Document:

<PAGE>

                                                                   Exhibit 10.27
                                                                   -------------

                                   SUBLEASE

     THIS SUBLEASE dated as of __________, 2000 between Banyan Systems
Incorporated (the "Sublandlord") and Switchboard Incorporated (the "Subtenant").

                                   ARTICLE I

                                REFERENCE DATA

     1.1  Subjects Referred To.
          --------------------

     Each reference in this Sublease to any of the following subjects shall be
construed to incorporate the data stated for that subject in this Section 1.1:

<TABLE>
<S>                       <C>
Date of Sublease:         _____________, 2000

Sublandlord:              Banyan Systems Incorporated, a Massachusetts corporation

Sublandlord's Address:    120 Flanders Road, Westboro, Massachusetts  01581

Subtenant:                Switchboard Incorporated, a Delaware corporation

Subtenant's Address:      115 Flanders Road, Westboro, Massachusetts  01581

Headlandlord:             BerTech Flanders, LLC

Headlandlord's Address:   c/o Steve Brooks, Asset Manager
                          Berkley Investment Inc.
                          121 High Street
                          Boston, MA 02110

Headlease:                Lease Agreement dated as of November 14, 1986 by and between Arthur DiMartino, Jr., Trustee of
                          Flanders Realty Trust, as landlord, and Sublandlord, as tenant., as amended by a Lease Addendum dated
                          August 28, 1987, a Lease Addendum dated January 5, 1988, a Lease Extension and Modification Agreement
                          effective as of January 1, 1992, a Lease Extension and Modification Agreement dated April 15, 1993,
                          and a Fifth Lease Extension and Modification Agreement dated as of October 15, 1997.
</TABLE>
<PAGE>

<TABLE>
<S>                       <C>
Headleased Premises:      The premises situated at 115 Flanders Road, Westboro, Massachusetts, as described in the Headlease,
                          containing approximately 64,654 rentable square feet (constituting all of the rentable square feet in
                          the building) (the "Building").

Premises:                 The Premises are shown on Exhibit B attached hereto. Beginning on March 1, 2000 the Premises shall also
                          include space shown on Exhibit C attached hereto.

Rentable Floor Area

of Premises:              9,572 Rentable Square Feet on the second floor of the Building. Beginning on March 1, 2000 the rentable
                          floor area of the Premises shall increase to 18,089 rentable square feet. Exact square footage shall be
                          verified by an architect in accordance with BOMA standards.

Commencement Date:        ___________________, 2000

Term Expiration Date:     ___________________, 2002

Extension Option:         Subtenant shall have option to extend term until
                          September 30, 2005.

Rent Commencement
     Date:                ___________________, 2000

Monthly Fixed Rent:       Time Period                        Monthly Rent
                          -----------                        ------------

                          3/1/2000-12/31/2002                $25,551.00

Security Deposit:         None

Permitted Uses:           All permitted uses in the Headlease.

Parking Spaces:           Subtenant shall be entitled to use 80 parking spaces. Subject to prior written approval of Headlandlord
                          under the terms of the Headlease, Subtenant, at Subtenant's expense, may install several visitor parking
                          spaces in front of the entrance to the Premises.

Signs:                    Subject to prior written approval and signage criteria of Headlandlord under the terms of the Headlease,
                          Subtenant, at Subtenant's expense, may place signage at the entrance to
</TABLE>

                                       2
<PAGE>

          the Premises. Subtenant shall have its name and suite number inserted
          into the building directory.

     1.2  Exhibits.
          --------

     The exhibits listed below in this section are incorporated in this Sublease
by reference and are to be construed as part of this Sublease:

          EXHIBIT A           Headlease
          EXHIBIT B & C       Floor Plan of Premises

                                       3
<PAGE>

                                   ARTICLE II

                               PREMISES AND TERM

     2.1  Premises.  Subject to and with the benefit of the provisions of this
          --------
Sublease, Sublandlord hereby subleases the Premises to Subtenant, and Subtenant
subleases the Premises from Sublandlord.

     The Premises are subleased in their condition "as is" on the Commencement
Date.

     2.2  Term.  To have and to hold beginning on the Commencement Date and
          ----
continuing until the Term Expiration Date (the "Term"), subject to earlier
termination as provided herein.

     2.3  Early Access. Sublandlord shall allow Subtenant access to the Premises
          ------------
prior to the Commencement Date to install cabling, telephone systems, furniture
partitions and to perform other necessary tenant improvement s.  Prior to
Subtenant's entry into the Premises as permitted hereunder, Subtenant shall
submit a schedule to Sublandlord (and Sublandlord's contractor, if so requested
by Sublandlord), for their reasonable approval, which schedule shall detail the
timing and purpose of Subtenant's entry.  Subtenant shall hold Sublandlord
harmless from and indemnify and protect and defend Sublandlord against any loss
or damage to the Premises or the Building and against injury to any person
caused by Subtenant's actions as a result of such entry, to the extent such loss
or damage is not covered by insurance carried or required to be carried under
this Sublease.

