease

Section 30 - Agreement Negotiated

Section 31 - Parking

Guaranty

Granoff/Heritage/Spectra Systems Lease

                                                                        Page iii

<PAGE>

                                    EXHIBIT A

[GRAPHIC APPEARS HERE]

<PAGE>

                                   MEMORANDUM
                         COMMENCEMENT OF SUBLEASE TERM:
          321 South Main Street, Providence, Rhode Island ("Building")

          This Memorandum is dated this 21st day of Sept, 1999 between
Complete Business Solutions, Inc. ("Landlord"), a Michigan corporation, and
Spectra Science Corporation, ("Tenant") a Delaware corporation.

          WHEREAS, the parties have agreed that Landlord shall sublet 5,200
square feet of such space on the first floor of the building to tenant and the
parties have executed a Partial Sublease for same;

          WHEREAS, pursuant to Partial Sublease Paragraph (1), in the event
actual possession of the Subleased Premises is not delivered by Landlord to
Tenant by September 1, 1999 and the Sublease Term, commences on a date other
than October 1, 1999, Landlord and Tenant shall execute a memorandum setting
forth the actual date of commencement, of the Sublease Term and in such event
possession of the Subleased Premises shall be delivered to Tenant at least
thirty (30) days prior to the Commencement Date.

          NOW THEREFORE, in order to memorialize the Subleased Premises delivery
date and the Sublease commencement date, Landlord and Tenant agree as follows:

          1. The Subleased Premises were delivered by Landlord to Tenant on
          September 20, 1999.

          2. The actual date of commencement of the Sublease term is October 20,
          1999.

          IN WITNESS hereof, the parties have signed this Memorandum as of the
date first above written.

Landlord:                                   Tenant:

Complete Business Solutions, Inc.           Spectra Science Corporation

By: /s/ [ILLEGIBLE]                         By: /s/ [ILLEGIBLE]

Its: E.V.P. Finance                         Its: CHIEF FINANCIAL OFFICER

Date: 9/21/99                               Date: Sept. 20, 1999

<PAGE>

                                PARTIAL SUBLEASE

     This Partial Sublease is made as of the 3rd day of September, 1999, between
COMPLETE BUSINESS SOLUTIONS, INC., successor to C.W. Costello & Associates Inc.,
a Michigan corporation with its principal place of business at 32605 W. Twelve
Mile Road, Suite 250, Farmington Hills, MI 48334 ("Landlord") and SPECTRA
SCIENCE CORPORATION, a Delaware corporation, having an office at 155 South Main
Street, Suite 101, Providence, RI 02903 ("Tenant").

                                    RECITALS

     A.   Landlord, as lessee, entered into a lease with Nationwide Life
Insurance Company, an Ohio corporation ("Prime Landlord"), as lessor, dated July
10, 1996, as amended by Amendments dated June 10, 1997, and April 10, 1998
(collectively, "Prime Lease"), leasing certain space ("Premises") on the first
floor in the building, located at 321 South Main Street, Providence, Rhode
Island ("Building") to which Lease reference is made and incorporated as if the
same were set forth in this Sublease at length; and

     B.   The parties have agreed that Landlord shall sublet 5,200 square feet
of such space on the first floor of the Building to Tenant.

     NOW, THEREFORE, the parties covenant and agree as follows:

     1.   PREMISES/LEASE TERM: Subject to the provisions of Paragraph 14,
Landlord hereby leases to Tenant and Tenant hereby leases from Landlord 5,200
square feet of its space on the first floor of the Building, as shown on Exhibit
A attached hereto and made a part hereof (said space, together with the Tenant's
Parking Spaces (as defined below) shall be referred to herein as the "Subleased
Premises"), for a term beginning thirty (30) days from the date of delivery of
actual possession of the Subleased Premises by Landlord to Tenant, but in no
event later than October 1, 1999 (the "Commencement Date") and ending on August
31, 2002 (the "Lease Termination Date") unless sooner terminated in accordance
with this Sublease or unless Landlord's tenancy is terminated under the Prime
Lease (the "Sublease Term").

     In the event actual possession of the Subleased Premises is not delivered
by Landlord to Tenant by September 1, 1999 and the Sublease Term (as set forth
above), commences on a date other than October 1, 1999, Landlord and Tenant
shall execute a memorandum setting forth the actual date of commencement of the
Sublease Term and in such event possession of the Subleased Premises shall be
delivered to Tenant at least thirty (30) days prior to the Commencement Date.
Neither this Sublease or any memorandum of commencement shall be recorded.

     2.   RENT: Subject to the provisions of Paragraph 14, commencing one
hundred twenty (120) days from the Commencement Date, Tenant shall pay to
Landlord rent at the address set forth for Landlord below, or at such other
place as Landlord shall designate from time to time by notice to Tenant, in the
sum of Six Thousand Sixty-Six and 66/100 Dollars ($6,066.66) per month during
the Sublease Term in advance on the first day of each month, plus the additional
rent for the parking spaces as set forth in Paragraph 6 hereof:

                              CBSI
                              100 Rosscommon Drive, Suite 110
                              Middletown, CT 06457
                              Attention: Beth Thurz

     If the Sublease Term begins or ends on a day other than the first or last
day of a month, the rent for the partial months shall be prorated on a per diem
basis.

     3.   ADDITIONAL RENT: None, except as set forth in Paragraph 6 for
additional parking spaces. Landlord shall be solely responsible for the timely
payment of any additional rent, rent adjustment or other sums charged for the
Premises (including the Subleased Premises) pursuant to the provisions of the
Prime Lease,

<PAGE>

including but not limited to increases in operating expenses, real estate taxes
and electrical utility bills for the Subleased Premises.

     4.   SECURITY DEPOSIT: Intentionally omitted.

     5.   USE/ALTERATIONS: Tenant has agreed to make certain improvements to the
Subleased Premises as more fully set forth in Exhibit C. The Subleased Premises
are demised "as is" in their current state of condition and shall be used for
general office purposes, and for no other purpose without the prior written
consent of Landlord and the Prime Landlord. Tenant shall not be allowed to make
any structural alteration of the Subleased Premises, and shall only make
non-structural alteration of the Subleased Premises with Landlord's (and Prime
Landlord's to the extent required under the Prime Lease) prior written approval,
which shall not be unreasonably withheld or delayed. In the event that Tenant
proposes to make any non-structural alterations, Tenant shall submit plans for
such alterations to Landlord (and Prime Landlord to the extent required in the
Prime Lease) for approval. Landlord shall render its approval/disapproval within
three (3) business days. In the event of disapproval, Landlord shall state in
specific detail the reasons for disapproval, and Tenant may resubmit to Landlord
plans which address Landlord's reasons for disapproval. Landlord shall then have
three (3) business days in which to review the revised plans to determine if the
reasons for disapproval were addressed, and to grant its approval if such
reasons are satisfactorily addressed. Landlord's approval of such plans shall
not also be deemed to be the Prime Landlord's approval of such plans. In
accordance with section 10.c of the Prime Lease, notwithstanding the foregoing,
the Landlord agrees that for any non-structural alterations of the Subleased
Premises for which cost may be reasonably estimated to be less than $2,000.00
per year shall not require Landlord's prior written approval unless such
alteration requires a building permit from the City of Providence, Rhode Island.

     6.   PARKING: During the Sublease Term, Landlord shall make available to
Tenant eight (8) parking spaces ("Tenant's Parking Spaces") in the Building's
garage at no additional cost to Tenant. Further, until such time as Landlord
provides Tenant 30 days prior written notice of its intent to do otherwise,
Landlord agrees to lease three (3) additional parking spaces in the Building's
garage to Tenant and Tenant agrees to pay Landlord as Additional Rent hereunder
the sum of One Hundred and 00/100 Dollars ($100.00) per month for each of the
additional parking spaces.

