Document:

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                         STANDARD FORM OF OFFICE LEASE
                    The Real Estate Board of New York, Inc.
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     Agreement of Lease, made as of this 1st day of July, 1992, between 7 BECKER
FARM  ASSOCIATES,  a New  Jersey  limited  partnership,  having  an  office  c/o
Bellemead  Management  Co.,  Inc.,  280  Corporate  Center,  Becker  Farm  Road,
Roseland, New Jersey 07068 (the "Owner") or "Landlord"), and PETER T. MAHER, and
individual,  having his primary  residence  address at 8 Sloping  Hill  Terrace,
Wayne,  New Jersey and  RAYMOND  SCHWARTZ,  an  individual,  having his  primary
residence address at 9 Fairview Terrace,  Maplewood,  New Jersey (Peter T. Maher
and Raymond Schwartz are hereinafter collectively referred to as "Tenant").

     Witnesseth:  Landlord  hereby leases to Tenant and Tenant hereby hires from
Lanalord  a portion  of the  fourth  (4th)  floor of a certain  office  building
located at 7 Becker Farm Road, New Jersey (the "Premises" or "Demised  Premises"
or "demised  premises"),  more  particularly  shown upon the Rental Plan annexed
hereto  and  made a part  hereof  as  Exhibit  "A",  for a term  commencing  and
terminating as set forth in Article 37 of the Rider to Lease.

     The Annual Rental rate  ("Minimum  Rent") for the Premises  shall be TWENTY
SIX THOUSAND EIGHT HUNDRED FORTY FIVE AND 00/100 DOLLARS  ($26,845.00),  payable
in advance on the first day of each calendar month in equal monthly installments
of TWO THOUSAND TWO HUNDRED THIRTY SEVEN AND 08/100 DOLLARS  ($2,237.08)  during
the term of this Lease.

     Installments of Minimum Rent payable  hereunder shall be paid at the office
of Landlord or at such other place as Landlord may  designate  from time to time
by written notice to Tenant  hereunder,  without setoff or deduction  whatsoever
except that Tenant shall pay security and the first monthly  installment of rent
upon the execution hereof.

     In the  event  that,  at the  commencement  of the term of this  lease,  or
thereafter,  Tenant shall be in default in the payment of rent to Owner pursuant
to the  terms of  another  lease  with  Owner  or with  Owner's  predecessor  in
interest,  Owner may at  Owner's  option  and  without  notice to Tenant add the
amount of such arrears to any monthly  installment of rent payable hereunder and
the same shall be payable to Owner as additional rent.

     The parties hereto, for themselves,  their heirs, distributees,  executors,
administrators,  legal representatives,  successors and assigns, hereby covenant
as follows:

Rent:

     1. Tenant shall pay the rent as above and as hereinafter provided.

Occupancy:

     2.  Tenant  shall use and occupy  demised  premises  for Home  health  aide
training center and principle administrative office and for no other purpose.

Tenant Alterations:

     3. Tenant shall make no changes in or to the demised premises of any nature
without Owner's prior written  consent.  Subject to the prior written consent of
Owner, and to the provisions of this article,  Tenant, at Tenant's expense,  may
make   alterations,   installations,   additions  or   improvements   which  are
non-structural  and  which  do not  affect  utility  services  or  plumbing  and
electrical  lines,  in or to the  interior  of the  demised  premises  by  using
contractors or mechanics first approved in each instance by Owner. Tenant shall,
before making any alterations,  additions, installations or improvements, at its
expense,  obtain  all  permits,  approvals  and  certificates  required  by  any
governmental or quasi-governmental bodies and (upon completion), certificates of
final  approval  thereof  and  shall  deliver  promptly  duplicates  of all such
permits, approvals and certificates to Owner and Tenant agrees to carry and will
cause  Tenant's   contractors  and   sub-contractors  to  carry  such  workman's
compensation, general liability, personal and property damage insurance as Owner
may require.  If any mechanic's lien is filed against the demised  premises,  or
the building of which the same forms a part,  for work claimed to have been done
for, or materials  furnished  to,  Tenant,  whether or not done pursuant to this
article,  the same shall be discharged by Tenant within thirty days  thereafter,
at Tenant's expense, by payment or filing the bond required by law. All fixtures
and all paneling, partitions, railings and like installations,  installed in the
premises at any time,  either by Tenant or by Owner on Tenant's  behalf,  shall,
upon installation, become the property of the Owner and shall remain upon and be
surrendered with the demised premises unless Owner, by notice to Tenant no later
than  twenty  days prior to the date  fixed as the  termination  of this  lease,
elects to  relinquish  Owner's right thereto and to have them removed by Tenant,
in which event the same shall be removed  from the  premises by Tenant  prior to
the expiration of the lease, at Tenant's expense.  Nothing in this Article shall
be  construed  to give Owner  title to or to prevent  Tenant's  removal of trade
fixtures,  moveable office furniture and equipment, but upon removal of any such
from the premises or upon removal of other  installations  as may be required by
Owner,  Tenant  shall  immediately  and at its  expense,  repair and restore the
premises to the condition  existing prior to installation  and repair any damage
to the demised  premises  or the  building  due to such  removal.  All  property
permitted  or required to be removed by Tenant at the end of the term  remaining
in the premises after Tenant's removal shall be deemed abandoned and may, at the
election of Owner, either be retained as Owner's property or may be removed from
the premises by Owner, at Tenant's expense.

Maintenance and Repairs:

     4. Tenant shall,  throughout the term of this lease,  take good care of the
demised  premises and the fixtures and  appurtenances  therein.  Tenant shall be
responsible  for all damage or injury to the demised  premises or any other part
of the  building  and the  systems  and  equipment  thereof,  whether  requiring
structural or  nonstructural  repairs caused by or resulting from  carelessness,
omission,  neglect or improper conduct of Tenant,  Tenant's subtenants,  agents,
employees, invitees or licensees, or which arise out of any work, labor, service
or equipment  done for or supplied to Tenant or any  subtenant or arising out of
the installation, use or operation of the property or equipment of Tenant or any
subtenant.  Tenant  shall also repair all damage to the building and the demised
premises  caused by the moving of Tenant's  fixtures,  furniture and  equipment.
Tenant  shall  promptly

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make, at Tenant's expense,  all repairs in and to the demised premises for which
Tenant is  responsible,  using  only the  contractor  for the trade or trades in
question,  selected from a list of at least two  contractors per trade submitted
by Owner.  Any other repairs in or to the building or the facilities and systems
thereof  for which  Tenant is  responsible  shall be  performed  by Owner at the
Tenant's expense. Tenant agrees to give prompt notice of any defective condition
in the premises for which Owner may be responsible hereunder.  There shall be no
allowance to Tenant for  diminution of rental value and no liability on the part
of Owner by reason of  inconvenience,  annoyance  or injury to business  arising
from Owner or others making repairs,  alterations,  additions or improvements or
to  any  portion  of  the  building  or the  demised  premises  or in and to the
fixtures,  appurtenances or equipment  thereof.  It is specifically  agreed that
Tenant shall not be entitled to any setoff or reduction of rent by reason of any
failure of Owner to comply with the  covenants  of this or any other  article of
this Lease. Tenant agrees that Tenant's sole remedy at law in such instance will
be by way of an action for damages for breach of  contract.  The  provisions  of
this Article 4 shall not apply in the case of fire or other  casualty  which are
dealt with in Article 9 hereof.

Window Cleaning:

     5. Tenant will not clean nor require, permit, suffer or allow any window in
the demised premises to be cleaned from the outside.

Requirements of Law, Fire Insurance, Floor Loads:

     6.  Prior to the  commencement  of the  lease  term,  if  Tenant is then in
possession,  and at all times  thereafter,  Tenant,  at  Tenant's  sole cost and
expense,  shall  promptly  comply with all present and future  laws,  orders and
regulations of all state, federal, municipal and local governments, departments,
commissions and boards and any direction of any public officer  pursuant to law,
and  all  orders,   rules  and  regulations  of  the  New  York  Board  of  Fire
Underwriters,  Insurance Services Office, or any similar body which shall impose
any  violation,  order or duty upon Owner or Tenant with  respect to the demised
premises,  whether or not arising out of Tenant's  use or manner of use thereof,
(including  Tenant's  permitted use) or, with respect to the building if arising
out of Tenant's use or manner of use of the premises or the building  (including
the use permitted under the lease).  Nothing herein shall require Tenant to make
structural repairs or alterations unless Tenant has, by its manner of use of the
demised  premises  or method  of  operation  therein,  violated  any such  laws,
ordinances,  orders,  rules,  regulations or requirements  with respect thereto.
Tenant may, after securing  Owner to Owner's  satisfaction  against all damages,
interest,  penalties and  expenses,  including,  but not limited to,  reasonable
attorney's fees, by cash deposit or by surety bond in an amount and in a company
satisfactory  to Owner,  contest and appeal any such laws,  ordinances,  orders,
rules  regulations  or  requirements  provided same is done with all  reasonable
promptness and provided such appeal shall not subject Owner to prosecution for a
criminal offense or constitute a default under any lease or mortgage under which
Owner may be obligated,  or cause the demised premises or any part thereof to be
condemned or vacated.  Tenant shall not do or permit any act or thing to be done
in or to the demised premises which is contrary to law, or which will invalidate
or be in conflict with public liability,  fire or other policies of insurance at
any time  carried by or for the  benefit of Owner  with  respect to the  demised
premises or the  building of which the demised  premises  form a part,  or which
shall or might subject Owner to any liability or responsibility to any person or
for  property  damage.  Tenant shall not keep  anything in the demised  premises
except  as now or  hereafter  permitted  by the Fire  Department,  Board of Fire
Underwriters,  Fire Insurance  Rating  Organization  or other  authority  having
jurisdiction,  and  then  only in such  manner  and such  quantity  so as not to
increase the rate for fire  insurance  applicable to the  building,  nor use the
premises in a manner which will increase the insurance  rate for the building or
any property  located  therein over that in effect prior to the  commencement of
Tenant's occupancy.  Tenant shall pay all costs, expenses,  fines, penalties, or
damages, which may be imposed upon Owner by reason of Tenant's failure to comply
with the  provisions  of this  article and if by reason of such failure the fire
insurance rate shall, at the beginning of this lease or at any time  thereafter,
be higher than it otherwise  would be, then Tenant  shall  reimburse  Owner,  as
additional  rent  hereunder,  for that  portion of all fire  insurance  premiums
thereafter  paid by Owner which shall have been charged  because of such failure
by Tenant. In any action or proceeding  wherein Owner and Tenant are parties,  a
schedule or "make-up" of rate for the building or demised premises issued by the
New York Fire  Insurance  Exchange,  or other body making fire  insurance  rates
applicable  to said premises  shall be conclusive  evidence of the facts therein
stated and of the  several  items and charges in the fire  insurance  rates then
applicable to said premises. Tenant shall not place a load upon any floor of the
demised  premises  exceeding  the floor load per  square  foot area which it was
designed  to carry and which is  allowed  by law.  Owner  reserves  the right to
prescribe the weight and position of all safes, business machines and mechanical
equipment.  Such  installations  shall be placed and  maintained  by Tenant,  at
Tenant's expense,  in settings  sufficient,  in Owner's judgment,  to absorb and
prevent vibration, noise and annoyance.

Subordination:

     7. This lease is subject and subordinate to all ground or underlying leases
and to all mortgages  which may now or hereafter  affect such leases or the real
property  of  which   demised   premises  are  a  part  and  to  all   renewals,
modifications,   consolidations,   replacements   and  extensions  of  any  such
underlying  leases and  mortgages.  This clause shall be  self-operative  and no
further  instrument  of  subordination  shall  be  required  by  any  ground  or
underlying lessor or by any mortgagee,  affecting any lease or the real property
of which the demised premises are a part. In confirmation of such subordination,
Tenant shall, from time to time, execute promptly any certificate that Owner may
request.

Property Loss, Damage Reimbursement Indemnity:

     8. Owner or its agents  shall not be liable for any damage to  property  of
Tenant or of others  entrusted to employees of the building,  nor for loss of or
damage to any  property of Tenant by theft or  otherwise,  nor for any injury or
damage to persons or property  resulting  from any cause of  whatsoever  nature,
unless  caused by or due to the  negligence  of Owner,  its agents,  servants or
employees.  Owner or its agents will not be liable for any such damage caused by
other tenants or persons in, upon or about said building or caused by operations
in construction of any private,  public or quasi public work. If at any time any
windows of the demised premises are temporarily  closed,  darkened or bricked up
(or  permanently  closed,  darkened  or bricked  up, if required by law) for any
reason whatsoever  including,  but not limited to, Owner's own acts, Owner shall
not be liable for any damage Tenant may sustain  thereby and Tenant shall not be
entitled to any  compensation  therefor nor  abatement or diminution of rent nor
shall the same release Tenant from its  obligations  hereunder nor constitute an
eviction.  Tenant shall  indemnify and save harmless  Owner against and from all
liabilities,  obligations,  damages,  penalties,  claims, costs and expenses for
which Owner shall not be reimbursed by insurance, including reasonable attorneys
fees, paid,  suffered or incurred as a result of any breach by Tenant,  Tenant's
agents,  contractors,  employees,  invitees,  or  licensees,  of any covenant or
condition of this lease, or the carelessness,  negligence or improper conduct of
the Tenant,  Tenant's  agents,  contractors,  employees,  invitees or licensees.
Tenant's  liability  under this lease  extends to the acts and  omissions of any
sub-tenant,  and any agent,  contractor,  employee,  invitee or  licensee of any
sub-tenant.  In case any action or proceeding is brought against Owner by reason
of any such claim,  Tenant,  upon written  notice from Owner,  will, at Tenant's
expense, resist or defend such action or proceeding by counsel approved by Owner
in writing, such approval not to be unreasonably withheld.