                                  ARTICLE III

                                      RENT

     3.1  Monthly Fixed Rent.  Subtenant shall pay Sublandlord the Monthly Fixed
          ------------------
Rent in advance on the first calendar day of each month included in the Term,
commencing on the Rent Commencement Date; and for any portion of a calendar
month at the beginning of or end of the Term, the corresponding fraction of the
Monthly Fixed Rent in advance.  Monthly Fixed Rent shall include HVAC, nightly
janitorial service, electricity for lights and plugs and one security guard from
4 p.m. to 8a.m. Monday through Friday, with security available on call
throughout the weekends.

     3.2  Additional Rent.  Pursuant to the Headlease, Sublandlord is required
          ---------------
to pay 100% of all operating, tax, maintenance and repair costs for the Building
(as such terms are defined in the Headlease), and such other amounts payable as
in the Headlease (collectively, the "Operating Costs").  Subtenant shall pay
Sublandlord as additional rent hereunder 14.8% (increasing to 28% on March 1,
2000) of any increase

                                       4
<PAGE>

over the base year of all Operating Costs allocable to the periods of time
included in the Term (the "Additional Rent"). The base year for real estate
taxes is July 1, 1999 through June 30, 2000 with real estate taxes in the amount
of $68,345. The base year for all other operating costs is the 2000 operating
budget with an amount of $6.35 per rentable square foot. Subtenant shall pay
such amount within ten (10) days of billing by Sublandlord, which bills shall
include, where applicable, copies of the applicable statements from
Headlandlord. Any surplus shall be promptly refunded to Subtenant and any
deficit in such payment shall be promptly paid by Subtenant after the
Headlandlord finally determines the amounts payable by the Sublandlord under the
Headlease.

Capital repairs and replacements to the roof, structural elements and Building
systems shall be the sole responsibility of the Sublandlord and shall not be
included in the Operating Costs.

     3.3  Payment.  All payments of Monthly Fixed Rent and Additional Rent shall
          -------
be made to Sublandlord at Sublandlord's Address set forth in Section 1.1 or to
such other address as Sublandlord may designate by notice to Subtenant from time
to time.

                                   ARTICLE IV

                             SUBTENANT'S COVENANTS

     Subtenant covenants during the Term and such further time as Subtenant
occupies any part of the Premises:

     4.1  Subtenant's Payments.  Subtenant shall pay all Monthly Fixed Rent,
          --------------------
Additional Rent and any other amounts payable when due.

     4.2  Maintenance and Repair.  Subtenant shall maintain the Premises in the
          ----------------------
condition required by the Headlease.

     4.3  Occupancy and Use.  Subtenant shall not use the Premises for any uses
          -----------------
other than the Permitted Uses, and shall not make any use of the Premises which
is prohibited by any applicable law, ordinance, code, regulation, license,
permit, variances or governmental order.

     4.4  Alterations and Additions.  Subtenant shall not make any improvements,
          -------------------------
repairs, alterations, replacements, decorations and/or additions to the Premises
without first obtaining the written approval of Sublandlord, which approval
shall not be unreasonably withheld or delayed, and the written approval of the
Headlandlord on the terms and conditions set forth in the Headlease.

                                       5
<PAGE>

     All construction work required or permitted by this Sublease shall be done
in a good and workmanlike manner and in compliance with all applicable laws and
all lawful ordinances, regulations and orders of governmental authority and
insurers of the building.

     4.5  Assignment and Subletting.  Except with Sublandlord's prior written
          -------------------------
consent, which consent shall not be unreasonably withheld or delayed, Subtenant
shall not assign, transfer, mortgage or pledge this Sublease, or sublease (which
term shall be deemed to include the granting of concessions and licenses and the
like) all or any part of the Premises, or suffer or permit this Sublease or the
leasehold estate hereby created or any other rights arising under this Sublease
to be assigned, transferred or encumbered, in whole or in part, whether
voluntarily, involuntarily or by operation of law, or permit the occupancy of
the Premises by anyone other than Subtenant.  Any attempted assignment,
transfer, mortgage, pledge, sublease or encumbrance without such consent shall
be void.

In the event that any assignee or transferee of Subtenant pays to Subtenant any
amount in excess of the Monthly Fixed Rent, Additional Rent and any amounts
and/or charges then payable hereunder, Subtenant shall promptly pay one hundred
(100%) percent of said excess to Sublandlord as and when received by Subtenant.
If Subtenant shall receive from any assignee or transferee, either directly or
indirectly, any consideration for the assignment of this Sublease, either in the
form of cash, goods or services, Subtenant shall pay an amount equivalent to one
hundred (100%) percent of such consideration to Sublandlord as and when received
by Subtenant.

Notwithstanding the foregoing, any assignment, transfer, mortgage or pledge of
this Sublease is subject to and conditioned upon receipt of the prior written
consent of the Headlandlord as provided in the Headlease.

No assignment or subletting shall affect the continuing primary liability of
Subtenant (which, following assignment, shall be joint and several with the
assignee).

     4.6  Indemnification.  Subtenant shall indemnify Sublandlord and hold
          ---------------
Sublandlord harmless from and against any and all claims, demands, suits,
judgments, liabilities, costs and expenses, including reasonable attorneys'
fees, arising out of or in connection with Subtenant's use and possession of the
Premises and the exercise room, or arising out of the failure of Subtenant, its
agents, contractors or employees to perform any covenant, term or condition of
this Sublease or of the Headlease to be performed by Subtenant hereunder.
Sublandlord agrees to indemnify and hold Subtenant harmless from and against any
and all claims, demands, suits, judgments, liabilities, costs and expenses,
including reasonable attorneys' fees, arising out of the failure of Sublandlord,
its agents, contractors or employees to perform any covenant, term or condition
of this Sublease or of the Headlease to be performed by Sublandlord hereunder.