     7.   SERVICES: Notwithstanding anything in this Sublease, the only services
or rights to which Tenant is entitled hereunder are those to which Landlord is
entitled under the Prime Lease and that for all such services and rights Tenant
will look to the Prime Landlord under the Prime Lease. Such services shall
include nightly janitorial service of the Subleased Premises at no additional
cost to Tenant. Landlord agrees to use best efforts to enforce the Prime
Landlord's obligations to provide such services and rights under the Prime
Lease.

     8.   SIGNAGE. Signage in the Building's directory shall be provided by
Prime Landlord. In the event that Prime Landlord does not pay for such signage,
then Tenant shall be responsible for the payment of such signage. Tenant shall
also be permitted, at its sole cost and expense, to install and maintain a sign
at the entrance of the Subleased Premises. Tenant acknowledges that such sign
shall be subject to the approval of the Prime Landlord.

     9.   ASSIGNMENT/SUBLETTING: Tenant shall not assign this Sublease nor
sublet the Subleased Premises in whole or in part without Landlord's (and Prime
Landlord's to the extent required in the Prime Lease) prior written consent,
which shall not be unreasonably withheld or delayed; and shall not permit
Tenant's interest in this Sublease to be vested in any third party by operation
of law or otherwise.

     10.  INSURANCE: Tenant shall maintain with respect to the Subleased
Premises and the property of which the Subleased Premises are a part, the same
insurance as required to be maintained by Landlord under the Prime Lease and
shall name Landlord and Prime Landlord as additional insureds. Tenant shall
deposit with the Landlord and Prime Landlord certificates for such insurance at
or prior to the Commencement Date, and thereafter within thirty (30) days prior
to the expiration of any such policy.

     11.  CASUALTY/TAKING: Landlord agrees that with respect to this Sublease,
Tenant shall have the same rights as Landlord regarding the tenant's right to
terminate the Prime Lease in the event of a casualty or taking.

     12.  RELATION WITH PRIME LEASE: This Sublease is subject and subordinate to
the Prime Lease. Except as may be inconsistent with the terms hereof and except
as set forth in Exhibit B attached hereto and made a

                                       -2-

<PAGE>

part hereof, all of the terms, covenants and conditions contained in the Prime
Lease, shall be applicable to this Sublease with the same force and effect as if
Landlord were the lessor under the Prime Lease and Tenant were the lessee
thereunder; and in case of any breach hereof by Tenant, Landlord shall have all
the rights against Tenant as would be available to the lessor against the lessee
under the Prime Lease if such breach were by the lessee thereunder. Landlord
agrees not to amend the Prime Lease in any manner which would adversely affect
Tenant's rights hereunder.

     13.  COMPLIANCE WITH PRIME LEASE: Landlord represents that the Prime Lease
is in full force and effect and that Landlord has received no notice of default
on its part as tenant under the Prime Lease, nor does the Landlord know of any
default existing under the Prime Lease as of the date of the execution of this
Sublease. Tenant represents that it has read and is familiar with the terms of
the Prime Lease. Tenant shall neither do nor permit anything to be done which
would cause the Prime Lease to be terminated or forfeited by reason of any right
of termination or forfeiture reserved or vested in the lessor under the Prime
Lease, and Tenant shall indemnify and hold Landlord harmless from and against
all liability, judgment, costs, damages demand or claims of any kind whatsoever
including reasonable attorney fees by reason of any breach or default on the
part of Tenant by reason of which the Prime Lease may be terminated or
forfeited.

     Further, Tenant assumes and agrees to perform the Lessee's obligations
under the Prime Lease during the Sublease Term to the extent that such
obligations are applicable to the Subleased Premises, except that the obligation
to pay rent and other sums to Prime Landlord under the Prime Lease shall be
considered performed by Tenant to the extent rent and other sums are paid by
Tenant to Landlord in accordance with the provisions of this Sublease. Landlord
shall exercise best efforts to cause Prime Landlord to perform its obligations
under the Prime Lease for the benefit of Tenant. If the Prime Lease terminates,
this Sublease shall terminate and the parties shall be relieved of any further
liability or obligation under this Sublease, provided however, that if the Prime
Lease terminates as a result of a default or breach by Landlord or Tenant under
this Sublease and/or the Prime Lease, then the defaulting party shall be liable
to the nondefaulting party for the damage suffered as a result of such
termination. Notwithstanding the foregoing, if the Prime Lease gives Landlord
any right to terminate the Prime Lease in the event of the partial or total
damage, destruction, or condemnation of the Subleased Premises, the Premises, or
the Building of which the Subleased Premises or Premises are a part, the
exercise of such right by Landlord shall not constitute a default or breach
hereunder.

     14.  OTHER PROVISIONS: Notwithstanding any provision herein to the
contrary, the parties hereto agree that actual square footage of the Subleased
Premises as set forth in Paragraph 1 shall be subject to final measurement to be
taken either prior to the execution of this Sublease or at the time Tenant takes
actual possession of the Subleased Premises, and the sum set forth for monthly
rent In Paragraph 2 shall be adjusted accordingly. In the event the final square
footage of the Subleased Premises is different from the 5,200 square feet set
forth in Paragraph 1, then Landlord and Tenant shall execute a memorandum
setting forth the actual square footage of the Subleased Premises and the
corresponding adjustment in the amount of rent payable monthly, which memorandum
shall not be recorded.

     If actual possession of the Subleased Premises shall not be delivered by
Landlord to Tenant by September 1, 1999, Tenant may, in its sole discretion,
elect within thirty (30) days thereafter, to cancel this Sublease; whereupon,
this Sublease shall be deemed terminated and of no further force or effect and
the parties shall be relieved of any further liability or obligation under this
Sublease.

     Landlord shall pay all brokerage charges in connection with this Sublease,
and agrees to indemnify and hold Tenant harmless from and against any and all
loss, costs, damages or expenses, including reasonable attorney's fees, by
reason of any claims of any kind whatsoever by any broker or person claiming
through such party and arising out of or in connection with the negotiation,
execution and delivery of this Sublease. Tenant represents and warrants that
Tenant has not had any dealings with any realty broker or agent other than Alden
Anderson, CB Richard Ellis and Hayes & Sherry, in connection with the
negotiation of this Sublease.

     Landlord represents as of the date hereof, that to the best of Landlord's
actual knowledge, (i) no Hazardous Material (as such term is defined in
Paragraph 36(b) of the Prime Lease) has been brought upon, kept, released, used
in or about the Premises; and (ii) Landlord has not received any notice, advice
or other communication from any governmental entity or any source whatsoever
with respect to Hazardous Material on, from or affecting the Premises.

                                       -3-

<PAGE>

     In the event that the Prime Lease is to be subordinated to a superior
interest pursuant to Paragraph 27(a) of the Prime Lease, and provided that
Tenant is not in default under the terms of this Lease, Landlord shall request
that the Prime Landlord request the holder of such superior interest to grant a
nondisturbance agreement to the Landlord.

     15.  NOTICE: Any notice or demand which either party may or must give to
the other hereunder shall be in writing and delivered personally or sent by
registered mail addressed if to Landlord, as follows:

     Complete Business Solutions, Inc.
     32605 W. Twelve Mile Road, Suite 250
     Farmington Hills, MI 48334
     Attention: Director, Contracts Administration

     with a copy to:

     CBSI
     291 Promenade Street
     Providence, RI 02908

     and if to Tenant, as follows:

     Spectra Science Corporation
     155 South Main Street
     Suite 101
     Providence, RI 02903
     Attention: Ms. Rhonda Landers

     with a copy to:

     Kirkpatrick & Lockhart LLP
     75 State Street
     Boston, MA 02109
     Attention: Kenneth M. Boger, Esquire

     Either party may, by notice in writing, direct that future notices or
     demands be sent to a different address.

     16.  NO OTHER AGREEMENT: All prior understandings and agreements between
the parties are merged within this Sublease, which alone fully and completely
sets forth the understanding of the parties; and this Sublease may not be
changed or terminated orally or in any manner other than by an agreement in
writing and signed by the party against whom enforcement of the change or
termination is sought.