Destruction, Fire and Other Casualty:

     9. (a) If the demised premises or any part thereof shall be damaged by fire
or other casualty,  Tenant shall give immediate notice thereof to Owner and this
lease shall  continue in full force and effect except as  hereinafter  set forth
(b) If the demised premises are partially damaged or rendered partially unusable
by fire or other  casualty,  the damages thereto shall be repaired by and at the
expense of Owner and the rent and other  items of  additional  rent,  until such
repair  shall be  substantially  completed,  shall be  apportioned  from the day
following  the casualty  according to the part of the premises  which is usable,
(c) If the demised  premises are totally  damaged or rendered wholly unusable by
fire or other  casualty,  then the rent and other  items of  additional  rent as
hereinafter  expressly provided shall be proportionately  paid up to the time of
the casualty and thenceforth  shall cease until the date when the premises shall
have been  repaired  and  restored  by Owner (or  sooner  reoccupied  in part by
Tenant,  then rent shall be  apportioned  as provided in subsection  (b) above),
subject  to  Owner's  right  to elect  not to  restore  the same as  hereinafter
provided,  (d) If the demised  premises are rendered wholly unusable or (whether
or not the demised  premises  are  damaged in whole or in part) if the  building
shall be so damaged  that Owner  shall  decide to  demolish it or to rebuild it,
then, in any of such events,  Owner may elect to terminate this lease by written
notice to Tenant,  given within 90 days after such fire or casualty,  or 30 days
after adjustment of the insurance claim for such fire or casualty,  whichever is
sooner,  specifying a date for the expiration of the lease, which date shall not
be more  than 60 days  after  the  giving  of such  notice,  and  upon  the date
specified  in such  notice  the term of this  lease  shall  expire  as fully and
completely as if such date were the date set forth above for the  termination of
this lease and Tenant shall  forthwith  quit,  surrender and vacate the premises
without prejudice however, to Landlord's right and remedies against Tenant under
the lease  provisions  in effect prior to such  termination,  and any rent owing
shall be paid up to such date and any payments of rent made by Tenant which were
on account of any period  subsequent  to such date shall be  returned to Tenant.
Unless  Owner shall serve a  termination  notice as provided  for herein,  Owner
shall make the  repairs and  restorations  under the  conditions  of (b) and (c)
hereof, with all reasonable  expedition,  subject to delays due to adjustment of
insurance  claims,  labor troubles and causes beyond Owner's control.  After any
such casualty,  Tenant shall cooperate with Owner's restoration by removing from
the premises as promptly as  reasonably  possible,  all of Tenant's  salvageable
inventory  and  moveable  equipment,  furniture,  and other  property.  Tenant's
liability  for rent shall resume five (5) days after  written  notice from Owner
that the premises are substantially  ready for Tenant's  occupancy,  (e) Nothing
contained  hereinabove  shall relieve  Tenant from liability that may exist as a
result of damage from fire or other  casualty.  Notwithstanding  the  foregoing,
including Owner's obligation to restore under subparagraph (b) above, each party
shall look first to any  insurance in its favor before  making any claim against
the other party for  recovery  for loss or damage  resulting  from fire or other
casualty,  and to the extent that such insurance is in force and collectible and
to the extent permitted by law, Owner and Tenant each hereby releases and waives
all right or recovery  with respect to  subparagraphs  (b),  (d), and (e) above,
against  the other or any one  claiming  through or under each of them by way of
subrogation  or otherwise.  The release and waiver  herein  referred to shall be
deemed  to  include  any loss or damage to the  demised  premises  and/or to any
personal  property,  equipment,  trade fixtures,  goods and merchandise  located
therein.  The  foregoing  release  and  waiver  shall be in  force  only if both
releasors'  insurance policies contain a clause providing that such a release or
waiver shall not  invalidate  the  insurance.  If, and to the extent,  that such
waiver can be obtained  only by the  payment of  additional  premiums,  then the
party  benefiting  from the waiver shall pay such premium  within ten days after
written  demand  or shall be  deemed to have  agreed  that the  party  obtaining
insurance  coverage shall be free of any further obligation under the provisions
hereof with respect to waiver of  subrogation.  Tenant  acknowledges  that Owner
will not  carry  insurance  on  Tenant's  furniture  and/or  furnishings  or any
fixtures or equipment,  improvements,  or appurtenances  removable by Tenant and
agrees that Owner will not be obligated to repair any damage  thereto or replace
the same,  (f) Tenant  hereby  waives the  provisions of Section 227 of the Real
Property Law and agrees that the  provisions  of this  article  shall govern and
control in lieu thereof.

Eminent Domain:

     10. If the whole or any part of the demised  premises  shall be acquired or
condemned by Eminent Domain for any public or quasi public use or purpose,  then
and in that event,  the term of this lease shall  cease and  terminate  from the
date of title vesting in such  proceeding and Tenant shall have no claim for the
value of any unexpired term of said lease and assigns to Owner,  Tenant's entire
interest in any such award.  Tenant shall have the right to make an  independent
claim to the condemning  authority for the value of Tenant's moving expenses and
personal  property,  trade fixtures and equipment,  provided  Tenant is entitled
pursuant to the terms of the lease to remove such  property,  trade  fixture and
equipment at the end of the term and provided further such claim does not reduce
Owner's award.

Assignment, Mortgage, Etc.:

     11. Tenant, for itself, its heirs, distributees, executors, administrators,
legal representative,  successor and assigns,  expressly covenants that it shall
not assign,  mortgage or encumber this  agreement,  nor  underlet,  or suffer or
permit the demised  premises or any part  thereof to be used by others,  without
the prior written consent of Owner in each instance. Transfer of the majority of
the  stock of a  corporate  Tenant or the  majority  partnership  interest  of a
partnership Tenant shall be deemed an assignment.  If this lease be assigned, or
if the demised  premises or any part  thereof be underlet or occupied by anybody
other than Tenant,  Owner may,  after  default by Tenant,  collect rent from the
assignee,  under tenant or occupant,  and apply the net amount  collected to the
rent  herein  reserved,  but no  such  assignment,  underletting,  occupancy  or
collection  shall be deemed a waiver of this covenant,  or the acceptance of the
assignee,  undertenant  or occupant  as tenant,  or a release of Tenant from the
further  performance  by  Tenant  of  covenants  on the  part of  Tenant  herein
contained.  The consent by Owner to an assignment or  underletting  shall not in
any wise be construed to relieve  Tenant from  obtaining the express  consent in
writing of Owner to any further assignment or underletting.

Electric Current:

     12. Rates and conditions in respect to submetering  or rent  inclusion,  as
the case may be, to be added in RIDER  attached  hereto.  Tenant  covenants  and
agrees  that at all times its use of  electric  current  shall  not  exceed  the
capacity  of  existing   feeders  to  the  building  or  the  risers  or  wiring
installation  and Tenant may not use any electrical  equipment which, in Owner's
opinion,  reasonably  exercised,  will overload such  installations or interfere
with the use thereof by other tenants of the building. The change at any time of
the  character  of  electric  service  shall in no wise  make  Owner  liable  or
responsible  to Tenant,  for any loss,  damages  or  expenses  which  Tenant may
sustain.

Access to Premises:

     13.  Owner or  Owner's  agents  shall  have the  right  (but  shall  not be
obligated) to enter the demised  premises in any emergency at any time,  and, at
other  reasonable  times,  to  examine  the  same  and  to  make  such  repairs,
replacements  and  improvements  as Owner  may  deem  necessary  and  reasonably
desirable  to the demised  premises or to any other  portion of the  building or
which Owner may elect to perform.  Tenant shall permit Owner to use and maintain
and replace pipes and conduits in and through the demised  premises and to erect
new pipes and conduits  therein  provided they are  concealed  within the walls,
floor,  or ceiling.  Owner may,  during the  progress of any work in the demised
premises,  take all necessary materials and equipment into said premises without
the same  constituting  an  eviction  nor shall the  Tenant be  entitled  to any
abatement of rent while such work is in progress nor to any damages by reason of
loss or interruption of business or otherwise.  Throughout the term hereof Owner
shall have the right to enter the demised  premises at reasonable  hours for the
purpose of showing  the same to  prospective  purchasers  or  mortgagees  of the
building,  and during the last six months of the term for the purpose of showing
the same to prospective  tenants. If

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Tenant is not  present to open and permit an entry  into the  demised  premises,
Owner or Owner's  agents may enter the same whenever such entry may be necessary
or  permissible  by master  key or  forcibly  and  provided  reasonable  care is
exercised to safeguard Tenant's  property,  such entry shall not render Owner or
its agents liable  therefor,  nor in any event shall the  obligations  of Tenant
hereunder  be  affected.  If during the last month of the term Tenant shall have
removed  all or  substantially  all of  Tenant's  property  therefrom  Owner may
immediately  enter,  alter,  renovate or redecorate the demised premises without
limitation  or  abatement  of rent,  or  incurring  liability  to Tenant for any
compensation  and  such act  shall  have no  effect  on this  lease or  Tenant's
obligations hereunder.

Vault, Vault Space, Area:

     14. No Vaults, vault space or area, whether or not enclosed or covered, not
within the property line of the building is leased hereunder, anything contained
in or  indicated  on any  sketch,  blue  print or plan,  or  anything  contained
elsewhere  in  this  lease  to the  contrary  notwithstanding.  Owner  makes  no
representation  as to the location of the  property  line of the  building.  All
vaults and vault  space and all such areas not within the  property  line of the
building,  which  Tenant may be permitted  to use and/or  occupy,  is to be used
and/or occupied under a revocable  license,  and if any such license be revoked,
or if the amount of such space or area be diminished or required by any federal,
state or municipal  authority or public  utility,  Owner shall not be subject to
any liability nor shall Tenant be entitled to any  compensation or diminution or
abatement of rent,  nor shall such  revocation,  diminution  or  requisition  be
deemed  constructive  or actual  eviction.  Any tax,  fee or charge of municipal
authorities for such vault or area shall be paid by Tenant.

Occupancy:

     15.  Tenant  will not at any time use or occupy  the  demised  premises  in
violation of the  certificate of occupancy  issued for the building of which the
demised premises are a part.  Tenant has inspected the premises and accepts them
as is,  subject to the riders  annexed  hereto with respect to Owner's  work, if
any. In any event,  Owner makes no  representation  as to the  condition  of the
premises and Tenant agrees to accept the same subject to violations,  whether or
not of record.

Bankruptcy:

     16. (a) Anything  elsewhere in this lease to the contrary  notwithstanding,
this lease may be canceled by Owner by the sending of a written notice to Tenant
within a reasonable time after the happening of any one or more of the following
events:  (1) the  commencement  of a case in bankruptcy or under the laws of any
state naming Tenant as the debtor;  or (2) the making by Tenant of an assignment
or any other  arrangement  for the benefit of creditors under any state statute.
Neither Tenant nor any person claiming through or under Tenant,  or by reason of
any statute or order of court, shall thereafter be entitled to possession of the
premises  demised but shall  forthwith quit and surrender the premises.  If this
lease shall be assigned in  accordance  with its terms,  the  provisions of this
Article 16 shall be applicable only to the party then owning  Tenant's  interest
in  this  lease.

(b) it is  stipulated  and agreed that in the event of the  termination  of this
lease pursuant to (a) hereof,  Owner shall forthwith,  notwithstanding any other
provisions of this lease to the contrary,  be entitled to recover from Tenant as
and for liquidated  damages an amount equal to the  difference  between the rent
reserved  hereunder for the  unexpired  portion of the term demised and the fair
and reasonable  rental value of the demised premises for the same period. In the
computation  of such  damages the  difference  between any  installment  of rent
becoming due hereunder after the date of termination and the fair and reasonable
rental value of the demised  premises for the period for which such  installment
was payable shall be discounted to the date of  termination  at the rate of four
percent  (4%) per annum.  If such  premises or any part thereof be re-let by the
Owner  for the  unexpired  term of  said  lease,  or any  part  thereof,  before
presentation  of proof of such  liquidated  damages to any court,  commission or
tribunal, the amount of rent reserved upon such re-letting shall be deemed to be
the fair and  reasonable  rental value for the part or the whole of the premises
so re-let during the term of the  re-letting.  Nothing  herein  contained  shall
limit or prejudice  the right of the Owner to prove for and obtain as liquidated
damages by reason of such termination, an amount equal to the maximum allowed by
any  statute  or rule of law in  effect,  at the time when,  and  governing  the
proceedings in which, such damages are to be proved,  whether or not such amount
be  greater,  equal to, or less than the amount of the  difference  referred  to
above.