                                       6
<PAGE>

     4.7  Insurance.  Subtenant shall maintain in responsible companies with a
          ----------
general policy rating of A or better and a financial class of VI or better by
A.M. Best, Inc. and qualified to do business and in good standing in
Massachusetts, comprehensive general liability insurance covering the premises
insuring Sublandlord and Headlandlord as well as Subtenant with limits which
shall, at the commencement of the Term, be at least $2,000,000 and from time to
time during the Term shall be for such higher limits, if any, as are customarily
carried in the Marlborough and Westboro areas with respect to similar properties
and worker's compensation insurance with statutory limits covering all of
Subtenant's employees working in the Premises.  In addition, Subtenant shall be
responsible for insuring its personal property.  Subtenant shall deposit
promptly with Sublandlord certificates for such insurance naming Sublandlord and
Headlandlord as additional insureds, and all renewals thereof bearing the
endorsement that the policies will not be canceled until after 30 days' written
notice to Sublandlord.

                                   ARTICLE V

                              CASUALTY AND TAKING

     5.1  Termination of Headlease.  In the event that during the Term, all or
          ------------------------
any part of the Premises or the Headleased Premises are destroyed or damaged by
fire or other casualty or taken by eminent domain, and either Sublandlord or
Headlandlord terminates the Headlease pursuant to its terms because of such
damage, destruction or taking, then this Sublease shall likewise terminate on
the same date that the Headlease terminates.  Sublandlord shall give Subtenant
prompt notice of such termination and the date on which it shall occur.

     5.2  Repair and Restoration.  In the event any such damage, destruction or
          -----------------------
taking of the Premises occurs and this Sublease is not terminated pursuant to
Section 5.1 above, then Sublandlord shall use reasonable efforts to cause
Headlandlord to repair and restore the Premises to the extent required by the
terms of the Headlease.

     5.3  Reservation of Award.  Any and all rights to receive awards made for
          --------------------
damages to the Premises and the leasehold hereby created accruing by reason of
exercise of eminent domain or by reason of anything lawfully done in pursuance
of public or other authority, are reserved to Sublandlord and Headlandlord.
Subtenant hereby releases and assigns to Sublandlord and Headlandlord all
Subtenant's rights to such award and covenants to deliver such further
assignments and assurances thereof as Sublandlord or Headlandlord may from time
to time request.

                                       7
<PAGE>

                                   ARTICLE VI

                                   HEADLEASE

     6.1  Sublease Subject to Headlease.  This Sublease is subject to the
          -----------------------------
Headlease.  Subject to this Section 6.1, all terms and conditions of the
Headlease are incorporated into and made a part of this Sublease as if
Sublandlord were the landlord thereunder and Subtenant were the tenant.  In case
of conflict between the incorporated provisions of the Headlease and the
remaining provisions of this Sublease, the latter shall control.  Subtenant
assumes and agrees to perform the tenant's obligations under the Headlease
during the Term, except that the obligation to pay rent or other amounts to
Headlandlord under the Headlease shall not be an obligation of Subtenant, and
Subtenant shall instead pay the rent under this Sublease.  Subtenant shall not
commit or suffer any act or omission that will violate any of the provisions of
the Headlease.

          If the Headlease terminates as a result of a default or breach of
Subtenant under this Sublease and/or the Headlease, then the Subtenant shall be
liable to the Sublandlord for the direct damage suffered as a result of such
termination.  Subtenant covenants not to commit or suffer any act or omission
that will violate the Headlease.

     6.2  Excluded Obligations.  Notwithstanding anything to the contrary
          --------------------
herein, the incorporated provisions of the Headlease are amended or qualified as
follows:

     i.   Sublandlord shall not be liable under any circumstances for a loss of
or injury to property, or interference with Subtenant's business, however
occurring, incidental to any failure to furnish any utilities or services.

     ii.  Sublandlord shall have no responsibility to perform or construct (or
to pay the cost of performing or constructing) any repair, maintenance or
improvement in or to the Premises, except as specifically set forth in Section
2.1 of this Sublease.

     iii. Rent shall be abated under this Sublease only to the extent that
Sublandlord receives a corresponding rent abatement under the Headlease.

     iv.  Wherever the Headlease grants to Sublandlord a grace or cure period,
the corresponding grace or cure period under this Sublease shall be two (2)
business days shorter in duration.

     The parties acknowledge that Sublandlord's ability to satisfy certain of
its obligations to Subtenant under this Sublease is contingent upon the full and
timely performance of Headlandlord's obligations under the Headlease.  The
parties further acknowledge that, while Sublandlord will use reasonable efforts
to cause Headlandlord to perform its obligations under the Headlease,
Sublandlord will not be liable to Subtenant for any breach of Sublandlord's
obligations under this Sublease, nor shall such breach diminish Sublandlord's
rights hereunder, where the same is caused by or attributable to the failure of
Headlandlord to perform its obligations under the Headlease.