     17.  SUCCESSOR AND ASSIGNS: The covenants and agreements contained in this
Sublease shall bind and inure to the benefit of Landlord, the Tenant, and their
respective executors, administrators, legal representatives, successors and
permitted assigns.

     18.  CONSENT OF PRIME LANDLORD: This Sublease is contingent upon, and shall
not be effective until Landlord obtains the written consent of the Prime
Landlord to this Sublease as provided under the terms of the Prime Lease. If
such consent is not obtained on or before September 1, 1999, then either party
may terminate this Sublease by notice to the other party and in such event this
Sublease shall become null and void and neither party shall have any further
obligations hereunder.

     IN WITNESS WHEREOF, the parties hereto have caused these presents to be
executed the day and year first above written, in multiple counterparts, each of
which counterparts shall be deemed an original instrument and all of which
together shall constitute a single instrument of the same.

                                       -4-

<PAGE>

                                         LANDLORD:
                                         COMPLETE BUSINESS SOLUTIONS, INC.,
                                         a Michigan corporation

                                         By: /s/ JOSEPH BENAROYA
                                             -----------------------------------
                                             Name:  JOSEPH BENAROYA
                                             Title: Exec. V/P

                                         TENANT:
                                         SPECTRA SCIENCE CORPORATION,
                                         a Delaware corporation

                                         By: /s/ Rhonda Landers
                                             -----------------------------------
                                             Name: Rhonda Landers
                                             Title: Chief Financial Officer
Date: ________________

                                       -5-

<PAGE>

                                   Exhibit "A"
[GRAPHIC APPEARS HERE]

<PAGE>

                                    EXHIBIT B

                       Excepted Provisions of Prime Lease

1.   Paragraph 2(a)

2.   Paragraph 3

3.   Paragraph 5

4.   Paragraph 7(b) (2nd and 3rd sentences)

5.   Paragraph 19(j) (4th sentence)

6.   Paragraph 22

7.   Paragraph 25

8.   Paragraph 29

9.   Paragraph 31

10.  Exhibit D

11.  Paragraphs 2-6, 7 (2nd sentence) and 10 of the First Amendment to Lease

12.  Paragraphs 2 and 4 of the Amended Memorandum of Lease

                                       -6-

<PAGE>

                                   Exhibit "C"

[GRAPHIC APPEARS HERE]

<PAGE>

                            FIFTH AMENDMENT TO LEASE

     THIS AGREEMENT is made as of this 28th day of June, 2002, by and between
WESTMINSTER PARK PARTNERS OF EAST PROVIDENCE ASSOCIATES, a Rhode Island limited
partnership ("Landlord") and SPECTRA SYSTEMS CORPORATION (f/k/a SPECTRA SCIENCE
CORPORATION), a Delaware corporation ("Tenant").

                                   WITNESSETH

     WHEREAS, pursuant to Lease dated February 28, 1997, as amended by First
Amendment to Lease dated October 15, 1997, by Second Amendment to Lease dated
July 27, 2000, by Third Amendment to Lease dated December 3, 2001 and by Fourth
Amendment to Lease dated February 22, 2002 (as amended, the "Lease"), by and
between Landlord and Tenant, Landlord has leased to Tenant certain space in
those buildings located at 42-44-46-48, 56-58 and 60 Amaral Street, East
Providence, Rhode Island (collectively, the "Building"); and

     WHEREAS, pursuant to the Lease, Tenant occupies approximately 15,050 square
feet of space in the Building; and

     WHEREAS, the parties wish to amend the Lease in order to enable Tenant to
lease additional space in the Building.

     NOW, THEREFORE, in consideration of the premises and other valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the
parties agree as follows:

     1.   Commencing on August 1, 2002 (the "Fourth Additional Space
Commencement Date"), Landlord leases to Tenant and Tenant leases from Landlord
those additional premises located in the Building adjacent to the Premises as
shown on Exhibit A attached hereto, also identified as 62 Amaral Street,
consisting of approximately 2,200 square feet (the "Fourth Additional
Premises"). From and after the Fourth Additional Space Commencement Date, all
references in the Lease to the Premises shall be deemed to include the Fourth
Additional Premises and the Premises shall consist of 17,250 square feet.

     2.   Prior to the Fourth Additional Space Commencement Date, Landlord, at
its expense, shall complete those items identified as "Landlord's
Responsibility" as shown on Exhibit A attached hereto. In all other respects,
the Fourth Additional Premises shall be delivered to Tenant in "as is"
condition.

     3.   Notwithstanding anything contained in the Lease to the contrary,
commencing as of the Fourth Additional Space Commencement Date, Tenant shall pay
Base Rent in advance in equal monthly installments of $15,100.

     4.   From and after the Fourth Additional Space Commencement Date, Tenant's
pro rata share shall be 43%.

     5.   Capitalized terms not defined herein shall have the meaning set forth
in the Lease.

<PAGE>

     6.   Except as amended hereby, the Lease remains in full force and effect
and is hereby ratified and confirmed.

     IN WITNESS WHEREOF, the undersigned have executed this Fifth Amendment as
of the day and year first set forth above.

                                    LANDLORD
WITNESS:
                                    WESTMINSTER PARK PARTNERS
                                    OF EAST PROVIDENCE ASSOCIATES
                                    EIN: 05-0403124

/s/ J. Ralph McGonigle              By:   /s/ John L. Marshall III
-----------------------------          -----------------------------------------
J. Ralph McGonigle                           John L. Marshall, III
                                             General Partner

WITNESS:                            TENANT:

                                    SPECTRA SYSTEMS CORPORATION
                                    (f/k/a SPECTRA SCIENCE CORPORATION)

/s/ [ILLEGIBLE]                     By:   /s/ Samuel A. Sacco
-----------------------------          -----------------------------------------
                                             Name:    Samuel A. Sacco
                                             Title:   CFO

                                      - 2 -

<PAGE>

                                    EXHIBIT A

[GRAPHIC APPEARS HERE]

<PAGE>

                            FOURTH AMENDMENT TO LEASE

     THIS AGREEMENT is made as of this 22nd day of February, 2002, by and
between WESTMINSTER PARK PARTNERS OF EAST PROVIDENCE ASSOCIATES, a Rhode Island
limited partnership ("Landlord") and SPECTRA SYSTEMS CORPORATION (f/k/a SPECTRA
SCIENCE CORPORATION), a Delaware corporation ("Tenant").

                                   WITNESSETH

     WHEREAS, pursuant to Lease dated February 28, 1997, as amended by First
Amendment to Lease dated October 15, 1997, by Second Amendment to Lease dated
July 27, 2000 and by Third Amendment to Lease dated December 3, 2001 (as
amended, the "Lease"), by and between Landlord and Tenant, Landlord has leased
to Tenant certain space in those buildings located at 42-44, 56-58 and 60 Amaral
Street, East Providence, Rhode Island (collectively, the "Building"); and

     WHEREAS, pursuant to the Lease, Tenant occupies approximately 11,600
square feet of space in the Building; and

     WHEREAS, the parties wish to amend the Lease in order to enable Tenant to
lease additional space in the Building.

     NOW, THEREFORE, in consideration of the premises and other valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the
parties agree as follows:

     1.   Commencing on March 1, 2002 (the "Third Additional Space Commencement
Date"), Landlord leases to Tenant and Tenant leases from Landlord those
additional premises located in the Building adjacent to the Premises as shown on
Exhibit A attached hereto, also identified as 46 Amaral Street, consisting of
approximately 3,450 square feet (the "Third Additional Premises"). From and
after the Third Additional Space Commencement Date, all references in the Lease
to the Premises shall be deemed to include the Third Additional Premises and the
Premises shall consist of 15,050 square feet.

     2.   The Third Additional Premises shall be delivered to Tenant in "as is"
condition.

     3.   Notwithstanding anything contained in the Lease to the contrary,
commencing as of the Third Additional Space Commencement Date, Tenant shall pay
Base Rent in advance in equal monthly installments of $12,856.