Default:

     17. (1) If Tenant defaults in fulfilling any of the covenants of this lease
other than the covenants  for the payment of rent or additional  rent; or if the
demised  premises  become vacant or deserted;  or if any execution or attachment
shall be issued against Tenant or any of Tenant's property whereupon the demised
premises  shall be taken or occupied by someone  other than  Tenant;  or if this
lease be rejected under ss. 235 of Title 11 of the U.S. Code (bankruptcy  code);
or if Tenant shall fail to move in or to take  possession of the premises within
thirty (30) days after the commencement of the term of this lease,  then, in any
one or more of such  events,  upon  Owner  serving a written  fifteen  (15) days
notice upon Tenant specifying the nature of said default and upon the expiration
of said fifteen (15) days,  if Tenant shall have failed to comply with or remedy
such  default,  or if the said default or omission  complained  of shall be of a
nature that the same cannot be completely  cured or remedied within said fifteen
(15) day period,  and if Tenant shall not have diligently  commenced curing such
default  within such  fifteen  (15) day period,  and shall not  thereafter  with
reasonable  diligence and in good faith, proceed to remedy or cure such default,
then Owner may serve a written  five (5) days'  notice of  cancellation  of this
lease upon Tenant,  and upon the expiration of said five (5) days this lease and
the term  thereunder  shall end and  expire as fully  and  completely  as if the
expiration of such five (5) day period were the day herein  definitely fixed for
the end and  expiration of this lease and the term thereof and Tenant shall then
quit and surrender the demised  premises to Owner but Tenant shall remain liable
as hereinafter provided.
     (2) If the notice provided for in (1) hereof shall have been given, and the
term shall expire as  aforesaid;  or if Tenant shall make default in the payment
of the rent reserved herein or any item of additional  rent herein  mentioned or
any part of either or in making any other payment herein  required;  then and in
any of such  events  Owner may without  notice,  re-enter  the demised  premises
either by force or otherwise,  and dispossess  Tenant by summary  proceedings or
otherwise,  and the legal  representative of Tenant or other occupant of demised
premises and remove their effects and hold the premises as if this lease had not
been  made,  and Tenant  hereby  waives the  service of notice of  intention  to
re-enter or to  institute  legal  proceedings  to that end. If Tenant shall make
default  hereunder prior to the date fixed as the commencement of any renewal or
extension  of this  lease,  Owner may  cancel  and  terminate  such  renewal  or
extension agreement by written notice.

Remedies of Owner and Waiver of Redemption:

     18. In case of any such default, re-entry,  expiration and/or dispossess by
summary  proceedings or otherwise (a) the rent shall become due thereupon and be
paid up to the time of such re-entry,  dispossess and/or  expiration,  (b) Owner
may  re-let the  premises  or any part or parts  thereof,  either in the name of
Owner or  otherwise,  for a term or terms,  which may at Owner's  option be less
than or exceed the period which would otherwise have  constituted the balance of
the term of this lease and may grant concessions or free rent or charge a higher
rental than that in this lease,  and/or (c) Tenant or the legal  representatives
of Tenant shall also pay Owner as  liquidated  damages for the failure of Tenant
to observe and perform said Tenant's covenants herein contained,  any deficiency
between  the  rent  hereby  reserved  and/or  covenanted  to be paid and the net
amount,  if any, of the rents collected on account of the lease or leases of the
demised  premises  for each  month of the  period  which  would  otherwise  have
constituted  the  balance  of the term of

<PAGE>

this  lease.  The  failure of Owner to re-let the  premises or any part or parts
thereof shall not release or affect Tenant's liability for damages. In computing
such  liquidated  damages  there  shall be added  to the  said  deficiency  such
expenses  as  Owner  may  incur in  connection  with  re-letting,  such as legal
expenses, reasonable attorneys' fees, brokerage, advertising and for keeping the
demised  premises in good order or for  preparing the same for  re-letting.  Any
such liquidated  damages shall be paid in monthly  installments by Tenant on the
rent day  specified  in this lease and any suit brought to collect the amount of
the  deficiency for any month shall not prejudice in any way the rights of Owner
to collect the  deficiency  for any  subsequent  month by a similar  proceeding.
Owner,  in putting the demised  premises in good order or preparing the same for
re-rental may, at Owner's option, make such alterations,  repairs, replacements,
and/or  decorations in the demised  premises as Owner, in Owner's sole judgment,
considers  advisable and  necessary  for the purpose of  re-letting  the demised
premises,  and the making of such  alterations,  repairs,  replacements,  and/or
decorations  shall not operate or be construed to release  Tenant from liability
hereunder as aforesaid.  Owner shall in no event be liable in any way whatsoever
for  failure to re-let the  demised  premises,  or in the event that the demised
premises  are  re-let,  for  failure  to  collect  the rent  thereof  under such
re-letting,  and in no event shall Tenant be entitled to receive any excess,  if
any,  of such net  rents  collected  over the sums  payable  by  Tenant to Owner
hereunder. In the event of a breach or threatened breach by Tenant of any of the
covenants or provisions hereof, Owner shall have the right of injunction and the
right to invoke any remedy  allowed at law or in equity as if re-entry,  summary
proceedings  and other  remedies were not herein  provided for.  Mention in this
lease of any particular remedy,  shall not preclude Owner from any other remedy,
in law or in  equity.  Tenant  hereby  expressly  waives  any and all  rights of
redemption granted by or under any present or future laws in the event of Tenant
being evicted or dispossessed  for any cause, or in the event of Owner obtaining
possession of demised  premises,  by reason of the violation by Tenant of any of
the covenants and conditions of this lease, or otherwise.

Fees and Expenses:

     19. If Tenant shall default in the observance or performance of any term or
covenant on Tenant's part to be observed or performed  under or by virtue of any
of the  terms or  provisions  in any  article  of this  lease,  after  notice if
required and upon expiration of any applicable  grace period if any,  (except in
an emergency),  then, unless otherwise  provided  elsewhere in this lease, Owner
may  immediately  or at any time  thereafter  and  without  notice  perform  the
obligation of Tenant  thereunder.  If Owner, in connection with the foregoing or
in connection  with any default by Tenant in the covenant to pay rent hereunder,
makes any  expenditures  or incurs  any  obligations  for the  payment of money,
including  but not  limited  to  reasonable  attorneys'  fees,  in  instituting,
prosecuting  or  defending  any action or  proceeding,  and prevails in any such
action or proceeding  then Tenant will reimburse  Owner for such sums so paid or
obligations incurred with interest and costs. The foregoing expenses incurred by
reason of Tenant's  default shall be deemed to be additional  rent hereunder and
shall be paid by Tenant to Owner  within ten (10) days of  rendition of any bill
or statement to Tenant  therefor.  If Tenant's  lease term shall have expired at
the time of making of such expenditures or incurring of such  obligations,  such
sums shall be recoverable by Owner, as damages.

Building Alterations and Management:

     20. Owner shall have the right at any time without the same constituting an
eviction  and  without  incurring  liability  to Tenant  therefor  to change the
arrangement and/or location of public entrances,  passageways,  doors, doorways,
corridors,  elevators, stairs, toilets or other public parts of the building and
to change the name,  number or  designation  by which the building may be known.
There shall be no  allowance  to Tenant for  diminution  of rental  value and no
liability on the part of Owner by reason of  inconvenience,  annoyance or injury
to  business  arising  from Owner or other  Tenants  making  any  repairs in the
building  or any such  alterations,  additions  and  improvements.  Furthermore,
Tenant shall not have any claim against Owner by reason of Owner's imposition of
such  controls of the manner of access to the  building  by  Tenant's  social or
business  visitors  as the  Owner may deem  necessary  for the  security  of the
building and its occupants.

No Representations by Owner:

     21.  Neither  Owner nor  Owner's  agents have made any  representations  or
promises with respect to the physical  condition of the building,  the land upon
which it is erected or the  demised  premises,  the rents,  leases,  expenses of
operation  or any other  matter or thing  affecting  or related to the  premises
except as herein  expressly  set forth and no rights,  easements or licenses are
acquired by Tenant by implication or otherwise  except as expressly set forth in
the provisions of this lease.  Tenant has inspected the building and the demised
premises and is thoroughly  acquainted  with their  condition and agrees to take
the same "as is" and  acknowledges  that the taking of possession of the demised
premises by Tenant shall be  conclusive  evidence that the said premises and the
building of which the same form a part were in good and  satisfactory  condition
at the time such  possession  was so taken,  except  as to latent  defects.  All
understandings  and  agreements  heretofore  made between the parties hereto are
merged  in this  contract,  which  alone  fully  and  completely  expresses  the
agreement  between Owner and Tenant and any executory  agreement  hereafter made
shall be ineffective to change, modify, discharge or effect an abandonment of it
in whole or in part, unless such executory agreement is in writing and signed by
the party against whom  enforcement  of the change,  modification,  discharge or
abandonment is sought.

End of Term:

     22. Upon the  expiration  or other  termination  of the term of this lease,
Tenant shall quit and surrender to Owner the demised  premises,  broom clean, in
good order and condition, ordinary wear and damages which Tenant is not required
to repair as provided elsewhere in this lease excepted,  and Tenant shall remove
all its property.  Tenant's obligation to observe or perform this covenant shall
survive the expiration or other  termination  of this lease.  If the last day of
the term of this Lease or any renewal thereof, falls on Sunday, this lease shall
expire at noon on the preceding  Saturday  unless it be a legal holiday in which
case it shall expire at noon on the preceding business day.

Quiet Enjoyment:

     23. Owner covenants and agrees with Tenant that upon Tenant paying the rent
and additional  rent and observing and  performing all the terms,  covenants and
conditions, on Tenant's part to be observed and performed,  Tenant may peaceably
and quietly enjoy the premises hereby  demised,  subject,  nevertheless,  to the
terms and  conditions of this lease  including,  but not limited to,  Article 31
hereof and to the ground leases,  underlying  leases and mortgages  hereinbefore
mentioned.

Failure to Give Possession:

     24. If Owner is unable to give  possession  of the demised  premises on the
date of the  commencement  of the term hereof,  because of the  holding-over  or
retention  of  possession  of any tenant,  undertenant  or  occupants  or if the
demised  premises  are located in a building  being  constructed,  because  such
building has not been  sufficiently  completed  to make the  premises  ready for
occupancy or because of the fact that a  certificate  of occupancy  has not been
procured or for any other  reason,  Owner shall not be subject to any  liability
for failure to give  possession on said date and the validity of the lease shall
not be impaired under such circumstances, nor shall the same be construed in any
wise to extend the term of this lease,  but the rent payable  hereunder shall be
abated  (provided  Tenant is not  responsible  for Owner's  inability  to obtain
possession or complete  construction)  until after Owner shall have given Tenant
written  notice  that  the  Owner is able to  deliver  possession  in  condition
required  by this  lease.  If  permission  is given to Tenant to enter  into the
possession of the demised  premises or to occupy premises other than the demised
premises  prior to the date

<PAGE>

specified as the  commencement of the term of this lease,  Tenant  covenants and
agrees that such possession and/or occupancy shall be deemed to be under all the
terms, covenants,  conditions and provisions of this lease except the obligation
to pay the  fixed  annual  rent set forth in the  preamble  to this  lease.  The
provisions of this article are intended to constitute  "an express  provision to
the contrary"  within the meaning of Section 223-a of the New York Real Property
Law.

No Waiver:

     25. The  failure of Owner to seek  redress for  violation  of, or to insist
upon the strict performance of any covenant or condition of this lease or of any
of the Rules or Regulations,  set forth or hereafter adopted by Owner, 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
Owner of rent  and/or  additional  rent  with  knowledge  of the  breach  of any
covenant  of this  lease  shall  not be deemed a waiver  of such  breach  and no
provision of this lease shall be deemed to have been waived by Owner unless such
waiver be in writing  signed by Owner.  No payment by Tenant or receipt by Owner
of a lesser amount than the monthly rent herein stipulated shall be deemed to be
other than on account of the earliest stipulated rent, nor shall any endorsement
or  statement  of any check or any letter  accompanying  any check or payment as
rent be deemed an accord and  satisfaction,  and Owner may accept  such check or
payment  without  prejudice to Owner's right to recover the balance of such rent
or pursue any other remedy in this lease provided. No act or thing done by Owner
or Owner's  agents during the term hereby  demised shall be deemed an acceptance
of a surrender of said premises, and no agreement to accept such surrender shall
be valid  unless in writing  signed by Owner.  No  employee  of Owner or Owner's
agent  shall  have any power to accept  the keys of said  premises  prior to the
termination  of the lease and the delivery of keys to any such agent or employee
shall not operate as a termination of the lease or a surrender of the premises.

Waiver of Trial by Jury:

     26.  It is  mutually  agreed  by and  between  Owner  and  Tenant  that the
respective  parties  hereto  shall and they hereby do waive trial by jury in any
action  proceeding  or  counterclaim  brought  by either of the  parties  hereto
against the other (except for personal injury or property damage) on any matters
whatsoever  arising  out  of or in  any  way  connected  with  this  lease,  the
relationship of Owner and Tenant, Tenant's use of or occupancy of said premises,
and any  emergency  statutory  or any  other  statutory  remedy.  It is  further
mutually  agreed that in the event Owner  commences any proceeding or action for
possession including a summary proceeding for possession of the premises, Tenant
will not interpose any  counterclaim  of whatever  nature or  description in any
such  proceeding  including a counterclaim  under Article 4 except for statutory
mandatory counterclaims.

Inability to Perform:

     27.  This  Lease and the  obligation  of Tenant to pay rent  hereunder  and
perform all of the other covenants and agreements hereunder on part of Tenant to
be performed shall in no wise be affected,  impaired or excused because Owner is
unable to  fulfill  any of its  obligations  under this lease or to supply or is
delayed in  supplying  any service  expressly  or impliedly to be supplied or is
unable to make, or is delayed in making any repair,  additions,  alterations  or
decorations  or is unable to supply or is delayed in  supplying  any  equipment,
fixtures,  or other  materials if Owner is prevented or delayed from so doing by
reason of strike or labor troubles or any cause  whatsoever  including,  but not
limited to,  government  preemption  or  restrictions  or by reason of any rule,
order or regulation of any department or  subdivision  thereof of any government
agency or by reason of the  conditions  which have been or are affected,  either
directly or indirectly, by war or other emergency.

Bills and Notices:

     28. Except as otherwise in this lease provided, a bill,  statement,  notice
or communication which Owner may desire or be required to give to Tenant,  shall
be deemed  sufficiently  given or rendered  if, in writing,  delivered to Tenant
personally or sent by registered  or certified  mail  addressed to Tenant at the
building  of  which  the  demised  premises  form a part  or at the  last  known
residence  address or business address of Tenant or left at any of the aforesaid
premises  addressed  to Tenant,  and the time of the  rendition  of such bill or
statement and of the giving of such notice or  communication  shall be deemed to
be the  time  when the  same is  delivered  to  Tenant,  mailed,  or left at the
premises  as herein  provided.  Any  notice by Tenant to Owner must be served by
registered or certified mail addressed to Owner at the address first hereinabove
given or at such other address as Owner shall designate by written notice.