                                       8
<PAGE>

     6.3  Headlandlord's Rights.  Headlandlord shall have all rights with
          ---------------------
respect to the Premises which it has reserved to itself as landlord under the
Headlease.

     6.4  Termination of Headlease.  In the event that Headlandlord terminates
          ------------------------
the Headlease pursuant to its terms or the Headlease otherwise terminates or
expires, this Sublease shall likewise and simultaneously terminate.

                                  ARTICLE VII

                                 MISCELLANEOUS

     7.1  Notices from One Party to the Other.  All notices required or
          -----------------------------------
permitted hereunder shall be in writing, duly signed by the party giving such
notice and transmitted by prepaid registered or certified mail, return receipt
requested, by telegram or telefax, or delivered by hand, and addressed as
follows:

     to Sublandlord:   Banyan Systems Incorporated
                       120 Flanders Road
                       Westboro, MA 01581
                       Fax No. (508) 366-6846
                       Attn: Legal Department

     to Subtenant:     Switchboard Incorporated
                       115 Flanders Road
                       Westboro, MA 01581
                       Fax No. (508) 870-2000
                       Attn:  John P. Jewett

or to such other address as Sublandlord or Subtenant shall designate by written
notice to each other.  Any notice shall be deemed duly given on the second
business day following the date of mailing, or when delivered to such address by
hand, or if transmitted by telefax or telegram, on the business day received.

     7.2  Estoppel Certificate.  Upon not less than twenty (20) days prior
          --------------------
notice by the requesting party, either party shall execute, acknowledge and
deliver to the other a statement in writing, addressed to such person as the
requesting party shall designate, certifying (a) that this Sublease is
unmodified and in full force and effect, (b) the dates to which Monthly Fixed
Rent, Additional Rent have been paid, and (c) that the requesting party is not
in default hereunder (or, if in default, specifying the nature of such default
in reasonable detail).  Any such certificate may be relied upon by the person to
which it is addressed as to the facts stated therein.

                                       9
<PAGE>

     7.3  Brokerage.  Subtenant and Sublandlord mutually represent and warrant
          ---------
that they have dealt with no broker in connection with this transaction.  Each
agrees to defend, indemnify and save the other harmless from and against any and
all cost, expense or liability for any compensation, commissions or charges
claimed by any broker or agent, with respect to the indemnifying party's
dealings in connection with this Sublease.

     7.4  Applicable Law.  This Sublease shall be governed by and construed in
          --------------
accordance with the laws of the Commonwealth of Massachusetts.

     7.5  Security Deposit.  Upon execution of this Sublease, Subtenant shall
          ----------------
deliver to Sublandlord the Security Deposit, such sum to be held by Sublandlord
as security for the performance of Subtenant's obligations under this Sublease.
The Security Deposit shall be held by Sublandlord without interest and
Sublandlord shall be entitled to commingle the Security Deposit with its other
funds.

     7.6  Construction.  If any term, covenant, condition or provision of this
          ------------
Sublease or the application thereof to any person or circumstances shall be
declared invalid or unenforceable by the final ruling of a court of competent
jurisdiction having final review, the remaining terms, covenants, conditions and
provisions of this Sublease and their application to persons or circumstances
shall not be affected thereby and shall continue to be enforced and recognized
as valid agreements of the parties.

     This Sublease constitutes the entire agreement between the parties hereto
with respect to the transactions contemplated herein, and it supersedes all
prior discussions, understandings or agreements, including without limitation
the Offer To Sublease, between the parties.

     There are no oral or written agreements between Sublandlord and Subtenant
affecting this Sublease.  This Sublease may be amended, and the provisions
hereof may be waived or modified, only by instruments in writing executed by
Sublandlord and Subtenant.

     The titles of the several Articles and Sections contained herein are for
convenience only and shall not be considered in construing this Sublease.

     Unless repugnant to the context, the words "Sublandlord" and "Subtenant"
appearing in this Sublease shall be construed to mean those named above and
their respective heirs, executors, administrators, successor and assigns, and
those claiming through or under them respectively.  If there be more than one
tenant, the obligations imposed by this Sublease upon Subtenant shall be joint
and several.

     7.7  Right of First Offer for Second Floor on 120 Flanders Road. Provided
          ----------------------------------------------------------
that Subtenant is not in default in the performance or observance of any of the
terms and

                                       10
<PAGE>

provisions of this Sublease or the Headlease, if Sublandlord intends during the
Term of this Sublease, to market the Second Floor Space of 120 Flanders Road
consisting of approximately 18,111 rentable square feet when it becomes
available for leasing (the "Second Floor Space"), then Sublandlord will present
a term sheet (the "Offer") for the leasing of the Second Floor Space to
Subtenant. Except as otherwise set forth in the Offer, the lease of the Second
Floor Space shall be on the terms and conditions set forth in this Sublease.