     4.   From and after the Third Additional Space Commencement Date, Tenant's
pro rata share shall be 38%.

     5.   Capitalized terms not defined herein shall have the meaning set forth
in the Lease.

     6.   Except as amended hereby, the Lease remains in full force and effect
and is hereby ratified and confirmed.

<PAGE>

     IN WITNESS WHEREOF, the undersigned have executed this Fourth Amendment as
of the day and year first set forth above.

                                         LANDLORD:
WITNESS:
                                         WESTMINSTER PARK PARTNERS
                                         OF EAST PROVIDENCE ASSOCIATES
                                         EIN: 05-0403124

/s/ J. Ralph McGonigle                   By: /s/ John L. Marshall III
--------------------------------             -----------------------------------
J. Ralph McGonigle                            John L. Marshall, III
                                              General Partner

WITNESS:                                 TENANT:

                                         SPECTRA SYSTEMS CORPORATION
                                         (f/k/a SPECTRA SCIENCE CORPORATION)

/s/ [ILLEGIBLE]                          By: /s/ Samuel A. Sacco
--------------------------------             -----------------------------------
                                              Samuel A. Sacco
                                              CFO

                                      - 2 -<PAGE>

                                                                    EXHIBIT 10.4

                            THIRD AMENDMENT TO LEASE

     This Agreement is made as of the 3rd day of December, 2001, by and between
WESTMINSTER PARK PARTNERS OF EAST PROVIDENCE ASSOCIATES, a Rhode Island limited
partnership ("Landlord") and SPECTRA SYSTEMS CORPORATION (f/k/a SPECTRA SCIENCE
CORPORATION), a Delaware corporation ("Tenant").

                                   WITNESSETH:

     WHEREAS, pursuant to Lease dated February 28, 1997, as amended by First
Amendment to Lease dated October 15, 1997 and by Second Amendment to Lease dated
July 27, 2000 (as amended, the "Lease") by and between Landlord and Tenant,
Landlord has leased to Tenant certain space in those buildings located at 42-44,
56-58, and 60 Amaral Street, East Providence, Rhode Island; and

     WHEREAS, the parties wish to amend the Lease to provide for the extension
of the term of the Lease and for certain other matters.

     NOW, THEREFORE, in consideration of the premises and other valuable
consideration, the receipt of which is hereby acknowledge, the parties hereby
agree as follows:

     1.   The Term is hereby extended for a period ending on March 31, 2005.

     2.   During such extended period, Base Rent shall continue to be payable in
equal monthly installments of $9,900.

     3.   Landlord, at Landlord's expense, shall promptly commence and pursue
the completion of construction of those improvements to the Premises more
particularly described in Exhibit A attached hereto and made a part hereof.

     4.   Capitalized terms not defined herein shall have the meaning
attributable to such terms in the Lease.

     5.   Except as amended hereby, the Lease remains in full force and effect
and is hereby ratified and confirmed.

     IN WITNESS WHEREOF, the undersigned have executed this Agreement as of the
day and year first set forth above.

                                         LANDLORD:
WITNESS:
                                         WESTMINSTER PARK PARTNERS OF
                                         EAST PROVIDENCE ASSOCIATES

/s/ J. Ralph McGonigle                     By: /s/ John L. Marshall III
-------------------------------------          ---------------------------------
J. Ralph McGonigle                              John L. Marshall, III
                                                General Partner

WITNESS:                                 TENANT:

                                         SPECTRA SYSTEMS CORPORATION

/s/ [ILLEGIBLE]                            By: /s/ Samuel A. Sacco
-------------------------------------          ---------------------------------
                                                Samuel A. Sacco
                                                CFO and Treasurer

<PAGE>

                                    EXHIBIT A

[GRAPHIC APPEARS HERE]

<PAGE>

                            SECOND AMENDMENT TO LEASE

     THIS SECOND AMENDMENT is made as of this 27th day of July, 2000, by and
between WESTMINSTER PARK PARTNERS OF EAST PROVIDENCE ASSOCIATES, a Rhode Island
limited partnership ("Landlord") and SPECTRA SCIENCE CORPORATION, a Delaware
corporation ("Tenant").

                                   WITNESSETH

     WHEREAS, Landlord and Tenant are parties to a certain Lease dated February
28, 1997, as amended by First Amendment to Lease dated October 15, 1997 (as
amended, the "Lease") with respect to certain premises located at 42-44 and
56-58 Amaral Street, East Providence, Rhode Island (the "Building"); and

     WHEREAS, pursuant to the Lease, Tenant occupies approximately 9,200 square
feet of space in the Building; and

     WHEREAS, the parties wish to amend the Lease in order to permit Tenant to
lease additional space in the Building.

     NOW, THEREFORE, in consideration of the premises and other valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the
parties agree as follows:

     1.   Commencing on September 1, 2000 (the "Second Additional Space
Commencement Date"), Landlord leases to Tenant and Tenant leases from Landlord
those additional premises located in the Building adjacent to the Premises as
shown on Exhibit A attached hereto, also identified as 60 Amaral Street,
consisting of approximately 2,400 square feet (the "Second Additional
Premises"). From and after the Second Additional Space Commencement Date, all
references in the Lease to the Premises shall be deemed to include the Second
Additional Premises and the Premises shall consist of 11,600 square feet.

     2.   Prior to occupancy of the Second Additional Premises by Tenant,
Landlord, at its cost and expense, shall perform that work in the Second
Additional Premises described in Exhibit A attached hereto.

     3.   Notwithstanding anything contained in the Lease to the contrary,
commencing as of the Second Additional Space Commencement Date, Tenant shall pay
Base Rent in advance in equal monthly installments of $9,900.

     4.   From and after the Second Additional Space Commencement Date, Tenant's
pro rata share shall be 29%.

     5.   Effective upon the execution of this Second Amendment by Tenant,
Tenant's right to terminate the Lease as provided in Section 3 of the Lease is
hereby cancelled and shall be of no further force or effect.

     6.   Capitalized terms not defined herein shall have the meaning set forth
in the Lease.

<PAGE>

     7.   Except as amended hereby, the Lease remains in full force and effect
and is hereby ratified and confirmed.

     IN WITNESS WHEREOF, the undersigned have executed this Second Amendment as
of the day and year first set forth above.

                                         LANDLORD:
WITNESS:
                                         WESTMINSTER PARK PARTNERS
                                         OF EAST PROVIDENCE ASSOCIATES
                                         EIN: 05-0403124

/s/ J. Ralph McGonigle                   By: /s/ John L. Marshall III
-------------------------------------       ------------------------------------
J. Ralph McGonigle                            John L. Marshall, III
                                              General Partner

WITNESS:                                 TENANT:

                                         SPECTRA SCIENCE CORPORATION

/s/ [ILLEGIBLE]                          By: /s/ Nabil M. Lawandy
-------------------------------------       ------------------------------------
                                              Nabil M. Lawandy
                                              President and CEO

                                      - 2 -

<PAGE>

                                    EXHIBIT A

[GRAPHIC APPEARS HERE]

<PAGE>

                            FIRST AMENDMENT TO LEASE

     This Amendment is made as of the 15th day of October, 1997 by and between
WESTMINSTER PARK PARTNERS OF EAST PROVIDENCE ASSOCIATES, a Rhode Island limited
partnership ("Landlord") and SPECTRA SCIENCE CORPORATION, a Delaware corporation
("Tenant").

                                   WITNESSETH:

     WHEREAS, Landlord and Tenant are parties to a certain lease dated February
28, 1997 (the "Lease"), with respect to certain premises located at 56-58 Amaral
Street, East Providence, Rhode Island (the "Building");

     WHEREAS, pursuant to the Lease, Tenant occupies approximately 4,800 square
feet in the Building; and

     WHEREAS, the parties desire to amend the Lease in certain respects in order
to provide, inter alia, for Tenant to lease additional space in the Building
from the Landlord and to extend the Term of the Lease.