Services Provided by Owners:

     29. As long as Tenant is not in default  under any of the covenants of this
lease beyond the applicable  grace period  provided in this lease for the curing
of such defaults,  Owner shall  provide:  (a) necessary  elevator  facilities on
business days from 8 a.m. to 6 p.m. and have one elevator subject to call at all
other times;  (b) heat to the demised  premises  when and as required by law, on
business days from 8 a.m. to 6 p.m.; (c) water for ordinary  lavatory  purposes,
but if  Tenant  uses or  consumes  water for any other  purposes  or in  unusual
quantities  (of which fact Owner shall be the sole  judge),  Owner may install a
water  meter at Tenant's  expense  which  Tenant  shall  thereafter  maintain at
Tenant's  expense  in good  working  order and  repair to  register  such  water
consumption  and Tenant  shall pay for water  consumed as shown on said meter as
additional  rent as and when bills are  rendered;  (d) cleaning  service for the
demised  premises on business days at Owner's expense provided that the same are
kept in order by Tenant.  If,  however,  said  premises  are to be kept clean by
Tenant,  it shall  be done at  Tenant's  sole  expense,  in a manner  reasonably
satisfactory  to Owner and no one other than persons  approved by Owner shall be
permitted  to enter said  premises or the  building of which they are a part for
such  purpose.  Tenant  shall pay Owner the cost of removal  of any of  Tenant's
refuse and rubbish from the building;  (e) If the demised  premises are serviced
by   Owner's   air    conditioning/cooling    and   ventilating    system,   air
conditioning/cooling will be furnished to Tenant from May 15th through September
30h on business days (Mondays through Fridays, holidays excepted) from 8:00 a.m.
to 6:00 p.m.  and  ventilation  will be  furnished  on business  days during the
aforesaid  hours  except when air  conditioning/cooling  is being  furnished  as
aforesaid.  If Tenant requires air  conditioning/cooling or ventilation for more
extended hours or on Saturdays, Sundays or on holidays, as defined under Owner's
contract with Operating  Engineers Local 94-94A,  Owner will furnish the same at
Tenant's expense.  RIDER to be added in respect to rates and conditions for such
additional  service;  (f)  Owner  reserves  the  right to stop  services  of the
heating,  elevators,  plumbing,  air-conditioning,  electric,  power  systems or
cleaning or other services,  if any, when necessary by reason of accident or for
repairs, alterations, replacements or improvements necessary or desirable in the
judgment of Owner for as long as may be reasonably  required by reason  thereof.
If the  building  of which the demised  premises  are a part  supplies  manually
operated  elevator service,  Owner at any time may substitute  automatic control
elevator  service and proceed  diligently with  alterations  necessary  therefor
without in any wise affecting this lease or the obligation of Tenant hereunder.

Captions:

     30. The  Captions  are  inserted  only as a matter of  convenience  and for
reference  and in no way define,  limit or describe  the scope of this lease nor
the intent of any provisions thereof.

Definitions:

     31. The term "office", or "offices", wherever used in this lease, shall not
be  construed  to mean  premises  used as a store  or  stores,  for the  sale or
display,  at any time,  of goods,  wares or  merchandise,  of any kind,  or as a
restaurant,  shop,  booth,  bootblack or other stand,  barber shop, or for other
similar  purposes or for  manufacturing.  The term  "Owner"  means a landlord or
lessor,  and as used in this lease  means only the owner,  or the  mortgagee  in
possession, for the time

<PAGE>

being of the land and  building  (or the owner of a lease of the  building or of
the land and building) of which the demised premises form a part, so that in the
event of any sale or sales of said land and building or of said lease, or in the
event of a lease of said building,  or of the land and building,  the said Owner
shall be and  hereby  is  entirely  freed  and  relieved  of all  covenants  and
obligations  of Owner  hereunder,  and it shall be deemed and construed  without
further  agreement  between  the parties or their  successors  in  interest,  or
between the parties and the  purchaser,  at any such sale, or the said lessee of
the building,  or of the land and building,  that the purchaser or the lessee of
the  building  has  assumed  and agreed to carry out any and all  covenants  and
obligations of Owner, hereunder.  The words "re-enter" and "re-entry" as used in
this  lease  are not  restricted  to their  technical  legal  meaning.  The term
"business days" as used in this lease shall exclude  Saturdays,  Sundays and all
days as observed by the State or Federal  Government as legal holidays and those
designated  as holidays  by the  applicable  building  service  union  employees
service contract or by the applicable  Operating Engineers contract with respect
to HVAC  service.  Wherever it is expressly  provided in this lease that consent
shall not be  unreasonably  withheld,  such  consent  shall not be  unreasonably
delayed.

Adjacent Excavation-Shoring:

     32.  If an  excavation  shall be made  upon land  adjacent  to the  demised
premises,  or shall be authorized to be made,  Tenant shall afford to the person
causing  or  authorized  to cause  such  excavation,  license  to enter upon the
demised  premises  for the purpose of doing such work as said person  shall deem
necessary to preserve the wall of the building of which demised  premises form a
part from injury or damage and to support the same by proper foundations without
any claim for damages or indemnity  against Owner, or diminution of abatement of
rent.

Rules and Regulations:

     33.  Tenant  and  Tenant's  servants,   employees,  agents,  visitors,  and
licensees  shall observe  faithfully,  and comply  strictly  with, the Rules and
Regulations and such other and further reasonable Rules and Regulations as Owner
or Owner's agents may from time to time adopt. Notice of any additional rules or
regulations  shall be given in such  manner as Owner may elect.  In case  Tenant
disputes the reasonableness of any additional Rule or Regulation  hereafter made
or adopted by Owner or Owner's  agents,  the parties  hereto agree to submit the
question of the  reasonableness  of such Rule or Regulation  for decision to the
New York office of the American  Arbitration  Association,  whose  determination
shall be final and conclusive upon the parties hereto.  The right to dispute the
reasonableness  of any additional Rule or Regulation upon Tenant's part shall be
deemed  waived  unless the same  shall be  asserted  by service of a notice,  in
writing upon Owner within fifteen (15) days after the giving of notice  thereof.
Nothing in this lease contained shall be construed to impose upon Owner any duty
or  obligation  to enforce  the Rules and  Regulations  or terms,  covenants  or
conditions  in any other lease,  as against any other tenant and Owner shall not
be liable to Tenant for violation of the same by any other tenant, its servants,
employees, agents, visitors or licensees.

Security:

     34. Tenant has  deposited  with Owner the sum of $ NONE as security for the
faithful  performance  and  observance  by Tenant of the terms,  provisions  and
conditions  of this  lease;  it is agreed that in the event  Tenant  defaults in
respect of any of the terms, provisions and conditions of this lease, including,
but not  limited  to, the payment of rent and  additional  rent,  Owner may use,
apply or retain the whole or any part of the security so deposited to the extent
required for the payment of any rent and additional  rent or any other sum as to
which  Tenant  is in  default  or for any sum which  Owner may  expend or may be
required to expend by reason of Tenant's default in respect of any of the terms,
covenants  and  conditions  of this  lease,  including  but not  limited to, any
damages or deficiency in the re-letting of the premises, whether such damages or
deficiency  accrued  before or after summary  proceedings  or other  re-entry by
Owner.  In the event that Tenant shall fully and  faithfully  comply with all of
the terms,  provisions,  covenants and  conditions  of this lease,  the security
shall be  returned  to Tenant  after the date  fixed as the end of the Lease and
after  delivery of entire  possession of the demised  premises to Owner.  In the
event of a sale of the land and  building or leasing of the  building,  of which
the demised  premises  form a part,  Owner shall have the right to transfer  the
security to the vendee or lessee and Owner shall thereupon be released by Tenant
from all liability for the return of such security; and Tenant agrees to look to
the new Owner solely for the return of said security,  and it is agreed that the
provisions  hereof  shall  apply to every  transfer  or  assignment  made of the
security to a new Owner.  Tenant  further  covenants  that it will not assign or
encumber  or  attempt  to assign or  encumber  the  monies  deposited  herein as
security and that neither Owner nor its  successors or assigns shall be bound by
any such assignment, encumbrance, attempted assignment or attempted encumbrance.

Estoppel Certificate:

     35.  Tenant,  at any time,  and from  time to time,  upon at least 10 days'
prior notice by Owner, shall execute,  acknowledge and deliver to Owner,  and/or
to any  other  person,  firm or  corporation  specified  by Owner,  a  statement
certifying  that this Lease is  unmodified  and in full force and effect (or, if
there  have been  modifications,  that the same is in full  force and  effect as
modified and stating the modifications), stating the dates to which the rent and
additional  rent have been paid,  and  stating  whether or not there  exists any
default by Owner under this Lease, and, if so, specifying each such default.

Successors and Assigns:

     35A. The covenants, conditions and agreements contained in this lease shall
bind and inure to the  benefit of Owner and Tenant and their  respective  heirs,
distributees,  executors,  administrators,  successors,  and except as otherwise
provided in this lease, their assigns.

Exhibits:

     35B. This lease consists of this Printed Portion containing  Articles 1-35D
and each of the following,  attached hereto and made a part hereof: (a) Rider to
Lease and (b) the following exhibits:  Exhibit A (Rental Plan),  Exhibit B (Work
Letter),  Exhibit C( Legal  Description),  Exhibit D (Cleaning  Service  Rider),
Exhibit E (Legal Holidays), and Exhibit F (Temporary Space).

Water Charges:

     35C.  Tenant  covenants  and agrees to pay, as additional  rent,  the sewer
rent,  charge or any other tax,  rent,  levy or charge which now or hereafter is
assessed,  imposed or a lien upon the  demised  premises  or the realty of which
they are part pursuant to law, order or regulation  made or issued in connection
with the use,  consumption,  maintenance  or supply of  water,  water  system or
sewage or sewage connection or system.

Rider:

     35D. In the event of any inconsistency  between the provisions of the Rider
to Lease and those contained in this Printed Portion to which the Rider to Lease
is annexed, the provisions of the Rider to Lease shall govern and be binding.

<PAGE>

     IN WITNESS WHEREOF,  Owner and Tenant have  respectively  signed and sealed
this lease as of the day and year first above written.

ATTESTED BY:                             LANDLORD:

                                         7 BECKER FARM ASSOCIATES
                                         By:  7 Becker Farm Corp.,
                                              General Partner

/s/ Marc Leonard Ripp                    By: /s/ James S. Servidea
---------------------------------------      ---------------------
Marc Leonard Ripp                            James S. Servidea
Assistant Secretary                          Vice President

Apply Corporate
Seal Here
ATTESTED BY:                             AGENT FOR LANDLORD;

                                         BELLMEAD MANAGEMENT CO., INC.

/s/ Marc Leonard Ripp                    By:  /s/ James S. Servidea
---------------------------------------       ---------------------
Marc Leonard Ripp                             James S. Servidea, Vice President
Assistant Secretary

Apply Corporate
Seal Here

WITNESSED BY:                            TENANT:

                                         PETER T. MAHER

Name: /s/ Marc Ripp                      By:  /s/ Peter T. Maher
      ---------------------------------       ------------------
      (Please Print) Marc Rippp               Peter T. Maher

WITNESSED BY:
                                         RAYMOND SCHWARTZ

/s/ Marc Ripp                            By:  /s/ Raymond Schwartz
--------------------------------------        ---------------------
Name: Marc Ripp                               Raymond Schwartz
     ---------------------------------
      (Please Print)

<PAGE>

                                 ACKNOWLEDGMENTS

CORPORATE OWNER                          CORPORATE TENANT
STATE OF NEW YORK ss.:                   STATE OF NEW YORK ss.:
County of                                County of

On this           day of                 On this           day of
            , 20__, before me                        , 20__, before me
personally came                          personally came
                                  to                                       to
me known, who being by me duly sworn,    me known, who being by me duly sworn,
did depose and say that he resides in    did depose and say that he resides in

that he is the                           that he is the

of                                       of

the corporation described in and         the corporation described in and
which executed the foregoing             which executed the foregoing
instrument, as OWNER; that he knows      instrument, as TENANT; that he knows
the seal of said corporation; the        the seal of said corporation; the
seal affixed to said instrument is       seal affixed to said instrument is
such corporate seal; that it was so      such corporate seal; that it was so
affixed by order of the Board of         affixed by order of the Board of
Directors of said corporation, and       Directors of said corporation, and
that he signed his name thereto by       that he signed his name thereto by
like order.                              like order.

------------------------------------     ------------------------------------
INDIVIDUAL OWNER                         INDIVIDUAL TENANT
STATE OF NEW YORK ss.:                   STATE OF NEW YORK ss.:
County of                                County of

On this           day of             ,   On this           day of
20__, before me personally came                      , 20__, before me
                                  to me  personally came
known, and known to me to be the                                           to
individual described in and who, as      me known, and known to me to be the
OWNER, executed the foregoing            individual described in and who, as
instrument and acknowledged to me        TENANT, executed the foregoing
that                                     instrument and acknowledged to me
he executed the same.                    that
                                         he executed the same.