Upon its receipt of the Offer, Subtenant shall have seven (7) business days to
accept or reject the Offer.  If Subtenant accepts the Offer within said seven
day period, Sublandlord and Subtenant shall execute a lease for such Second
Floor Space on the terms set forth in the Offer within thirty (30) days of
Subtenant's acceptance of the Offer.  In the event Subtenant does not accept the
Offer within said seven day period or Sublandlord and Subtenant do not execute a
lease on the terms set forth in the Offer within said thirty day period, then
Sublandlord shall have the right to lease the Second Floor Space on terms which
Sublandlord reasonably determines to be at least 90% as economically beneficial
to Sublandlord as those set forth in the Offer without reoffering the Second
Floor Space to Subtenant.  If (i) Sublandlord wishes to lease the Second Floor
Space on terms less than 90% as economically beneficial to Sublandlord, or (ii)
Sublandlord does not enter into a lease for the Second Floor Space within 180
days of the submission of the Offer to Subtenant, then the Second Floor Space
shall first be subject to re-submission to Subtenant pursuant to the terms of
this Section prior to Sublandlord's leasing of the same.

In the event Subtenant accepts the Offer to lease the Second Floor Space,
Subtenant shall be solely responsible for any and all costs associated with
relocating or moving Subtenant from the Premises to the Second Floor Space.

     7.8  Access and Security.  Normal Building hours shall be from 7:00 a.m. to
          -------------------
6:00 p.m. Monday through Friday.  The Building has a twenty-four (24) hour card
access system.  Subtenant shall be responsible for its own security card access
at the entrance to the Premises.

     7.9  Cafeteria.  Subtenant shall have the right to use the cafeteria at 115
          ---------
Flanders Road during the Term of this Sublease.

     7.10 Option to Extend.  Subtenant shall have the right and option to extend
          ----------------
the Term for an additional two (2) years and nine (9) months until September 30,
2005 (the "Extension Term") commencing upon the expiration of the original Term
referred to in Section 2.2 (the "Original Term"), provided that Subtenant shall
give Sublandlord notice of Subtenant's irrevocable exercise of such option at
least ninety (90) days prior to the expiration of the Original Term and provided
further that Subtenant shall not be in default at either the time of giving such
notice or at the time of the commencement of the Extension Term in the
performance or observance of any of the terms and

                                       11
<PAGE>

provisions of this Sublease on the part of Subtenant to be performed or
observed. Prior to the exercise by Subtenant of such option, the expression
"Term" shall mean the Original Term, and after the exercise by Subtenant of such
option, the expression "Term" shall mean the Original Term as it has been
extended by the Extension Term. Except as expressly otherwise provided in the
following paragraph, all the terms, covenants, conditions, provisions and
agreements in the Sublease contained shall be applicable to the Extension Term.
If Subtenant shall give notice of its exercise of such option to extend in the
manner and within the time period provided aforesaid, the Term shall be extended
upon the giving of such notice without the requirement of any further action on
the part of either Subtenant or Sublandlord. If Subtenant shall fail to give
timely notice of the exercise of such option as aforesaid, Subtenant shall have
no right to extend the Term of this Sublease, time being of the essence of the
foregoing provisions.

The Monthly Fixed Rent payable during the Extension Term shall be the greater of
(i) the Monthly Fixed Rent in effect for the year immediately preceding the
commencement of the Extension Term or (ii) the Fair Market Rent for the
Premises, as determined below, as of the commencement of the Extension Term.  If
for any reason the Monthly Fixed Rent payable during the Extension Term has not
been determined as of the commencement of the Extension Term, Subtenant shall
pay the Monthly Fixed Rent payable during the immediately preceding year until
the Monthly Fixed Rent for the Extension Term is determined, at which time, an
appropriate adjustment, if any, shall be made.

For purposes hereof, the Fair Market Rent shall mean the fair rent for the
Premises as of the commencement of the Extension Term under market conditions
then existing.  Fair Market Rent shall be determined by agreement between
Sublandlord and Subtenant, but if Sublandlord and Subtenant are unable to agree
upon the Fair Market Rent at least two (2) months prior to the date upon which
the Fair Market Rent is to take effect, then the Fair Market Rent shall be
determined by appraisal made as hereinafter provided by a board of three (3)
reputable independent commercial real estate consultants, appraisers, or
brokers, each of whom shall have at least ten (10) years of experience in the
Westboro office rental market and each of whom is hereinafter referred to as
"Appraiser".  Subtenant and Sublandlord shall each appoint one such Appraiser
and the two (2) Appraisers so appointed shall appoint the third Appraiser.  The
cost and expenses of each Appraiser appointed separately by Subtenant and
Sublandlord shall be borne by the party who appointed the Appraiser.  The cost
and expense of the Third Appraiser shall be shared equally by Subtenant and
Sublandlord.  Sublandlord and Subtenant shall appoint their respective
Appraisers at least fifty-five (55) days prior to commencement of the Extension
Term and shall designate the Appraisers so appointed by notice to the other
party.  The two Appraisers so appointed and designated shall appoint the third
Appraiser at least forty-five (45) days prior to the commencement of the
Extension Term and shall designate such Appraiser by notice to Sublandlord and
Subtenant.  The board of three (3) Appraisers shall determine the Fair Market
Rent of

                                       12
<PAGE>

the Premises as of the commencement of the Extension Term and shall notify
Sublandlord and Subtenant of their determinations at least thirty (30) days
prior to the commencement of the Extension Term. If the determination of the
Fair Market Rent of any two (2) or all three (3) Appraisers shall be identical
in amount, said amount shall be deemed to be the Fair Market Rent of the
Premises. If the determination of all three (3) Appraisers shall be different in
amount, the average of the two (2) values nearest in amount shall be deemed the
Fair Market Rent of the Premises. The Fair Market Rent of the Premises
determined in accordance with the provisions of this Section shall be binding
and conclusive on Subtenant and Sublandlord.