     NOW, THEREFORE, in consideration of the premises the parties agree as
follows:

     1.   Tenant currently occupies approximately 4,800 rentable square feet in
the Building which consists of the premises identified as 56-58 Amaral Street,
East Providence, Rhode Island. Commencing on November 1, 1997 (the "Additional
Premises Commencement Date"), Landlord leases to Tenant and Tenant leases from
Landlord those additional premises located in the Building as shown on Exhibit
A-1 attached hereto and consisting of an approximately additional 4,400 rentable
square feet (the "Additional Premises"). The Additional Premises have a street
address of 42-44 Amaral Street. From and after the Additional Premises
Commencement Date, all references

<PAGE>

contained in the Lease to the "Premises" shall be deemed to include the
Additional Premises and the Premises shall be deemed to consist of 9,200
rentable square feet.

     2.   Prior to the Additional Premises Commencement Date, Landlord, at its
expense, shall cause those leasehold improvements shown on Exhibit A-1 attached
hereto (prepared by a.i. designs, ltd. dated,9/19/97) to be made to the
Premises. Such improvements shall be constructed with materials similar to those
now in the Premises and in a workmanlike manner in accordance with all
applicable building codes. Landlord's costs to deliver such improvements shall
include so-called "hard" costs (materials, labor, etc.) and "soft" costs
(architectural/ engineering costs, permit fees, etc.).

     3.   Notwithstanding anything contained in the Lease to the contrary,
commencing as of the Additional Premises Commencement Date and continuing
through March 31, 2002, Tenant shall pay Base Rent in advance in equal monthly
installments of $7,675.

     4.   With respect to Tenant's right to terminate the Lease prior to
March 31, 2002 as provided in Section 3 of the Lease, the amount of "$500" set
forth in Section 3(c) is hereby deleted and the amount of "$700" is substituted
therefor.

     5.   With respect to Tenant's right to terminate janitorial services as
provided in Section 9.1 of the Lease, the amount of "$200" set forth in the last
line of Section 9.1 is hereby deleted and the amount of "$250" is substituted
therefor.

     6.   From and after the Additional Premises Commencement Date, Tenant's Pro
Rata Share shall be 23%.

     7.   Tenant shall use its best efforts to cause its employees to park to
the rear of the Building and not in the spaces in front of the Building.

     8.   Capitalized terms not defined herein shall have the meanings set forth
in the Lease.

                                      - 2 -

<PAGE>

     9.   Except as amended hereby, the Lease remains in full force and effect
and is hereby ratified and confirmed.

     IN WITNESS WHEREOF, the undersigned have executed this Third Amendment as
of the day and year first set forth above.

                                         LANDLORD:
WITNESS:
                                         WESTMINSTER PARK PARTNERS OF
                                         EAST PROVIDENCE ASSOCIATES

/s/ [ILLEGIBLE]                          By  /s/ John L. Marshall III
-------------------------------------       ------------------------------------
                                             John L. Marshall, III
                                             General Partner

WITNESS:                                 TENANT:

                                         SPECTRA SCIENCE CORPORATION

/s/ [ILLEGIBLE]                          By  /s/ Nabil M. Lawandy
-------------------------------------       ------------------------------------
                                             Nabil M. Lawandy
                                             President & CEO

                                      - 3 -

<PAGE>

                                      LEASE

     This Lease is made as of the 28th day of February, 1997 by and between
WESTMINSTER PARK PARTNERS OF EAST PROVIDENCE ASSOCIATES, a Rhode Island limited
partnership ("Landlord") which hereby demises and leases to SPECTRA SCIENCE
CORPORATION, a Delaware corporation (hereinafter "Tenant"), those premises
consisting of approximately 4,800 square feet of space located at 56-58 Amaral
Street, East Providence, Rhode Island (the "Premises") constituting one rental
unit within that certain building situated at the corner of Wampanoag Trail and
Amaral Street, East Providence, Rhode Island known as the Westminster Park Sales
and Service Building (land and building collectively being hereinafter referred
to as "Building"). Landlord hereby grants to Tenant the non-exclusive right to
use the common areas associated with the Building (the "Common Areas") which are
defined herein as all areas and facilities outside the Premises that are
provided by Landlord for the general use and convenience of Tenant and of other
tenants in the Building and their respective agents, clients, employees and
customers. The Common Areas shall include, without limitation, walkways and
sidewalks, landscaped areas, private roads, and parking lots.

     1.   Term. The term (the "Term") of this Lease shall commence on April 1,
1997 or on such later date as possession of the Premises is delivered to Tenant
(the "Commencement Date") and, subject to earlier termination pursuant to
Section 3 hereof or upon default as hereinafter provided, end on March 31, 2002.
Landlord and Tenant agree that Landlord will use its best efforts to deliver
possession of the Premises to Tenant on April 1, 1997 but that in the event
Landlord fails to deliver possession of the Premises to Tenant on April 1, 1997,
Landlord shall not be liable to Tenant for any damages thereby and Tenant shall
not be liable for any Rent (as hereinafter defined) until such time as Landlord
delivers possession of the Premises to Tenant, but in that event, the Rent
payable hereunder shall not be payable until possession of the Premises is made
available to Tenant. Possession of the Premises shall be deemed to be made
available when construction of leasehold improvements as provided in Section 7
hereof has been substantially completed by Landlord and a certificate of
occupancy has been issued by the

<PAGE>

municipality in which the Premises are located. The Term "substantially
completed" shall mean that Tenant is able to use the Premises for the purposes
intended by Tenant, and that only "punch list" items remain to be completed
(i.e., only minor and insubstantial details of construction, decoration and
mechanical adjustment remain to be completed). Landlord shall deliver Tenant a
copy of such certificate of occupancy promptly upon issuance of such certificate
of occupancy. Notwithstanding anything contained herein to the contrary, if
Landlord fails to deliver possession of the Premises to Tenant by the later of
(i) April 30, 1997 or (ii) sixty (60) days after the date on which Tenant has
executed this Lease and such failure is not the result of the act or omission of
Tenant, its agents or employees, then Tenant shall have the right to terminate
this Lease upon written notice to Landlord; such right shall be deemed to be
waived at such time as Tenant takes possession of the Premises.

     2.   Base Rent. During the Term, Tenant shall pay an annual base rent
(hereinafter "Base Rent") in the amount of $62,400, payable in equal monthly
installments of $5,200. Contemporaneously herewith, Tenant has paid to Landlord
$5,200 representing Base Rent for the month of April, 1997. If Landlord fails to
deliver possession of the Premises to Tenant on April 1, 1997, Base Rent shall
be prorated and any excess shall be credited against Base Rent due for the month
of May, 1997. Commencing May 1, 1997, Base Rent shall be payable in advance, on
the first business day of each month, during and until the expiration of the
Term by check made payable to Landlord and delivered to Landlord, c/o Marshall
Properties, Inc., P.O. Box 16300, Rumford, Rhode Island 02916. Base Rent shall
be prorated for any period of less than a full calendar month.

     3.   Early Termination. If Tenant is in compliance in all material respects
with all of its obligations herein contained, Tenant shall have the right to
terminate this Lease prior to March 31, 2002 on the following basis:

     a)     Tenant shall give Landlord not less than six (6) months notice of
     such termination, such notice to be given not earlier than September 30,
     1999 and to be accompanied by payment of the Termination Fee calculated as
     provided in (c), below;

                                      - 2 -

<PAGE>

     b)     Such termination shall be effective as of the last day of a calendar
     month, but not earlier than March 31, 2000;

     c)     Contemporaneous with the giving of such notice, Tenant shall pay
     Landlord the amount equal to $500, multiplied by the number of calendar
     months then remaining in the Term (the "Termination Fee").

     4.   Additional Rent. In addition to Base Rent, Tenant shall pay to
Landlord as additional rent ("Additional Rent"), Tenant's Pro Rata Share of all
real estate taxes and municipal betterment assessments ("Taxes") relating to the
Building. Tenant's "Pro Rata Share" shall be 12%. Tenant shall pay to Landlord
Tenant's Pro Rata Share of Taxes upon submission of invoices by Landlord.