------------------------------------     ------------------------------------

<PAGE>

                                    GUARANTY

     FOR VALUE RECEIVED, and in consideration for, and as an inducement to Owner
making the within  lease  with  Tenant,  the  undersigned  guarantees  to Owner,
Owner's  successors and assigns the full  performance  and observance of all the
covenants,  conditions  and  agreements,  therein  provided to be performed  and
observed by Tenant,  including the "Rules and Regulations" as therein  provided,
without requiring any notice of non-payment, non-performance, or non-observance,
or proof, or notice, or demand,  whereby to charge the undersigned therefor, all
of which the undersigned  hereby  expressly waives and expressly agrees that the
validity of this agreement and the obligations of the guarantor  hereunder shall
in no wise be  terminated,  affected or impaired by reason of the  assertion  by
Owner against Tenant of any of the rights or remedies reserved to Owner pursuant
to the provisions of the within lease.  The  undersigned  further  covenants and
agrees that this guaranty  shall remain and continue in full force and effect as
to any  renewal,  modification  or extension of this lease and during any period
when Tenant is  occupying  the  premises as a  "statutory  tenant." As a further
inducement to Owner to make this lease and in consideration  thereof,  Owner and
the undersigned  covenant and agree that in any action or proceeding  brought by
either  Owner of the  undersigned  against the other on any  matters  whatsoever
arising  out of,  under,  or by  virtue  of the  terms of this  lease or of this
guarantee  that Owner and the  undersigned  shall and do hereby  waive  trial by
jury.

Dated:__________________  20_____       ______________________________________
                                        Guarantor's Residence

_________________________________       ______________________________________
Guarantor                               Business Address

_________________________________       ______________________________________
Witness                                 Firm Name

                                        STATE OF NEW YORK         )  ss:

                                        COUNTY OF                 )

                                        On this     day of      , 20__, before
                                        me personally came
                                        to me known, and known to me to be the
                                        individual described in, and who
                                        executed the foregoing Guaranty and
                                        acknowledged to me that he executed the
                                        same.

                                                        _______________________
                                                        Notary

                             IMPORTANT - PLEASE READ

RULES AND  REGULATIONS  ATTACHED  TO AND MADE APART OF THIS LEASE IN  ACCORDANCE
WITH ARTICLE 33.

1. The sidewalks, entrances, driveways, passages, courts, elevators, vestibules,
stairways,  corridors  or halls shall not be  obstructed  or  encumbered  by any
Tenant or used for any purpose other than for ingress or egress from the demised
premises and for delivery of merchandise and equipment in a prompt and efficient
manner using  elevators and  passageways  designated for such delivery by Owner.
There  shall not be used in any space,  or in the public  hall of the  building,
either by any  Tenant or by  jobbers  or others in the  delivery  or  receipt of
merchandise,  any hand  trucks,  except  those  equipped  with rubber  tires and
sideguards.  If said  premises are situated on the ground floor of the building,
Tenant thereof shall further, at Tenant's expense, keep the sidewalk and curb in
front of said premises clean and free from ice, snow, dirt and rubbish.

2. The water and wash  closets and plumbing  fixtures  shall not be used for any
purposes  other than those for which they were  designed or  constructed  and no
sweepings,  rubbish, rags, acids or other substances shall be deposited therein,
and the  expense  of any  breakage,  stoppage,  or  damage  resulting  from  the
violation  of this  rule  shall be borne by the  Tenant  who,  or whose  clerks,
agents, employees or visitors, shall have caused it.

3. No carpet,  rag or other article shall be hung or shaken out of any window of
the  building and no Tenant shall sweep or throw or permit to be swept or thrown
from  the  demised  premises  any  dirt  or  other  substances  into  any of the
(corridors  or halls,  elevators,  or out of the door or windows or stairways of
the  building  and Tenant  shall not use,  keep or permit to be used or kept any
foul or noxious gas or  substance in the demised  premises,  or permit or suffer
the  demised  premises  to  be  occupied  or  used  in  a  manner  offensive  or
objectionable  to Owner or other  occupants  of the building by reason of noise,
odors,  and/or  vibrations,  or interfere in any way with other Tenants or those
having business  therein,  nor shall any bicycles,  vehicles,  animals,  fish or
birds be kept in or about the building.  Smoking or carrying  lighted  cigars or
cigarettes  in the  elevators  of the building is  prohibited.

4. No awnings or other projections shall be attached to the outside walls of the
building without the prior written consent of Owner.

5. No sign,  advertisement,  notice  or  other  lettering  shall  be  exhibited,
inscribed,  painted or  affixed by any Tenant on any part of the  outside of the
demised  premises or the building or on the inside of the demised premise if the
same is visible  from the  outside of the  premises  without  the prior  written
consent of Owner, except that the name of Tenant may appear on the entrance door
of the  premises.  In the event of the violation of the foregoing by any Tenant,
Owner may remove same without any liability, and may charge the expense incurred
by such  removal to Tenant or Tenants  violating  this rule.  Interior  signs on
doors and  directory  tablet  shall be  inscribed,  painted or affixed  for each
Tenant by Owner at the expense of such Tenant, and shall be of a size, color and
style acceptable to Owner.

6. No Tenant shall mark, paint, drill into, or in any way deface any part of the
demised  premises or the building of which they form a part. No boring,  cutting
or stringing of wires shall be permitted,  except with the prior written consent
of  Owner,  and as Owner may  direct.  No Tenant  shall lay  linoleum,  or other
similar floor  covering,  so that the same shall come in direct contact with the
floor of the demised premises,  and, if linoleum or other similar floor covering
is desired to be used an interlining of builder's  deadening felt shall be first
affixed to the floor by a paste or other material,  soluble in water, the use of
cement or other similar  adhesive  material being  expressly  prohibited.

7. No  additional  locks or bolts of any kind  shall be  placed  upon any of the
doors or windows by any Tenant,  nor shall any changes be made in existing locks
or mechanism  thereof.  Each Tenant must,  upon the  termination of his Tenancy,
restore to owner all keys of stores,  offices and toilet rooms, either furnished
to or otherwise  procured  by, such Tenant,  and in the event of the loss of any
keys, so furnished, such Tenant shall pay to Owner the cost thereof.

<PAGE>

8. Freight, furniture,  business equipment,  merchandise and bulky matter of any
description  shall be delivered  to and removed  from the  premises  only on the
freight  elevators  and through the service  entrances and  corridors,  and only
during  hours and in a manner  approved by Owner.  Owner  reserves  the right to
inspect  all freight to be brought  into the  building  and to exclude  from the
building  all freight  which  violates any of the Rules and  Regulations  of the
lease of which these Rules and Regulations are a part.

9.  Canvassing,  soliciting  and peddling in the building is prohibited and each
Tenant shall cooperate to prevent the same.

10. Owner reserves the right to exclude from the building all persons who do not
present a pass to the building  signed by Owner.  Owner will  furnish  passes to
persons  for whom any Tenant  requests  same in writing.  Each  Tenant  shall be
responsible  for all persons for whom he requests  such pass and shall be liable
to Owner for all acts of such  persons.  Tenants  shall not have a claim against
Owner by reason of Owner  excluding  from the  building  any person who does not
present such pass.

11. Owner shall have the right to prohibit any  advertising  by any Tenant which
in  Owner's  opinion,  tends to impair the  reputation  of the  building  or its
desirability  as a building  for offices,  and upon  written  notice from Owner,
Tenant shall refrain from or discontinue such advertising.

12.  Tenant shall not bring or permit to be brought or kept in or on the demised
premises, any inflammable, combustible, explosive, or hazardous fluid, material,
chemical  or  substance,  or cause or  permit  any  odors  of  cooking  or other
processes or any unusual or other  objectionable odors to permeate in or emanate
from the demised premises.

13. If the building  contains central air  conditioning and ventilation,  Tenant
agrees  to keep all  windows  closed  at all times and to abide by all rules and
regulations  issued by Owner with respect to such services.  If Tenant  requires
air conditioning or ventilation after the usual hours,  Tenant shall give notice
in  writing to the  building  superintendent  prior to 3:00 p.m.  in the case of
services  required on weekdays,  and prior to 3:00 p.m. on the day prior in case
of after  hours  service  required  on weekends  or on  holidays.  Tenant  shall
cooperate with Owner in obtaining maximum effectiveness of the cooling system by
lowering and closing  venetian  blinds and/or drapes and curtains when the sun's
rays fall directly on the windows of the demised premises.

14. Tenant shall not move any safe,  heavy  machinery,  heavy  equipment,  bulky
matter,  or fixtures into or out of the building  without  Owner's prior written
consent. If such safe,  machinery,  equipment,  bulky matter or fixture requires
special  handling,  all  work in  connection  therewith  shall  comply  with the
Administrative  Code of the City of New York and all other laws and  regulations
applicable thereto and shall be done during such hours as Owner may designate.

15. Refuse and Trash. (1) Compliance by Tenant.  Tenant covenants and agrees, at
its sole cost and expense,  to comply with all present and future laws,  orders,
and  regulations  of all  state,  federal,  municipal,  and  local  governments,
departments, commissions and boards regarding the collection, sorting separation
and recycling of waste products,  garbage,  refuse and trash.  Tenant shall sort
and separate such waste products, garbage, refuse and trash into such categories
as provided by law. Each separately stored category of waste products,  garbage,
refuse and trash shall be placed in separate receptacles  reasonably approved by
Owner.  Such separate  receptacles  may, at Owner's option,  be removed from the
demised  premises in accordance  with a collection  schedule  prescribed by law.
Tenant shall remove, or cause to be removed by a contractor acceptable to Owner,
at Owner's sole  discretion,  such items as Owner may expressly  designate.  (2)
Owner's  Rights in Event of  Noncompliance.  Owner  has the  option to refuse to
collect or accept from Tenant waste products,  garbage, refuse or trash (a) that
is not  separated  and sorted as required  by law or (b) which  consists of such
items as Owner may  expressly  designate  for Tenant's  removal,  and to require
Tenant to  arrange  for such  collection  at  Tenant's  sole  cost and  expense,
utilizing  a  contractor  satisfactory  to Owner.  Tenant  shall pay all  costs,
expenses, fines, penalties, or damages that may be imposed on Owner or Tenant by
reason of Tenant's  failure to comply with the  provisions of this Building Rule
15, and, at Tenant's  sole cost and expense,  shall  indemnify,  defend and hold
Owner harmless  (including  reasonable legal fees and expenses) from and against
any actions, claims and suits arising from such noncompliance, utilizing counsel
reasonably satisfactory to Owner.TABLE OF CONTENTS
                                 RIDER TO LEASE

ARTICLE                                                                   PAGE
-------                                                                   ----

36.   DEFINITIONS; DEMISED PREMISES;
      ADJUSTED MINIMUM RENT..................................................1

37.   COMMENCEMENT OF TERM; COMMENCEMENT DATE AND
      TERMINATION DATE.......................................................4

38.   TENANT'S POSSESSION....................................................4

39.   HEATING, AIR-CONDITIONING AND VENTILATION; LEGAL
      HOLIDAYS "AFTER HOURS".................................................4

40.   ELECTRIC CURRENT.......................................................5

41.   LIABILITY INSURANCE....................................................5

42.   RISK INSURANCE.........................................................6

43.   PARKING FACILITIES.....................................................6

44.   ACCESS AND COMMON AREAS................................................6

45.   RELOCATION.............................................................7

46.   BROKE..................................................................7

47.   CLEANING SERVICES......................................................7

48.   ASSIGNMENT AND SUBLETTING..............................................7

49.   TENANT'S COOPERATION; REASONABLE MODIFICATIONS,
      ESTOPPEL CERTIFICATE..................................................11

50.   LIMITATION OF LIABILITY;
      DEFINITION OF "LANDLORD"..............................................11

51.   STATUTORY WAIVER; NOTICE BY TENANT....................................12

52.   JOINT AND PERSONAL LIABILITY..........................................12

53.   PERSONAl, TAXES.......................................................12

54.   BUILDING CHANGES......................................................12

55.   HOLDING OVER..........................................................12

56.   RESTRICTIVE COVENANT FOOD SERVICE.....................................13

57.   NOTICES...............................................................13

58.   INTERPRETATION........................................................13

59.   NO OFFER OR AGREEMENT.................................................14

60.   DAMAGES...............................................................14

61.   BANKRUPTCY............................................................15

62.   SECURITY..............................................................15

63.   PARTNERSHIP...........................................................16

64.   RENEWAL OPTION........................................................16

                                       i

<PAGE>

65.   ECRA COMPLIANCE.......................................................18

      SIGNATURE PAGE........................................................20

                                       ii
<PAGE>

                                 RIDER TO LEASE
                                 --------------

DATED:            July 1, 1992

LANDLORD:         7 Becker Farm Associates

TENANT:           Peter T. Maher and Raymond Schwartz

PREMISES:         Portion of the 4th floor
                  7 Becker Farm Road
                  Roseland, New Jersey

               36. DEFINITIONS; DEMISED PREMISES;
                   ADJUSTED MINIMUM RENT
               ----------------------------------

               36.1.  Definitions.  For purposes of this Article,  the following
terms shall have the meanings set forth below:

               (1) Assessed  Valuation shall mean the assessed  valuation of the
Real  Estate for the First Tax Year,  as such  assessed  valuation  is or may be
ultimately  determined by final  administrative  or judicial  proceeding,  or by
abatement by an appropriate taxing authority;

               (2) Base Tax Rate shall mean.  the real estate tax rate in effect
on the date of this Lease;

               (3) First  Operating  Year shall mean the  calendar  year  ending
December 31, 1992. Operating Year shall mean any calendar year thereafter;

               (4) First Tax Year shall mean the calendar  year ending  December
31, 1992. Tax Year shall mean any calendar year thereafter;

               (5) Land  shall  mean the land  described  in  Exhibit  C to this
Lease;

               (6) Occupancy Percentage shall be as defined in Section 36.2;

               (7) Real  Estate Tax Base shall  mean the  amount  determined  by
multiplying the Assessed Valuation by the Base Tax Rate;

               (8)  Taxes  shall  mean  all  real  estate  taxes,   charges  and
assessments  imposed upon the Land,  Building and other improvements  thereon or
the  occupancy or leasing  thereof  (collectively,  the "Real  Estate").  If any
franchise,  capital stock, capital gains, rent, income,  profit or any other tax
or  charge  shall be  imposed  upon all or any  part of the  Real  Estate,  such
franchise,  capital stock,  capital gains, rent, income,  profit or other tax or
charge  shall be deemed  included in the term  "Taxes" for the  purposes of this
Article.  Landlord shall have the exclusive  right,  but not the obligation,  to
contest  or  appeal  any  Tax  assessment  levied  on  the  Real  Estate  by any
governmental or quasi-governmental authority;

               36.2.  The  Demised  Premises  shall be deemed to contain a floor
area of 1,534 square feet and the building of which the Demised  Premises form a
part ("Building" or "building") shall be deemed to contain a total floor area of
90,042  square feet.  Tenant's  Occupancy  Percentage  shall be deemed to be 1.7
percent.