     7.11 Consent of Headlandlord.  Subtenant acknowledges that this Sublease is
          -----------------------
subject to the consent of the Headlandlord.  Within three (3) business days
after the execution of this Sublease, Sublandlord shall notify and forward an
originally executed copy of this Sublease to the Headlandlord and shall request
Headlandlord's consent thereto.  Upon receiving Headlandlord's response,
Sublandlord shall notify Subtenant as to whether or not the Headlandlord
consented to the sublease.  In the event the Headlandlord does not consent to
the sublease, this Sublease shall terminate and be of no further force or
effect.

     THIS SUBLEASE is executed as a sealed instrument in two or more
counterparts on the day and year first above written.

     SUBLANDLORD:

     BANYAN SYSTEMS INCORPORATED

     By:  _____________________________
          Name:
          Title:

     SUBTENANT:

     SWITCHBOARD INCORPORATED

     By:  ____________________________
          Name:
          Title:

                                       13<PAGE>

                                                                   Exhibit 10.30
                                                                   -------------
                             EMPLOYMENT AGREEMENT
                             --------------------

     This Employment Agreement (the "Agreement"), made this 25th day of
January, 2000 is entered into by and between Switchboard Incorporated, a
Delaware corporation (the "Company"), and John P. Jewett (the "Employee").

     1.  Title; Capacity.  The Employee shall serve as Vice President, Chief
         ---------------
Financial Officer, Treasurer and Secretary, or in such other position as the
Company or its Board of Directors (the "Board") may determine from time to time.
The Employee shall be subject to the supervision of, and shall have such
authority as is delegated to him by, the Board or such officer of the Company as
may be designated by the Board.

     The Employee hereby accepts such employment and agrees to undertake the
duties and responsibilities inherent in such position and such other duties and
responsibilities as the Board or its designee shall from time to time reasonably
assign to him.  The Employee agrees to devote his entire business time,
attention and energies to the business and interests of the Company while
employed by the Company.

     2.  At-Will Employment.  The Employee shall be employed on an at-will
         ------------------
basis, which means either party may terminate the employment relationship at any
time, for any reason or no reason, and with or without notice, subject to the
provisions of this Agreement.

     3.  Compensation and Benefits.
         -------------------------

         3.1  Salary.  The Company shall pay the Employee a base salary at the
              ------
annualized rate of one hundred and twenty-five thousand dollars ($125,000), in
equal bi-weekly
<PAGE>

installments, consistent with the Company's regular payroll procedures.
Employee's salary shall be subject to adjustment, as determined by the Board.

         3.2  Bonus.  The Employee shall be eligible to receive an annual bonus
              -----
payable quarterly and targeted at an annual rate of  fifty-five thousand dollars
($55,000) for the one-year period beginning on January 1, 2000, in the event
that certain criteria are met, as specifically discussed and defined with the
Employee periodically by the Company's Chief Executive Officer.  Such bonus
shall be subject to adjustment thereafter as determined by the Board.

         3.3  Benefits.  The Employee shall be entitled to participate in all
              --------
benefit programs that the Company establishes and makes available to its
employees, if any, to the extent that Employee's position, tenure, salary, age,
health and other qualifications make him eligible to participate.

     4.  Change in Control.
         -----------------

         4.1  Stock Options.  In the event of a Change in Control, fifty
              -------------
percent (50%) of the Employee's outstanding unvested stock options shall
immediately vest and become exercisable in full, if:

              (i)     the Employee remains employed by the Company for a
continuous period of six (6) months after the effective Change in Control date;
or

              (ii)    the Employee elects to resign within six (6) months of the
effective Change in Control date because the Employee's job title and/or overall
targeted cash compensation are materially reduced from levels in effect
immediately prior to the Change in Control.

         4.2  "Change in Control" means an event or occurrence set forth in
               -----------------
any one or

                                      -2-
<PAGE>

more of subsections (a) through (d) below (including an event or occurrence that
constitutes a Change in Control under one of such subsections but is
specifically exempted from another such subsection):

              (a) the acquisition by an individual, entity or group (within the
meaning of Section 13(d)(3) or 14(d)(2) of the Securities Exchange Act of 1934,
as amended (the "Exchange Act")) (a "Person"), other than Banyan Worldwide or
CBS Corporation, of beneficial ownership of any capital stock of the Company if,
after such acquisition, such Person beneficially owns (within the meaning of
Rule 13d-3 promulgated under the Exchange Act) 20% or more of either (i) the
then-outstanding shares of common stock of the Company (the "Outstanding Company
Common Stock") or (ii) the combined voting power of the then-outstanding
securities of the Company entitled to vote generally in the election of
directors (the "Outstanding Company Voting Securities"); provided, however, that
                                                         --------
for purposes of this subsection (a), the following acquisitions shall not
constitute a Change in Control: (i) any acquisition directly from the Company
(excluding an acquisition pursuant to the exercise, conversion or exchange of
any security exercisable for, convertible into or exchangeable for common stock
or voting securities of the Company, unless the Person exercising, converting or
exchanging such security acquired such security directly from the Company or an
underwriter or agent of the Company), (ii) any acquisition by the Company, (iii)
any acquisition by any employee benefit plan (or related trust) sponsored or
maintained by the Company or any corporation controlled by the Company, or (iv)
any acquisition by any corporation pursuant to a transaction which complies with
clauses (i) and (ii) of subsection (c) of this Section 4.2; or