     If the Term shall run for only a portion of a calendar year, Tenant's
liability for Additional Rent shall be prorated. Base Rent and Additional Rent
are hereinafter collectively referred to as "Rent".

     5.   Security Deposit. [Intentionally deleted].

     6.   Utilities. Landlord, shall furnish water and sewage service to the
Premises for the use of the Tenant. Tenant shall, at its sole cost and expense,
pay or cause to be paid all charges (including any deposits) for gas,
electricity, telephone or other services or utilities, if any, (including water
and sewer) furnished to the Premises or to Tenant with respect to its operations
therein during the Term to the extent that such utilities shall be separately
metered and/or directly billed to Tenant by the respective utilities.

     7.   Leasehold Improvements. Prior to the Commencement Date, Landlord, at
its expense, shall cause those leasehold improvements shown on the plan attached
hereto as Exhibit A, prepared by a.i. design, ltd. dated February 28, 1997, to
be made to the Premises in a good and workmanlike manner and in accordance with
applicable building codes. Such improvements shall include installation by
Landlord, at Landlord's expense, of water supply and waste loop plumbing with
hose connection and pressure reducing valves for the four (4) laser laboratories
to be located in the Premises, such water supply

                                      - 3 -

<PAGE>

and waste loops to be similar to those which Tenant represents are now located
in the laboratories at Brown University.

     Landlord will assist Tenant in acquiring a chiller, pumps and related
equipment and parts, all of which materials shall be subject to approval by
Tenant. Tenant shall reimburse Landlord for the cost of the chiller, pumps and
related equipment and parts upon submission of invoices by Landlord. Upon
payment by Tenant, the chiller, pumps and related equipment and parts shall be
deemed to be the property of Tenant, shall be deemed to be improvements made by
Tenant to the Premises and shall be removed by Tenant at its expense at the end
of the Term in accordance with the provisions of Section 9.2 hereof. All aspects
of the chillers, pumps and related parts and equipment (including, but not
limited to the capacity and sufficiency of such chillers, pumps and related
parts and equipment) shall be the sole responsibility of Tenant and Landlord
shall have no responsibility thereof.

     Landlord, at its expense, will cause its mechanical contractor to remove
two (2) ventilation hoods and exhaust fans from Tenant's present facility in
Warwick, Rhode Island. Landlord shall not be responsible for any damage which
may occur to the hoods and/or exhaust fans during such removal or for any
repairs or restoration to be made to the Warwick facility as the result of such
removal. Landlord, at its expense, will reinstall the hoods and exhaust fans in
the Premises as shown in Exhibit A. The hoods and exhaust fans will remain the
property of Tenant at all times and will be removed by Tenant at the end of the
Term, but Tenant shall not be responsible for repairs to or restoration of the
Premises as a result of such removal.

     8.   Use. The Premises may be used solely by the Tenant for office,
laboratory, exhibition and instruction purposes and for no other purpose or use
without Landlord's consent. Tenant shall not do or permit anything to be done in
the Building or bring or keep anything therein which will in any way increase
the rate of or conflict with any insurance on the Building or on property kept
therein, or unreasonably obstruct or interfere with other tenants or those doing

                                      - 4 -

<PAGE>

business with them, or violate with any of the statutes, rules or ordinances of
the City of East Providence, the State of Rhode Island or United States of
America or of any of the departments or agencies of any of the foregoing
authorities.

     9.   Maintenance and Repair; Alterations.

     9.1  During the Term, Landlord, at it's expense, shall maintain in good
condition and repair the Building and common areas and all structural and
mechanical components thereof including, without limitation, the roof and the
plumbing, electrical, heating, ventilating and air-conditioning systems which
service the Premises. Landlord shall maintain and keep clean all Common Areas,
remove snow and trash therefrom when required, and provide adequate lighting for
all Common Areas, including the parking areas. Landlord shall at its expense,
provide janitorial services to the Premises on a three (3) day per week basis as
further set forth in Exhibit B attached hereto. Tenant may terminate janitorial
services upon thirty (30) days notice and Base Rent will be credited $200.00 per
month for the remainder of the Term.

     9.2  Except for repairs required to be made by Landlord pursuant to Section
9.1 hereof, Tenant, at it's expense, shall make all interior repairs to the
Premises during the Term which are necessary to keep the Premises, fixtures and
equipment therein in good order and repair. Tenant shall not injure or deface
the same or any other part of the Building, nor suffer any waste thereof, nor
without Landlord's consent, which consent shall not be unreasonably withheld,
make any alterations and improvements in the Premises or the Building. As a
condition to granting such consent Landlord may require at the time it grants
such consent that upon the termination of this Lease Tenant, at its expense,
restore any part of the Premises altered by Tenant (including the chiller, pumps
and related equipment and parts to be installed by Landlord pursuant to the
second paragraph of Section 7 hereof but not any other improvements made by
Landlord or Tenant pursuant to the remainder of said Section 7 hereof) to its
condition prior to alteration.

     10.  Surrender. On the last day of the Term, or other earlier termination
of this Lease, Tenant shall remove all of its personal property and quit and
surrender the Premises in as good state and condition as they now are or may be
put in, reasonable wear and tear, damage by fire or

                                      - 5 -

<PAGE>

other unavoidable casualty and approved alterations excepted. Any holding over
by Tenant shall be at one and one-half (1 1/2) times the Base Rent in effect for
the last year of the Term, payable in advance in equal monthly installments.

     11.  Services and Utilities. Landlord shall not be liable for any
interruption or alteration in provision of any services, utilities or
commodities, nor for any damages resulting from defects in the provision of same
so long as any such interruption or alteration is the result of acts or
circumstances beyond the control of Landlord. Except in the case of an
emergency, Landlord will make every effort to notify Tenant not less than
forty-eight (48) hours before shutting down any service or utility servicing the
Building or the Premises. In the event any such service or utility is shut down
by Landlord for more than forty-eight (48) hours, Tenant will be equitably
abated.

     12.  Property at Risk of Tenant. All property of any kind that may at any
time be in or about the Premises shall be at the sole risk of Tenant and
Landlord shall not be liable for any injury, loss, theft or damage of or to any
such property, except for injury, loss, theft or damage of or to any such
property arising out of acts, negligence or default of Landlord or its agents,
employees or independent contractors.

     13.  Waiver of Claims, Indemnity and Public Liability Insurance.

     13.1 Landlord agrees to indemnify and save harmless Tenant from and against
all claims of whatever nature arising from any act, omission or negligence of
Landlord, or Landlord's contractors, agents, servants, or employees, or arising
from any accident, injury, or damage whatsoever caused to any person, or the
property of any person occurring during the Term hereof in or about the
Premises, or arising from any accident, injury or damage occurring outside of
the Premises where such accident, damage or injury results from an act, omission
or negligence on the part of Landlord or Landlord's contractors, agents or
employees except if the same be due to negligence or acts on the part of Tenant
or Tenant's agents, employees or independent contractors. This indemnity and
hold harmless agreement shall include indemnity against all

                                      - 6 -

<PAGE>

costs, expenses and liabilities incurred in or in connection with any such claim
or proceeding brought thereon.

     13.2 Tenant agrees to indemnify and save harmless Landlord from and against
all claims of whatever nature arising from any act, omission or negligence of
the Tenant, or Tenant's contractors, licensees, agents, servants, or employees,
or arising from any accident, injury, or damage whatsoever caused to any person,
or the property of any person occurring during the Term hereof in or about the
Premises, or arising from any accident, injury or damage occurring outside of
the Premises where such accident, damage or injury results from an act, omission
or negligence on the part of Tenant or Tenant's contractors, licensees, agents
or employees except if the same be due to negligence or acts on the part of
Landlord or Landlord's agents, employees or independent contractors. This
indemnity and hold harmless agreement shall include indemnity against all costs,
expenses and liabilities incurred in or in connection with any such claim or
proceeding brought thereon.