               36.3.  Adjusted  Minimum  Rent  shall  mean the  Minimum  Rent as
increased in  accordance  with this Article to reflect any increase in Taxes and
Building Operating Costs.  Tenant shall pay such increases as additional rent as
hereinafter provided.

               36.4. Taxes. (1) If the Taxes for any Tax Year during the term of
this Lease shall be greater than the Real Estate Tax Vase, then Tenant shall pay
to Landlord,  as additional rent, an amount equal to the Occupancy Percentage of
such excess.

               (2) Upon the issuance by the respective taxing authorities having
jurisdiction  over the Real Estate of a bill or bills for the Taxes imposed upon
the Real  Estate for the First Tax year,  Landlord  shall  submit a copy of such
bill or bills to Tenant.  Thereafter, on or about each

<PAGE>

anniversary  of said date,  Landlord shall submit to Tenant a copy of the latest
tax bill or bills for the Taxes for each  subsequent  Tax Year  indicating  each
change  in the Taxes  and the  effective  date of such  change  together  with a
statement (the "Tax Statement")which shall indicate the amount, if any, required
to be paid by Tenant as  additional  rent.  Within 30 days after the issuance of
the Tax Statement,  Tenant shall pay the  additional  rent as set forth therein.
Any  payments  due pursuant to this Article for a period of less than a full Tax
Year, either at the commencement or at the end of the term of this Lease,  shall
be ratably apportioned.

               (3) If at any  time the  taxing  jurisdiction  in which  the Real
Estate is located  should change its method of valuating the Real Estate for the
First Tax Year as part of a general revaluation program  ("Revaluation"),  then,
the  provisions  of  Sections  36.1(2) and 36.1(l)  above  notwithstanding,  for
purposes of computing the Real Estate Base  pursuant to Section  36.1(7)Landlord
may, at its option, use one of the following methods:

                    (a) The  Assessed  Valuation  shall be the  amount  for
               which the Real Estate would have been assessed for the First
               Tax Year if there had been no Revaluation,  and the Base Tax
               Rate shall be as defined in Section 36.1(2) above, or

                    (b) The Assessed  Valuation  shall be the actual amount
               assessed, and the Base Tax Rate shall be the real estate tax
               rate as subsequently  reduced by the taxing  jurisdiction in
               connection with the Revaluation.

               Landlord  shall  inform  the  Tenant as to which of the above two
methods  Landlord has elected at such time as Landlord submits the Tax Statement
to Tenant.

               36.5. Building Operating Costs. (1) Tenant hereby agrees that for
each  Operating  Year during the term of this Lease for which the total Building
Operating  Costs (as  hereinafter  defined)shall  exceed the Building  Operating
Costs for the First Operating Year, Tenant shall pay to Landlord,  as additional
rent, an amount equal to the Occupancy  Percentage of such excess within 30 days
after presentation of Landlord's statement (the "Operating Statement") therefor.
The  Operating  Statement  shall  indicate  (i) the  initial  additional  amount
required to be paid by Tenant as  additional  rent as in this Article  provided;
(ii) the Tenant's new Adjusted  Minimum Rent; and (iii) the manner in which such
adjustment is computed. Landlord shall present its Operating Statement within 90
days after the commencement of each such Operating Year ("Billing Date"). Tenant
shall thereafter, for the balance of that Operating Year and for that portion of
the next  Operating  Year until the Billing Date during such year,  make monthly
payments  of 1/12th of such  increase  to reflect  the change as of the  Billing
Date,  which  amounts  shall be credited  for the account of Tenant  against the
annual payment due on the succeeding Billing Date.

               (2) The "Building  Operating  Costs" shall include each and every
expense incurred in connection with the ownership,  administration,  management,
operation, repair, replacement and maintenance of the Real Estate, including but
not limited to,  wages,  salaries  and fees paid to persons  either  employed by
Landlord or engaged as  independent  contractors  in the  operation  of the Real
Estate,  and such other  typical items of expense as indicated  below.  All such
costs and the values allocated to services rendered and supplies delivered shall
be reflected on the comparative statement which shall be exhibited to the Tenant
upon request.

               (3) The expenses  referred to in this Article shall be determined
in  accordance  with sound  accounting  principles.  So long as Tenant is not in
default under any provisions of this Lease, Tenant or its representatives  shall
have the right, at its own expense, upon reasonable notice and during reasonable
hours,  to  inspect  the books of  Landlord  for the  purpose of  verifying  the
information contained in any Operating Statement, provided prior written request
for such  inspection  shall be made by Tenant  and  further  provided  that such
request is made within sixty (60) days of receipt of the Operating  Statement to
be verified.  Any Operating  Statement  not verified  within said sixty (60) day
period shall be deemed to be correct.

               (4) Some of the typical  items of expense  which  comprise or may
comprise the Building Operating Costs and to be included in the Statement are or
may be: (a)general repairs and maintenance; (b) utility costs, including but not
limited to, cost of electricity to power HVAC units serving the entire  Building
(both tenant and common  areas),  cost of oil or other fuel

                                      -2-
<PAGE>

required to heat the entire  Building,  cost of  electricity to light the common
areas;  (c)  cleaning  costs,  including  but not limited to,  window  cleaning,
general  interior  office  cleaning,  cleaning  of  common  areas;  (d)  service
contracts,  including but not limited to, contracts for elevator  service,  BVAC
service,  rubbish removal,  carting,  janitorial and watchman  services and snow
removal;  (e) costs of  landscaping;  (f) costs of  insurance;  (g) fees  and/or
salaries of superintendents, engineers, mechanics, custodians; (h) towel service
for common lavatories; and (i) sales and use taxes.

               (5)  Anything  to the  contrary  contained  in  this  Article  36
notwithstanding,  if  the  average  occupancy  of  the  Building  is  less  than
ninety-five  (95%) percent during the First  Operating Year, then Landlord shall
make a determination ("Landlord's  Determination")of what the Building Operating
Costs for such year would have been if during the entire year the average tenant
occupancy  of  the  Building  were   ninety-five   (95%)   percent.   Landlord's
Determination  shall be binding  and  conclusive  upon  Tenant and shall for all
purposes  of this Lease be deemed to be the  Building  Operating,  Costs for the
First Operating Year.  Landlord shall notify Tenant of Landlord's  Determination
within  ninety (90) days  following  the last day of the First  Operating  Year.
Thereafter, if for any subsequent Lease year the average tenant occupancy of the
Building is below  ninety-five  (95%) the Building  Operating Costs for any such
year shall be adjusted by  Landlord to the amount that such  Building  Operating
Costs would have been if the average tenant  occupancy during that year had been
ninety-five (95%)percent.

               36.6.  If,  pursuant to any Tax Statement or Operating  Statement
showing Taxes or Building  Operating  Costs for any year subsequent to the First
Tax Year or First  Operating  Year,  respectively,  there shall be an additional
amount payable or a refund due with respect to Taxes and/or  Building  Operating
Costs  for the  period  covered  by such  statement(s),  such  amount  shall  be
calculated,  and any amount  payable by the Tenant to the Landlord as additional
rent shall be promptly  paid,  or the amount due to the Tenant shall be credited
against  amounts owing Landlord.  However,  it is agreed by the parties that any
refund  shall  not in any way  operate  to  reduce  the  Minimum  Rent.  If such
calculation  takes  place  and/or any  payment in  connection  herewith  becomes
payable after the expiration of the term of this Lease,  this provision shall be
deemed to have survived such expiration.

               36.7. Any increase in additional rent under this Article shall be
prorated for the final  Operating Year if such Operating Year covers a period of
less than twelve (12) full months.  Tenant's  obligation to pay additional  rent
under this Article for the final  Operating Year shall survive the expiration of
the term of this Lease.

               36.8.  In the event that the  payment of any sum  required  to be
paid by Tenant to Landlord  under this Lease  (including,  without  limiting the
generality of the  foregoing,  Minimum Rent,  Adjusted  Minimum Rent, or payment
made by  Landlord  under any  provision  of this  Lease for  which  Landlord  is
entitled to reimbursement by Tenant) shall become overdue for 10 days beyond the
date on  which  they are due and  payable  as  provided  in this  Lease,  then a
delinquency  service  charge equal to four percent of the amount  overdue  shall
become  immediately  due and  payable to  Landlord  as  liquidated  damages  for
Tenant's  failure to make prompt  payment.  Further,  such  delinquency  service
charge shall be payable on the first day of the month next  succeeding the month
during which such late charges become payable as additional rent,  together with
interest at the maximum rate  permitted  by law on the amounts  overdue from the
date on which they became due and  payable.  In the event of  nonpayment  of any
delinquency  service  charges and interest  provided for above,  Landlord  shall
have, in addition to all other rights and remedies,  all the rights and remedies
provided for herein and by law in the case of  nonpayment of rent. No failure by
Landlord to insist upon the strict performance by Tenant of Tenant's obligations
to pay late  charges  shall  constitute  a waiver by  Landlord  of its rights to
enforce  the  provisions  of  this  Section  36.8  in  any  instance  thereafter
occurring. The provisions of this Section 36.8 shall not be construed in any way
to extend any time period provided for in this Lease.

               36.9.  If Tenant  fails to remit when due any sum  required to be
paid by Tenant to Landlord  under this Lease  (including,  without  limiting the
generality of the  foregoing,  Minimum Rent,  Adjusted  Minimum Rent, or payment
made by  Landlord  under any  provision  of this  Lease for  which  Landlord  is
entitled to  reimbursement  by Tenant),  Landlord  may, in addition to all other
rights  and  remedies  provided  herein  and by law,  serve a written  notice of
cancellation  of this  Lease upon  Tenant and upon the giving of said  notice of
cancellation,  this Lease and the term  thereof  shall  terminate  and expire as
fully and  completely  as if the day on which said  notice

                                      -3-
<PAGE>

of cancellation  was given were the day herein  definitely fixed for the end and
expiration  of this Lease and the term  thereof  and Tenant  shall then quit and
surrender  the Demised  Premises to Landlord but Tenant  shall remain  liable as
herein  provided.  Following  each second  consecutive  monthly  installment  of
Adjusted  Minimum Rent that remains  unpaid for longer than ten (10) days beyond
the date on which same is due and  payable,  Landlord  may,  in  addition to all
other rights and remedies provided herein and by law, require that (i) beginning
with the first  monthly  installment  of  Adjusted  Minimum  Rent next due,  the
Adjusted Minimum Rent shall no longer be paid in monthly  installments but shall
be payable in advance on a  quarterly  basis  and/or (ii)  Tenant  increase  the
amount of the  security  deposited  with  Landlord by an amount equal to two (2)
months  Minimum  Rent.  If Tenant  shall  deliver  to  Landlord  a check that is
returned unpaid for any reason, Tenant shall pay Landlord ONE HUNDRED AND 00/100
DOLLARS ($100.00) for Landlord's expense in connection therewith and said charge
shall be payable to  Landlord on the first day of the next  succeeding  month as
additional rent.

               37. COMMENCEMENT OF TERM; COMMENCEMENT
                   DATE AND TERMINATION DATE
               --------------------------------------

               37.1.   The  parties   intend  that  the  Lease  shall   commence
("Commencement  Date") on the earlier of (i) August 1, 1992; or (ii) the date on
which  Landlord has procured a temporary or permanent  Certificate of Occupancy,
permitting  occupancy  of the Demised  Premises by Tenant;  or (iii) the date on
which  Tenant  shall have  taken  possession  of all or any part of the  Demised
Premises.

               37.2. On or about the Commencement  Date,  Landlord shall deliver
to Tenant a notice ("Commencement Date Notice") fixing the Commencement Date and
termination date which shall be a date two (2) years after the Commencement Date
("Termination  Date"). Tenant shall acknowledge receipt of the Commencement Date
Notice by signing a copy of same and  returning  it to Landlord  within five (5)
days of the receipt thereof.

               37.3. The date upon which Tenant's obligation to pay Minimum Rent
due hereunder  commences  ("Rent  Commencement  Date") shall be deemed to be the
Commencement Date. Notwithstanding the foregoing, Tenant shall pay Landlord upon
the  execution of this Lease the first monthly  installment  of Minimum Rent and
the security referred to in Articles 34 and 62 hereof.

               37.4. If, prior to the Commencement  Date, Tenant shall enter the
Demised  Premises  to make any  installations  of its  equipment,  fixtures  and
furnishings,  Landlord  shall  have no  liability  for any  personal  injury  or
property damage suffered by Tenant.

               38. TENANT'S POSSESSION
               -----------------------

               38.1. As a condition of Landlord's  agreement  hereunder,  Tenant
agrees to take  possession  of and accept the Demised  Premises in their "as is"
condition as of the  Commencement  Date. In this regard,  Landlord shall have no
obligation  to do any work or perform any  services  with respect to the Demised
Premises,  except that  Landlord  shall (i), in a manner  adopted by Landlord as
standard for the Building,  shampoo once the  carpeting  that is on the floor of
the Demised  Premises  on the date  hereof and (ii) apply once to the  partition
walls of the  Demised  Premises  that are painted on the date hereof one coat of
paint of a quality  adopted by Landlord as standard for the Building in the same
color as exists on said partition walls as of the date hereof.