                                      -3-
<PAGE>

              (b) such time as the Continuing Directors (as defined below) do
not constitute a majority of the Board (or, if applicable, the Board of
Directors of a successor corporation to the Company), where the term "Continuing
Director" means at any date a member of the Board (i) who was a member of the
Board on the date of the execution of this Agreement or (ii) who was nominated
or elected subsequent to such date by at least a majority of the directors who
were Continuing Directors at the time of such nomination or election or whose
election to the Board was recommended or endorsed by at least a majority of the
directors who were Continuing Directors at the time of such nomination or
election; provided, however, that there shall be excluded from this clause (ii)
any individual whose initial assumption of office occurred as a result of an
actual or threatened election contest with respect to the election or removal of
directors or other actual or threatened solicitation of proxies or consents, by
or on behalf of a person other than the Board; or

              (c) the consummation of a merger, consolidation, reorganization,
recapitalization or statutory share exchange involving the Company or a sale or
other disposition of all or substantially all of the assets of the Company (a
"Business Combination"), unless, immediately following such Business
Combination, each of the following two conditions is satisfied: (i) all or
substantially all of the individuals and entities who were the beneficial owners
of the Outstanding Company Common Stock and Outstanding Company Voting
Securities immediately prior to such Business Combination beneficially own,
directly or indirectly, more than 50% of the then-outstanding shares of common
stock and the combined voting power of the then-outstanding securities entitled
to vote generally in the election of directors, respectively, of the resulting
or acquiring corporation in such Business Combination (which shall include,

                                      -4-
<PAGE>

without limitation, a corporation which as a result of such transaction owns the
Company or substantially all of the Company's assets either directly or through
one or more subsidiaries) (such resulting or acquiring corporation is referred
to herein as the "Acquiring Corporation") in substantially the same proportions
as their ownership, immediately prior to such Business Combination, of the
Outstanding Company Common Stock and Outstanding Company Voting Securities,
respectively; and (ii) no Person (excluding the Acquiring Corporation or any
employee benefit plan (or related trust) maintained or sponsored by the Company
or by the Acquiring Corporation) beneficially owns, directly or indirectly, 20%
or more of the then outstanding shares of common stock of the Acquiring
Corporation, or of the combined voting power of the then-outstanding securities
of such corporation entitled to vote generally in the election of directors
(except to the extent that such ownership existed prior to the Business
Combination); or

              (d) approval by the stockholders of the Company of a complete
liquidation or dissolution of the Company.

     5.  Circumstances Triggering Receipt of Termination Benefits.
         --------------------------------------------------------

         5.1  Termination by the Company.  the Company shall provide the
              --------------------------
Employee with the benefits set forth in Section 6 upon termination by the
Company of the Employee's employment at any time during the term of this
Agreement for reasons other than termination for "cause."  For the purposes
hereof, "cause" shall be defined as the willful and repeated failure of the
Employee to perform substantially his duties, or action by the Employee
involving willful misfeasance, gross negligence or the commission of any
felonious action; provided, however, that termination for cause shall not be
effective unless the Employee shall have received written

                                      -5-
<PAGE>

notice from the Company of such failure (specifying in detail the facts and
circumstances on which the Company is relying) and a demand for substantial
performance thirty (30) days prior to such termination, and the Company
determines that the Employee shall have failed during such thirty (30) day
period to resume the diligent performance of his duties. If Employee, in good
faith, disputes the Company's determination that he has not so resumed the
diligent performance of his duties, the parties agree to submit such dispute to
arbitration in accordance with the provisions of Section 12 below.

         5.2  Termination by Employee. the Company shall provide the Employee
              -----------------------
with the benefits set forth in Section 6 upon termination by the Employee of the
Employee's employment with the Company at any time during the term of this
Agreement if the Employee's job title and/or overall targeted cash compensation
are materially reduced from levels in effect at the commencement of the initial
or any renewal term of this Agreement (the "Material Reduction") and the
Employee elects to resign within 90 days of said Material Reduction.

         5.3  Notice of Termination.  Any termination of the Employee's
              ---------------------
employment by the Company or by the Employee as referred to in this Section
shall be communicated by written notice of termination to the other party.

     6.  Termination Benefits.  Subject to and in accordance with the
         --------------------
provisions set forth in Section 5, and further subject to the execution of a
release agreement, the terms of which are agreeable to both parties and which
agreement to such terms may not be unreasonably withheld, the following benefits
(subject to any applicable taxes required to be withheld) shall be paid to the
Employee as follows:

         (a)  Compensation.  The Employee will be paid his base salary for a
              ------------
period of

                                      -6-
<PAGE>

six months from the effective date of his termination (the "Continuation
Period"), in the event that the Employee remains unemployed during the
Continuation Period. If the Employee obtains other employment during the
Continuation Period, any salary continuation will cease unless the Employee's
new employment is at a base salary lower than his base salary under Section 3.1,
in which case the Company will pay the Employee the difference between his base
salary under Section 3.1 and his new base salary during the Continuation Period.