     13.3 Tenant agrees to maintain in full force during the term hereof a
policy of public liability and property damage insurance of the type generally
written in the State in which the Premises are located under which Tenant is
named as insured and the Landlord is named as an additional insured and under
which the insurer agrees to indemnify and hold Landlord harmless from and
against all cost, expense and/or liability arising out of or based upon any and
all claims, accidents, injuries and damages mentioned herein. Each such policy
shall be non-cancellable with respect to Landlord without ten (10) days' prior
written notice to Landlord, and a duplicate original or certificate thereof
shall be delivered to Landlord upon execution of this Lease. In the event that
such policy is a so-called "occurrence general liability" policy then the
minimum limits of liability of such insurance shall be either (i) One Million
Dollars ($1,000,000) for injury (or death) to any one person, One Million
Dollars ($1,000,000) for injury (or death) to more than one person, and One
Million Dollars ($1,000,000) with respect to damage to property or (ii) One
Million Dollars ($1,000,000) combined single limit for bodily injury and
property damage; if such policy is a so-called "claims made general liability"
policy then the minimum limits of such

                                      - 7 -

<PAGE>

insurance shall be either (i) One Million Dollars ($1,000,000) for injury (or
death) to any one person, Two Million Dollars ($2,000,000) for injury (or death)
to more than one person and Five Hundred Thousand Dollars ($500,000) with
respect to damage to property, or (iii) Two Million Dollars ($2,000,000)
combined single limit for bodily injury and property damage.

     13.4 Landlord shall maintain, throughout the Term, policies of insurance
covering damage to the Premises and/or the Building, excluding Tenant's
fixtures, or equipment, in the amount of the full replacement value thereof,
providing protection against all perils included within the classification of
fire, extended coverage, vandalism, malicious mischief, "all risk" and fire
sprinkler leakage insurance. Landlord shall furnish Tenant, upon written demand
therefor, a copy of such policies or a certificate evidencing such insurance.

     13.5 Landlord and Tenant for themselves and their respective insurers agree
to and do hereby release each other of and from any and all claims, demands,
actions and causes of action that each may have or claim to have against the
other for loss or damage to the property of the other, both real and personal,
caused by or resulting from fire and all other casualties insured against under
fire and extended coverage insurance policies, notwithstanding that any such
loss or damage may be due to or result from the negligence of either of the
parties hereto or their respective officers, employees or agents, but only to
the extent of any recovery collectible under such insurance. Tenant and
Landlord, if applicable, will endeavor to secure an appropriate clause in, or
endorsement on, any fire and extended coverage insurance policy covering
Landlord's and Tenant's respective interests, pursuant to which the respective
insurance policies waive subrogation; provided, however, that a failure on the
part of Landlord or Tenant, if applicable, to secure such appropriate clause or
endorsement as aforesaid shall not in any manner affect or restrict the
provisions of the above and foregoing mutual release.

     14.  Assignment and Subletting. Tenant shall not encumber, sell, assign or
transfer this Lease, in whole or in part, or sublease, license or permit the use
or occupancy by any third party of all or any part of the Premises without
Landlord's consent. In the event of any such permitted action Tenant shall
continue until the end of the Term to be obligated to fulfill all of the terms

                                      - 8 -

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and conditions hereof unless Landlord and Tenant otherwise agree in writing. An
assignment by operation of law shall not require Landlord's consent, but Tenant
shall give Landlord notice of any such assignment within thirty (30) days
subsequent thereto.

     15.  Quiet Enjoyment. So long as Tenant fully abides by and performs the
covenants and conditions hereof, Tenant may peacefully hold and enjoy the
Premises for the Term.

     16.  Entry. Landlord, its agents, or employees, shall have the right to
enter the Premises at reasonable times to examine the same, to make such repairs
or alterations to any part of the Building as Landlord shall deem necessary or
to enforce any of the rules and regulations, and also during the six (6) months
prior to the expiration of this Lease to exhibit the Premises to be re-leased.

     17.  Eminent Domain and Damage. Landlord and Tenant further covenant and
agree that in case the whole or any part of the Building is destroyed or damaged
by fire or other casualty, or is damaged, condemned or taken by public authority
so as to render the same unfit for use or occupancy, and whether or not the
Premises are affected thereby (hereinafter sometimes "damage event"), Landlord
may, if it shall be unable to or shall elect not to repair or restore the
Premises and/or the Building, terminate this Lease upon not less than 30 days'
notice given to Tenant within 60 days after the damage event, notwithstanding
Landlord's entire interest may have been divested; provided that if the Premises
are rendered wholly or partly untenantable by the damage event, and if such
damage shall not have been caused by the neglect, default or misuse thereof by
Tenant, unearned Rent shall be returned to Tenant and a just abatement of the
Rent shall be made until the Premises shall be restored to tenantable condition
or until such termination of this Lease.

     In the event that the Premises are destroyed or damaged by fire or other
casualty or are damaged, condemned or taken by public authority so as to render
the same unfit for use or occupancy, and such damage shall not have been caused
by the neglect, default or misuse thereof by Tenant, and Landlord shall be
unable to render the premises fit for use or occupancy within 60 days of the
condemnation or damage, Tenant may terminate this lease by written notice to

                                      - 9 -

<PAGE>

Landlord not less than 60 days nor more than 120 days following such damage
event and upon the giving of such notice this Lease shall be terminated. In the
event of any such action by public authority, Tenant shall have no right, title
or interest in any award or proceeds hereof and shall take any actions necessary
to perfect Landlord's right, title and interest therein; provided, however, that
Tenant may make a claim for loss of Tenant's fixtures and business and
relocation expenses which have been specifically provided for in the award for
condemnation damages.

     18.  Defaults and Remedies. If Tenant shall (i) fail to pay any installment
of Base Rent or other amount when due and such failure shall continue for ten
(10) days after a written notice thereof from Landlord (but Tenant shall not be
entitled to such notice more than twice during any calendar year); (ii) fail to
perform or comply with any of the other conditions or agreements expressed or
implied herein and fail to remedy such lack of compliance within thirty (30)
days after notice from Landlord of such failure; or (iii) liquidate or cease to
exist, seek relief under any law for the relief of debtors, make an assignment
for the benefit of creditors or be the subject of a voluntary or involuntary
petition in bankruptcy or receivership which is not being actively contested by
the Tenant or if the estate hereby created shall be levied upon or taken by
execution or process of law, then and in any of such cases regardless of any
waiver or consent of any earlier event of default, the Landlord, at its option,
may exercise any and all remedies available to the Landlord under law, all of
such rights and remedies to be cumulative and not exclusive, including without
limitation the following:

     (1)  Landlord may terminate this Lease in accordance with law.

     (2)  In addition to any other remedies, Tenant covenants that it will pay
    to Landlord upon demand and indemnify Landlord from and against any loss and
    expense directly or indirectly sustained by reason of any default and/or
    termination resulting therefrom, including without limitation, any loss of
    rent prior to or after reletting the Premises, broker's commissions, costs
    of advertising, preparing premises for reletting, any moving, storage and
    disposition of Tenant's property, court costs and reasonable attorney's
    fees.

                                     - 10 -

<PAGE>

     (3)  After a default by Tenant, Landlord (i) may remedy such default at
    Tenant's expense without waiving such default and/or (ii) may re-lease all
    or any portion of the Premises for any term and use. Following default and a
    termination of this Lease, Landlord shall use reasonable efforts to relet
    the Premises.

     (4)  This Lease and the estate created hereby shall not continue or inure
    to the benefit of any assignee, receiver or trustee in bankruptcy of Tenant
    except at the option of the Landlord.