               39. HEATING,  AIR-CONDITIONING  AND  VENTILATION;
                   LEGAL HOLIDAYS "AFTER HOURS"
               -------------------------------------------------

               39.1.  Notwithstanding  the provisions of subsections (b) and (e)
of Article 29 of this Lease,  but subject to all of the other  terms,  covenants
and  conditions  of  said  Article  29,   Landlord  shall  provide  and  furnish
appropriate  heat,  air-conditioning  or  ventilation  to the  Demised  Premises
between the hours of 8: 00 a. m. to 6: 00 p. m., Monday  through  Friday,  other
than Legal Holidays (which are listed on Exhibit "E"), attached to this Lease.

               39.2.  At all other times not  otherwise  provided for in Section
39.1 above,  Landlord  agrees that it shall,  upon prior  written  request  from
Tenant,  provide  after-hours  air-conditioning,  ventilation or heating, as the
case  may be,  for  which  Tenant  shall  pay to  Landlord

                                      -4-
<PAGE>

as  additional  rent  hereunder,  a sum equal to $100.00 per hour for  providing
heat, air-conditioning or ventilation (irrespective of whether any other tenants
in the Building are furnished with heat,  air-conditioning or ventilation at the
same time) that being  intended to cover  Landlord's  cost for the power or fuel
required to provide  the same.  In the event that during the term of this Lease,
or any renewal hereof,  the Landlord's cost for providing  after-hours  heating,
air-conditioning  or  ventilation  shall  increase  by  virtue of  utility  rate
increases or unit fuel cost increases,  the above-specified hourly charges shall
be  adjusted  from time to time to reflect  said  increases.  In addition to the
foregoing,  should  there be any charges  incurred by  Landlord  for  additional
attendant  engineers or similar  additional  requirements as may be imposed from
time  to  time  by  the  State  Labor  Department,   local  authorities,   union
requirements,  or  the  like,  Tenant  agrees  to  reimburse  Landlord  for  its
out-of-pocket  expenses  incurred  in  connection  therewith,   related  to  the
after-hours use by Tenant.

               40. ELECTRIC CURRENT
               --------------------

               40.1. Landlord's obligation to supply current shall be limited to
the current required to power the Building standard heating and air-conditioning
systems and the lighting of common areas.

               40.2.  Tenant  shall  arrange to purchase  and pay for all of the
electric  current  requirements  for  light and power  used in  connection  with
Tenant's  operations  within the Demised  Premises.  Landlord  shall furnish and
install an electric  meter for the  measurement  of the  consumption of Tenant's
electric current as herein provided.

               40.3.  At the request of Landlord,  prior to the occupancy of the
Demised Premises,  Tenant shall execute any and all applications for service, or
forms required by the. local utility company  supplying  electric current to the
Building  for the metering of all  electric  current and power  required for the
operation of the electrical equipment of any nature whatsoever and lights within
or serving the Demised Premises.

               40.4. As an alternative to the obligations of Landlord and Tenant
as set forth in Sections 40.1 and 40.2 above, Landlord may elect, at its option,
to meter and  furnish  the  electric  current to the  entire  floor of which the
Premises  forms a part,  in which  case  Tenant  shall  pay as  additional  rent
Tenant's share of Landlord's  cost therefor.  Tenant's share of costs under this
Section  40.4 shall be based upon a  percentage  which the area of the  Premises
bears to the total floor area on which the Premises are located.  Tenant, at its
option,  may in the alternative,  install a separate electric meter and, in such
event,  Tenant shall pay its own electric costs directly to the utility  company
serving the Demised  Premises and the provisions of Sections 40.1 and 40.2 shall
thereupon apply hereunder.

               41. LIABILITY INSURANCE
               -----------------------

               41.1.  Tenant,  at its sole  cost  and  expense,  shall  procure,
provide  and  maintain  in force  during  the term of this  Lease the  following
policies to be written by good and solvent insurance  companies  satisfactory to
Landlord having a  policyholders'  rating of no less than A+ XV as determined by
the AM  Best  Company,  or any  successor  thereto:  (1)  comprehensive  general
liability  insurance,  which shall  include  coverage  for  personal  liability,
contractual  liability,  Tenant's  legal  liability,  bodily  injury,  death and
property damage, all on an occurrence basis with respect to the business carried
on, in or from the  Demised  Premises  and  Tenant's  use and  occupancy  of the
Demised Premises, with coverage for any one occurrence or claim of not less than
$l,000,000 or such other amount as Landlord may reasonably require upon not less
than six (6) months prior written notice.  Such insurance shall include Landlord
and the managing agent of the Building as additional  insureds and shall protect
Landlord in respect of claims by Tenant as if Landlord were separately  insured;
and (2) insurance  against such other perils and in such amounts as Landlord may
from time to time  reasonably  require upon not less than thirty (30) days prior
written notice.

               41.2. Each of the aforesaid policies shall contain an undertaking
by the  insurer  that no material  change  adverse to Landlord or Tenant will be
made and such policy will not lapse or be cancelled,  except after not less than
ninety (90) days prior written notice to Landlord of the intended change,  lapse
or  cancellation.  On or before the Commencement  Date and thereafter,  at least
thirty (30) days prior to the  effective  date of any policy,  Tenant  agrees to
deliver to Landlord a duplicate original of the aforesaid policies.

                                      -5-
<PAGE>

               42. RISK INSURANCE
               ------------------

               42.1.  Tenant,  at its sole  cost  and  expense,  shall  procure,
provide and maintain in force during the term of this Lease the following policy
to be written by a good and solvent insurance  company  satisfactory to Landlord
having a policyholders' rating of no less than A+XV as determined by the AM Best
Company, or any successor thereto:  "All Risk" insurance , which shall cover the
Demised Premises, Tenant's personal property, equipment and improvements against
loss or damage  by fire and any  other  hazards  or  casualties  in an amount to
provide  for the  actual  replacement  cost of the  Demised  Premises,  Tenant's
personal  property,  equipment and  improvements.  Such insurance  shall include
Landlord and the managing agent of the Building as additional insureds and shall
protect  Landlord in respect of claims by Tenant as if Landlord were  separately
insured.  The aforesaid  "All Risk" policy shall contain an  undertaking  by the
insurer that no material  change  adverse to Landlord or Tenant will be made and
such policy will not lapse or be  cancelled,  except  after not less than ninety
(90) days prior written  notice to Landlord of the intended  change,  lapse,  or
cancellation. On or before the Commencement Date and thereafter, at least thirty
(30) days prior to the effective date of the "All Risk" policy, Tenant agrees to
deliver to Landlord a duplicate original of said policy.

               43. PARKING FACILITIES
               ----------------------

               43.1.  So long as  Tenant is not in  default  under  this  Lease,
Landlord  hereby grants to Tenant the revocable  license (the "License") to park
up to five (5) cars ("Allotted Parking"),  for use solely by Tenant and Tenant's
employees,  licensees,  guests and invitees in the parking area or areas serving
the Building (the "Parking Area"). The use of any more than the Allotted Parking
by Tenant,  its  employees,  licensees,  guests or  invitees,  after notice from
Landlord,  shall be deemed a material  event of default  under this  Lease,  and
Landlord may  immediately  suspend or revoke the License  and/or  exercise  such
remedies as are provided in this Lease.  Landlord  shall not be  responsible  to
Tenant for  enforcing  the  License  or for  violation  of the  License by other
tenants  of the  Building,  by third  parties,  or  guests  or  visitors  to the
Building.

               43.2.  In the event the number of parking  spaces in the  Parking
Area is reduced by  circumstances  beyond the control of Landlord,  the Allotted
Parking shall be reduced proportionately.

               43.3.  Nothing  contained in this Lease shall be deemed to create
liability  upon  Landlord  for any  damage  to motor  vehicles  of  visitors  or
employees, for any loss of property from within those motor vehicles, or for any
injury  to  Tenant,  its  employees,   licensees,  guests  and  invitees  unless
ultimately  determined to be caused by the sole negligence or willful misconduct
of Landlord, its agents,  servants and employees.  Tenant agrees to acquaint its
employees  with any parking rules and  regulations  promulgated  by Landlord and
assumes  responsibility  for  compliance  by its  employees  with  such  parking
provisions,  and  Tenant  shall be liable to  Landlord  for all  unpaid  parking
charges, if any, incurred by its employees.  Any amount due from Tenant pursuant
to this Article 43 shall be deemed additional rent and failure to pay same shall
constitute a default  under the Lease.  If Tenant or its  employees,  licensees,
guests and invitees park illegally or in areas designated for use by others,  or
in driveways, fire lanes or areas not striped for general parking, then Landlord
may charge Tenant, as additional rent, FIFTY and 00/100 DOLLARS ($50.00) per day
for each day or partial day each motor vehicle is so parked. In addition, Tenant
authorizes Landlord to (i) tow away from the Parking Area, at Tenant's sole cost
and  expense,  any motor  vehicle  belonging  to Tenant or  Tenant's  employees,
licensees,  guests and invitees parked illegally or in violation of this Article
43 or any parking rules and regulations  promulgated by Landlord and (ii) attach
violation  stickers  or notices  to any motor  vehicles  belonging  to Tenant or
Tenant's  employees,  licensees,  guests and  invitees  parked  illegally  or in
violation of this Article 43 or any parking rules and regulations promulgated by
Landlord.

               44. ACCESS AND COMMON AREAS
               ---------------------------

               44.1.  Tenant shall have the right of nonexclusive use, in common
with others,  of (a)  automobile  parking areas not designated for use by others
and  driveways  (subject  to  Article 43  hereof);  (b)  footways,  and (c) such
elevator and other  facilities as may be constructed and designated from time to
time by Landlord in the Building,  all to be subject to the terms and conditions
of the Lease and to  reasonable  rules and  regulations  for the use  thereof as
prescribed from time to time by Landlord.

                                      -6-
<PAGE>

               45. RELOCATION
               --------------

               45.1.  If the Demised  Premises  contain less than 10,000  square
feet of rentable  area,  Landlord shall have the right,  at its option,  upon at
least 30 days written notice to Tenant, to relocate Tenant and to substitute for
the Demised  Premises  other space  within the office park of which the Building
forms a part  containing at least as much rentable area as the Demised  Premises
(the  "Substitute  Premises").  The  Substitute  Premises  shall be  improved by
Landlord  at  its  expense,   with   decorations  and   improvements   that  are
substantially  comparable in quantity and quality to those  provided by Landlord
in the original  Demised  Premises.  Landlord shall pay the expenses  reasonably
incurred  by Tenant in  connection  with such  substitution,  including  but not
limited  to costs of  moving,  door  lettering  and  telephone  relocation.  The
Substitute  Premises  shall become the "Demised  Premises"  for purposes of this
Lease following Tenant's taking occupancy thereof.

               46. BROKE
               ---------

               46.1.  Tenant  represents  that no real estate  broker other than
Alexander  Summer Co. is responsible for bringing  about,  or negotiating,  this
Lease and  Tenant  has not dealt with any other  broker in  connection  with the
Demised Premises.

               46.2. In accordance  with the  foregoing  representation,  Tenant
agrees to defend,  indemnify  and hold  harmless the  Landlord,  its  affiliates
and/or  subsidiaries,  partners  and  officers  from any  expense  or  liability
(including  attorney's  of fees) any  arising  out claim for  commission  by any
broker  other than  Alexander  Summer Co.  claiming or alleging to have acted on
behalf of or to have dealt with Tenant.

               47. CLEANING SERVICES
               ---------------------

               47.1.  So long as  Tenant is not in  default  under  this  Lease,
Landlord shall provide services for maintenance of the grounds, common areas and
parking areas and such other cleaning  services  within the Demised  Premises as
are set forth on "Cleaning  Service Rider" annexed hereto and made a part hereof
as  Exhibit  "D" f as  same  may be  reasonably  amended  from  time  to time by
Landlord.

               47.2. Tenant acknowledges that Landlord's obligation to cause the
office areas of the Demised  Premises to be cleaned excludes any portions of the
Demised  Premises  not used as office  areas (e. g.,  storage  rooms,  mailroom,
computer areas, laboratories, private lavatories and areas used for the storage,
preparation,  service or consumption of food or beverages).  Tenant shall pay to
Landlord the cost of removal from the Demised Premises of any of Tenant's refuse
or rubbish other than ordinary office waste,  and Tenant,  at Tenant's  expense,
shall cause all portions of the Demised  Premises not used as office areas to be
cleaned daily in a manner satisfactory to Landlord.  Tenant also shall cause all
portions of the Demised Premises used for the storage,  preparation,  service or
consumption  of food or  beverages to be  exterminated  against  infestation  by
vermin,  roaches or rodents regularly and, in addition,  whenever there shall be
evidence of any infestation. Tenant shall contract directly with Landlord or, at
Landlord's option, directly with Landlord's contractors, for the removal of such
other  refuse  and  rubbish  and for  cleaning  services  in  addition  to those
furnished by Landlord and for extermination services required hereunder.