         (b)  Insurance Benefits, etc.  The Employee's participation (including
              -----------------------
dependent coverage) in the life, health and dental insurance plans (excluding
further participation in the existing 401K Plan) of the Company in effect
immediately prior to the effective date of Employee's termination shall be
continued, or equivalent benefits provided, by the Company, at the Employee's
then current contribution rate for such benefits for a period of up to six
months commencing on the effective date of Employee's termination in the event
that the Employee remains unemployed during the Continuation Period.  If
Employee obtains other employment during the Continuation Period, any continuing
benefits will cease.

     7.  Continuing Obligations.  In order to induce the Company to enter
         ----------------------
into this Agreement, the Employee hereby ratifies and confirms his Invention and
Non-Disclosure Agreement with the Company.  Without limiting the generality of
the foregoing, the Employee agrees that all documents, records, techniques,
business secrets and other information which have come into his possession from
time to time during his employment hereunder shall be deemed to be confidential
and proprietary to the Company and he shall retain in confidence any
confidential information known to him concerning the Company and its parent
and/or subsidiaries and their respective businesses and such information shall
not be disclosed.

                                      -7-
<PAGE>

     8.  Other Agreements.  Employee hereby represents that he is not bound by
         ----------------
the terms of any agreement with any previous employer or other party to refrain
from using or disclosing any trade secret or confidential or proprietary
information in the course of his employment with the Company or to refrain from
competing, directly or indirectly, with the business of such previous employer
or any other party.  Employee further represents that his performance of all the
terms of this Agreement and as an employee of the Company does not and will not
breach any agreement to keep in confidence proprietary information, knowledge or
data acquired by him in confidence or in trust prior to his employment with the
Company.

     9.  Notices.  All notices required or permitted under this Agreement shall
         -------
be in writing and shall be deemed effective upon personal delivery or upon
deposit in the United States Post Office, by registered or certified mail,
postage prepaid, addressed to the other party at the address shown above, or at
such other address or addresses as either party shall designate to the other in
accordance with this Section 9.

     10. Pronouns.  Whenever the context may require, any pronouns used in this
         --------
Agreement shall include the corresponding masculine, feminine or neuter forms,
and the singular forms of nouns and pronouns shall include the plural, and vice
versa.

     11. Entire Agreement.  This Agreement constitutes the entire agreement
         ----------------
between the parties and supersedes all prior agreements and understandings,
whether written or oral, relating to the subject matter of this Agreement,
including but not limited to the October 16, 1998 Offer Letter, except as
otherwise specified in this Agreement.  Employee's October 28, 1998 Invention
and Non-Disclosure Agreement, and Employee's December 8, 1998 Incentive Stock
Option Agreement and October 18, 1999 Incentive Stock Option Agreement will
remain in full force and

                                      -8-
<PAGE>

effect, except as otherwise specified in this Agreement.

     12. Arbitration.  Any controversy or claim arising out of or relating to
         -----------
this Agreement or the breach thereof shall be settled by arbitration to be
conducted in Boston, Massachusetts, in accordance with the rules of the American
Arbitration Association, and judgment upon the award rendered by the arbitrators
may be entered in any court having jurisdiction thereof.

     13. Amendment.  This Agreement may be amended or modified only by a
         ---------
written instrument executed by both the Company and the Employee.

     14. Governing Law.  This Agreement shall be construed, interpreted and
         -------------
enforced in accordance with the laws of the Commonwealth of Massachusetts.

     15. Successors and Assigns.  This Agreement shall be binding upon and
         ----------------------
inure to the benefit of both parties and their respective successors and
assigns, including any corporation with which or into which the Company may be
merged or which may succeed to its assets or business, provided, however, that
the obligations of the Employee are personal and shall not be assigned by him.

     16. Term.  The initial term of this Agreement shall be for a period of
         ----
twelve (12) months commencing on the effective date of this Agreement.
Thereafter, this Agreement shall be automatically renewed for successive twelve
(12) month periods unless either party indicates its intent not to renew by
giving at least sixty (60) days written notice prior to the expiration of the
then-current term.

     17. Miscellaneous.
         -------------

         17.1  No delay or omission by the Company in exercising any right
under this Agreement shall operate as a waiver of that or any other right.  A
waiver or consent given by the

                                      -9-
<PAGE>

Company on any one occasion shall be effective only in that instance and shall
not be construed as a bar or waiver of any right on any other occasion.

         17.2  The captions of the sections of this Agreement are for
convenience of reference only and in no way define, limit or affect the scope or
substance of any section of this Agreement.

         17.3  In case any provision of this Agreement shall be invalid, illegal
or otherwise unenforceable, the validity, legality and enforceability of the
remaining provisions shall in no way be affected or impaired thereby.

                                      -10-
<PAGE>

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

                                    SWITCHBOARD INCORPORATED

                                    By:   /s/ Dean Polnerow
                                        --------------------------------
                                        Name:  Dean Polnerow
                                        Title: President

                                    JOHN P. JEWETT

                                        /s/ John P. Jewett
                                    ------------------------------------

                                      -11-

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