     19.  Waiver and Consent. Waiver or consent by either party of or to any
default or breach of any of the terms, conditions or covenants hereof or of any
other tenant's lease in any instance shall not be deemed to be a waiver of or
consent to any later breach or default thereof or to any other default under any
other term, condition, or covenant hereof. A receipt by Landlord of rent with
knowledge of any breach or default shall not be deemed to be a waiver or consent
thereto unless expressly acknowledged in writing by Landlord. For purposes of
this lease "Landlord's consent" shall mean the prior written consent of the
Landlord in each instance.

     20.  Signs. Tenant shall not erect any signs or advertising or promotional
materials on the exterior of the Premises without first receiving the written
approval of Landlord, which approval shall not be unreasonably withheld. The
purchase, installation and maintenance of any such signs shall be at Tenant's
expense.

     21.  Parking. Tenant acknowledges that all parking spaces located in front
of the Building are for the use of visitors to the Building. Accordingly, Tenant
agrees that with respect to the parking lots it will cause its employees to park
in that parking lot to the rear of the Building.

     22.  Broker's Commissions. Landlord and Tenant each represents that it has
not dealt with any real estate agent or broker other than Ryan, Elliott and Co.
of Rhode Island, Inc. ("Ryan, Elliott") in connection with the negotiation of
this Lease or the leasing of the Premises and agrees to hold the other party
harmless from all loss, cost or expense resulting from the

                                     - 11 -

<PAGE>

breach by such party of this representation. Landlord shall pay all leasing
commissions owed to Ryan, Elliott arising from this Lease.

     23.  Entire Agreement. This Lease sets forth all covenants, agreements and
understandings between Landlord and Tenant concerning the Premises and the
renting thereof and Landlord has made no representations or promises with
respect to the Building or the premises except those contained herein. Except as
otherwise provided herein, no amendment or addition to this Lease shall be
binding upon Landlord or Tenant unless in writing and signed by both parties
hereto.

     24.  Notices. Any notice required or permitted to be given by one party
hereto to the other party hereto given by (a) certified mail, return receipt
requested, or (b) a nationally recognized overnight carrier and shall be
delivered as follows:

     If to Landlord:

           Westminster Park Partners of East Providence Associates
           c/o John L. Marshall III, General Partner
           75 Newman Avenue
           Rumford, Rhode Island 02916

     If to Tenant:

           Spectra Science Corporation
           155 South Main Street
           Suite 101
           Providence, Rhode Island 02903

or to such other addresses of which either of them, as the case may be, shall
notify the other in the manner herein stated for giving notice and such delivery
shall constitute the giving of such notice hereunder.

     25.  Environmental Matters. Tenant represents and covenants that, in
connection with its use and occupancy of the Premises, no toxic or hazardous
substance will be discharged, released, disposed of, spilled or leaked by
Tenant, its officers, agents or employees, in, on or upon the Premises, the
Building or the underlying or surrounding real property, and that neither
Tenant, nor any of its officers, agents or employees, will bring in, on or
incorporate into the Premises,
                                     - 12 -

<PAGE>

harmless Landlord, its affiliates, and their respective officers, agents and
employees, from and against any and all claims, damages, costs, liabilities
and/or expenses, including attorneys' fees and remediation or cleanup costs,
resulting from any breach by Tenant of any of its covenants or obligations under
this Section 25.

     26.  Subordination. This Lease and all rights of Tenant hereunder are and
shall remain subject and subordinate to all ground or underlying leases and
leasehold and building loan mortgages which may now or hereafter affect the
Building and to all renewals, modifications, consolidations, replacements and
extensions thereof. Such subordination shall be automatic without the execution
of any further subordination agreement by Tenant; provided, however, that if a
written subordination agreement is required by any such mortgagee, Tenant hereby
agrees to execute same and in the event of Tenant's failure to do so, Tenant
hereby irrevocably constitutes Landlord its attorney-in-fact, for such purpose.
In the event that any party shall succeed to Landlord's interest, this Lease
shall continue in effect and Tenant shall attorn to such party without delay,
provided that Tenant's use and enjoyment of the premises are not adversely
affected.

     27.  Notice to Mortgagee. Upon receipt of a written request by Landlord or
any holder of a mortgage on all or any part of the Premises, Tenant will
thereafter send any such holder copies of all notices of default or termination
or both given by Tenant to Landlord in accordance with any provision of this
Lease. In the event of any failure by Landlord to perform, fulfill or observe
any agreement by Landlord herein or any breach by Landlord of any representation
or warranty of the Landlord herein, any such holder may at its election cure
such failure or breach for and on behalf of Landlord.

     28.  Estoppel Letter. Each of Landlord and Tenant will from time to time,
upon not less than fifteen (15) days' prior written request by the other,
deliver to the other or any actual or prospective purchaser or holder of a
mortgage on all or any part of the Premises a written statement certifying
whether or not this Lease is in full force and effect and stating (a) the last
date to which the rent and other payments have been made (b) whether or not this
Lease has been

                                     - 13 -

<PAGE>

amended (c) whether or not to the knowledge of Landlord or Tenant the other is
in default in the performance, fulfillment or observance of any representation,
warranty or agreement set forth herein, or has any indebtedness to the other for
the payment of money, and (d) if so, each default or indebtedness.

     29.  Collateral Assignment of Lease. With reference to any assignment by
Landlord of Landlord's interest in this Lease, or the rentals payable hereunder,
conditional in nature or otherwise, which assignment is made to the holder of a
first mortgage on the Landlord's estate, Tenant agrees:

          (a)  that the execution thereof by Landlord and the acceptance thereof
          by the holder of such mortgage, shall not be deemed an assumption by
          such holder of any of the obligations of the Landlord hereunder,
          unless such holder shall, by written notice sent to Tenant,
          specifically otherwise elect; and

          (b)  that, except as aforesaid, such holder 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.

     30.  Landlord While an Owner. As used herein "Landlord" shall mean the
owner for the time being of Landlord's estate and property in the Premises and
if such estate and property be sold or transferred, the seller or transferor
shall thereupon be relieved of all obligations and liabilities hereunder
thereafter arising or occurring, and the purchaser or transferee shall thereupon
be deemed to have assumed and agreed to perform and observe all obligations and
liabilities hereunder thereafter arising or occurring, or based on occurrences
or situations thereafter arising or occurring.

     31.  Successors, Assigns, Joint and Several. The words "Landlord" and
"Tenant" shall include their respective heirs, legal representatives, successors
and assigns. If more than one party signs as Tenant hereunder the covenants,
conditions and agreements herein of the Tenant shall be the joint and several
obligations of each such party.

     32.  Governing Law. This lease shall be governed by the laws of the State
of Rhode Island.

                                     - 14 -

<PAGE>

     IN WITNESS WHEREOF, Landlord and Tenant have caused this instrument to be
executed as of the day and year first set forth above.

In Presence of:                             LANDLORD:

                                            WESTMINSTER PARK PARTNERS OF EAST
                                            PROVIDENCE ASSOCIATES

/s/ [ILLEGIBLE]                               By /s/ John L. Marshall III
-------------------                              -------------------------------
                                                 John L. Marshall III, its sole
                                                 General Partner

                                              TENANT:

                                              SPECTRA SCIENCE CORPORATION

/s/ [ILLEGIBLE]                               By /s/ Nabil M. Lawandy
-------------------                              -------------------------------
                                                 Nabil M. Lawandy,
                                                 President and CEO

                                     - 15 -

<PAGE>

                                    EXHIBIT B

                                CLEANING SERVICE

Landlord shall provide the following services on a three (3) times per week
basis. Included are the necessary labor, materials and equipment to perform the
following services:

     Empty all trash receptacles and replace liners as needed

     Clean/dust all desk tops, bookcases, tables and file cabinets

     Spot clean walls as needed

     Vacuum all carpets

     Sweep and damp mop all tile floors

     Clean and dust all windows, blinds and window sills in offices and
     conference rooms

     Clean all glass in entrance area and glass in the wooden doors

     Clean and sanitize all restrooms

     Supply and refill all restroom paper products and soap as needed

     Supply and replace all lights as needed

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