               48. ASSIGNMENT AND SUBLETTING
               -----------------------------

               48.1.  For purposes of this Article and Article 11, any occupancy
arrangement (including without limitation management agreements, concessions and
licenses) affecting all or any part of the Demised Premises, other than a direct
lease with Landlord, not deemed an assignment shall be referred to as a sublease
and any  occupant  of all or part of the Demised  Premises,  other than a tenant
under a direct lease with Landlord,  not deemed an assignee shall be referred to
as a  sublessee.  Supplementing  the  provisions  of  Article  11, and except as
provided in Section 48.8 if the Tenant shall desire to assign this Lease, sublet
or underlet all or any portion of the Demised Premises, it shall first submit in
writing to the Landlord a notice setting forth in reasonable detail:

                    (a) the identity  and address of the proposed  assignee
               or sublessee;

                                    -7-
<PAGE>

                    (b)  in  the  case  of  a  subletting,  the  terms  and
               conditions thereof;

                    (c) the nature and  character  of the  business  of the
               proposed assignee and sublessee and its proposed use for the
               Demised Premises;

                    (d) evidence that the proposed assignee or sublessee is
               a  United  States  citizen  or  citizens  or  a  corporation
               qualified  to do  business  in the State of New  Jersey  and
               organized  and existing  under the laws of one of the States
               of the United States;

                    (e) banking,  financial  and other  credit  information
               relating to the proposed  assignee or  sublessee  reasonably
               sufficient  to enable  Landlord to  determine  the  proposed
               assignee's or sublessee's financial responsibility; and

                    (f) in the case of a  subletting  of only a portion  of
               the Demised Premises,  plans and specifications for Tenant's
               layout,  partitioning,  and electrical installations for the
               portion of the Demised Premises to be sublet.

               48.2. If the nature and character of the business of the proposed
assignee  or  sublessee,  and the  proposed  use and  occupancy  of the  Demised
Premises,  or any portion thereof, by the proposed assignee or sublessee,  is in
keeping and  compatible  with the dignity and character of the  Building,  then,
subject to compliance  with the  requirements of Article 11 and this Article 48,
anything to the  contrary  in Article 11  notwithstanding,  Landlord  agrees not
unreasonably to withhold or delay its consent to any such proposed assignment or
subletting;  provided,  however,  that  Tenant  shall,  by notice in  writing as
described in Section 48.1, advise Landlord of its intention to assign this Lease
or to sublease  all or any part of the Demised  Premises,  from,  on and after a
stated  date  (which  shall not be less than 60 days after the date of  Tenant's
notice), in which event Landlord shall have the right, to be exercised by giving
written  notice,  to  recapture  the space  described in Tenant's  notice.  Such
recapture  notice shall, if given,  cancel and terminate this Lease with respect
to the space therein  described as of a date which shall be the later of 30 days
following the date set forth in Tenant's  notice,  or 30 days after Tenant shall
have surrendered  possession of the Demised Premises. In the event less than all
of the Demised Premises are recaptured,  Landlord shall construct and erect such
partitioning  and modify  building  systems as may be required  to separate  the
space retained by Tenant from the space recaptured. The cost of such alterations
shall be borne fully and exclusively by Tenant, shall constitute additional rent
hereunder and shall be payable to Landlord  within 20 days following a statement
from Landlord for the amount thereof.

               48.3. If this Lease be cancelled  pursuant to the foregoing  with
respect to less than the entire  Demised  Premises,  the Minimum Rent and/or the
Adjusted Minimum Rent and Tenant's Occupancy Percentage shall be adjusted on the
basis of the  number of square  feet  retained  by Tenant in  proportion  to the
number of square feet originally demised under this Lease, and this Lease, as so
amended, shall continue thereafter in full force and effect.

               48.4. In addition to the foregoing requirements:  (a) no sublease
shall violate any law or result in an occupancy of the Demised  Premises by more
than two tenants, including the Tenant hereunder, (b) no sublease shall be for a
term of less than two years,  unless the  unexpired  term of this Lease shall be
less than two years at the  commencement  of the  sublease,  (c) no  assignee or
sublessee shall be an existing tenant of or any party then negotiating for space
in the Building,  or any other building in the office park of which the Building
is a part (i) owned by Landlord, Bellemead Development Corporation ("Bellemead")
or any  partnership in which Bellemead or an affiliate of Bellemead is a partner
or  (ii)  managed  by  Bellemead  or  an  affiliate  of  Bellemead  ("Affiliated
Building"),  (d) no sublease  shall  result in the  occupancy  of less than 1000
square feet of space,  (e) Tenant shall not be in default under any of the terms
and  conditions  of this Lease at the time of any notice or request  for consent
under the terms of this Article or at the effective  date of such  assignment or
subletting, (f) no subletting or assignment shall be for a rental rate less than
that currently being charged by Landlord for comparable space in the Building or
any Affiliated Building.  Furthermore,  anything to the contrary in Section 48.2
notwithstanding, Landlord shall not consent to any sublease or assignment unless
Tenant  agrees at the time of the  proposed  sublease or  assignment  and in the
Tenant's notice  required in Section 48.2 to pay over to Landlord  seventy :five
(75%) percent of all consideration (of whatever

                                      -8-
<PAGE>

nature) that would be payable by the prospective sublessee or assignee to Tenant
over the  term of the  sublease  or  assignment  pursuant  to such  sublease  or
assignment which exceeds the pro rata share of the Minimum Rent allocable to the
Demised  Premises,  or any part thereof,  as the case may be,  payable by Tenant
hereunder and (g) Tenant shall pay when due all brokerage or similar commissions
arising from any assignment or sublease.

               48.5.  Any sublease must provide (a) that it shall be subject and
subordinate  to all of  the  terms  and  conditions  of  this  Lease,  (b)  that
notwithstanding  Article 2 hereof,  the use of the Demised  Premises  thereunder
shall be restricted  exclusively to executive and administrative office use, (c)
that the term thereof  shall not extend  beyond a date which is one day prior to
the  expiration  date  of the  Term  hereof,  (d)  no  sublessee  or its  heirs,
distributees,  executors, administrators,  legal representatives,  successors or
assigns,  without the prior consent of Landlord in each instance,  which consent
Landlord may withhold for any reason or no reason, shall (i) assign,  whether by
merger,  consolidation  or  otherwise,  mortgage or encumber its interest in any
sublease, in whole or in part, or (ii) sublet, or permit the subletting of, that
part of the Demised Premises affected by such subletting or any part thereof, or
(iii) permit such part of the Demised  Premises  affected by such  subletting or
any part thereof to be occupied or used for desk space,  mailing  privileges  or
otherwise,  by any person other than such sublessee.  The sale, pledge, transfer
or other  alienation of (y) any of the issued and  outstanding  capital stock of
any corporate  sublessee (unless such stock is publicly traded on any recognized
security exchange or over-the-counter market) or (z) any transfer of interest in
any partnership or joint venture sublessee, however accomplished, and whether in
a single transaction or in a series of related or unrelated transactions,  shall
be deemed,  for the purposes of this  Section,  an  assignment  of such sublease
which shall require the prior consent of Landlord in each  instance,  and (e) in
the event of cancellation or termination of this Lease for any reason whatsoever
or of the surrender of this Lease whether voluntary, involuntary or by operation
of law, prior to the expiration date of such sublease,  including extensions and
renewals granted  thereunder,  that, at Landlord's  option,  the subtenant shall
vacate the  Demised  Premises  or shall  make full and  complete  attornment  to
Landlord for the balance of the term of the sublease,  which attornment shall be
evidenced by an agreement in form and substance  satisfactory  to Landlord which
the  subtenant  shall  execute  and  deliver at any time  within five days after
request by Landlord,  its successors and assigns.  The subtenant shall waive the
provisions  of any law now or hereafter  in effect which may give the  subtenant
any right of election to terminate  the sublease or to surrender  possession  of
the  Demised  Premises  in the event any  proceeding  is brought by  Landlord to
terminate  this Lease.  No assignee or sublessee  shall  receive any credit from
Landlord  whatsoever  for  security  deposits,  rent or any other monies paid to
Tenant unless same shall have been actually received by Landlord.

               48.6. Each of the following  events shall be deemed to constitute
an  assignment  of this Lease and shall  require  the prior  written  consent of
Landlord in each instance:

                    (a)  Any  assignment  or  transfer  of  this  Lease  by
               operation of law;

                    (b) Any hypothecation,  pledge or collateral assignment
               of this Lease;

                    (c) Any.  involuntary  assignment  or  transfer of this
               Lease   in   connection   with    bankruptcy,    insolvency,
               receivership or otherwise;

                    (d)  Any  assignment,  transfer,  disposition,  sale or
               acquiring of a  controlling  interest in Tenant to or by any
               person,  entity or group of related  persons  or  affiliated
               entities,  whether in a single transaction or in a series of
               related or unrelated transactions; and

                    (e) Any  issuance of an interest or interests in Tenant
               (whether stock,  partnership  interests or otherwise) to any
               person,  entity or group of related  persons  or  affiliated
               entities,  whether in a single transaction or in a series of
               related or unrelated transactions,  such that following such
               issuance,   such  person,  entity  or  group  shall  hold  a
               controlling interest in Tenant.

                                    -9-
<PAGE>

For purposes of the immediately preceding sentence, a "controlling  interest" of
Tenant  shall  mean fifty  (50%)  percent  or more of the  aggregate  issued and
outstanding  equitable  interests  (whether  stock,   partnership  interests  or
otherwise) thereof.

               48.7. Tenant, its sublessees, and their respective successors and
assigns acknowledge and agree that the restriction that Landlord's consent under
certain  circumstances to a proposed assignment of this Lease or to a subletting
shall not be unreasonably  withheld and shall not be intended or construed as an
agreement or covenant on the part of Landlord,  but rather as a qualification on
Tenant's  covenant not to assign this Lease or sublet,  and they  further  agree
that  Landlord  shall not be liable in damages or  subject to  liability  of any
other  kind or nature  whatever  by reason of  Landlord's  failure or refusal to
grant its consent to any proposed  assignment of this Lease or subletting of the
Demised Premises,  the sole and exclusive recourse being a declaratory  judgment
on the question of Landlord's reasonableness.

               48.8.  It is a condition to the  effectiveness  of any  permitted
assignment or sublease  otherwise  complying with Article 11 and this Article 48
that the (i)  Tenant  increase  on  Landlord's  demand  the  amount of  security
deposited  with  Landlord  by a sum to be  determined  in the sole and  absolute
discretion of Landlord and (ii)  assignee  execute,  acknowledge  and deliver to
Landlord an agreement in form and substance satisfactory to Landlord whereby the
assignee assumes all obligations of Tenant under this Lease, and agrees that the
provisions  of Article 11 and this Article 48 shall  continue to be binding upon
it in respect of all future  assignments  of this Lease.  No  assignment of this
Lease shall release the assignor  from its  continuing  obligations  to Landlord
under this Lease or any  renewals or  extensions  thereof,  except as  expressly
herein provided, and Tenant and any subsequent assignor shall continue to remain
jointly  and  severally   liable  (as  primary  obligor)  for  all  of  Tenant's
obligations hereunder.

               48.9.  Tenant  covenants  to obtain  all  permits  and  approvals
required  by any  governmental  or  quasi-governmental  agency  for any  work or
otherwise  required  in  connection  with any  assignment  of this  Lease or any
sublease,  and Tenant shall deliver  copies of the same to Landlord prior to the
commencement  of work if work is to be done.  Tenant is furthermore  responsible
for and is required  to  reimburse  Landlord  for all costs  including,  but not
limited to,  architectural,  engineering and legal fees which Landlord incurs in
reviewing any proposed assignment of this Lease or any sublease and any permits,
approvals and  applications for the  construction  within the Demised  Premises.
Tenant's failure to obtain any of the  above-mentioned  permits and approvals or
to  submit  same and a  duplicate  original  counterpart  of the  assignment  or
sublease to Landlord  within five days of the date of issuance or  execution  of
such item(s) shall constitute a default under this Lease.

               48.10.  If  Landlord  reasonably  withholds  its  consent  of any
proposed  assignment or sublease,  or if Landlord exercises its recapture option
under Section 48.2,  Tenant shall indemnify,  defend and hold harmless  Landlord
against  and from all  loss,  liability,  damage,  cost and  expense  (including
reasonable attorneys' fees and disbursements) resulting from any claims that may
be made against Landlord by the proposed assignee or sublessee or by any brokers
or other  persons  claiming a commission or similar  compensation  in connection
with the proposed assignment or sublease,

               48.11.  If  Landlord  consents  to  any  proposed  assignment  or
sublease  and Tenant fails to  consummate  the  assignment  or sublease to which
Landlord consented within 45 days after the giving of such consent, Tenant shall
be required  again to comply with all of the  provisions  and conditions of this
Article 48 before  assigning this Lease or subletting all or part of the Demised
Premises.

               48.12.  The joint and several  liability  of the named Tenant and
any  immediate  or remote  successor in interest of the named Tenant for the due
performance  and  observance of all covenants and conditions to be performed and
observed by Tenant shall not be impaired by any agreement of Landlord  extending
the time for such performance or observance or by Landlord's  waiving or failing
to enforce any provisions of this Lease.

               48.13.  The  listing of any name other than that of Tenant on any
door of the  Demised  Premises  or on any  directory  or in any  elevator in the
Building  or  otherwise,  shall not  operate  to vest in the person so named any
right or interest in this Lease or in the Demised  Premises or the Building,  or
be deemed to constitute, or serve as a substitute for any prior

                                      -10-
<PAGE>

consent required under this Article,  and it is understood that any such listing
shall  constitute a privilege  extended by Landlord  which shall be revocable at
Landlord's will by notice to Tenant.

               49.  TENANT'S  COOPERATION;  REASONABLE
                    MODIFICATIONS,  ESTOPPEL CERTIFICATE
                    ------------------------------------

               49.1. If, in connection with obtaining financing for the Building
and/or the Real Estate,  or  otherwise  upon the  interest of the  Landlord,  as
lessee,  under any ground or underlying  lease,  any lending  institution  shall
request reasonable modifications of this Lease as a condition of such financing,
Tenant  covenants  not  unreasonably  to withhold or delay its agreement to such
modification,  upon Landlord's request, provided that such modification does not
materially or adversely affect the rights of Tenant under this Lease.

               49.2.  Tenant agrees at any time and from time to time,  upon not
less than ten days prior written request, that Tenant shall execute, acknowledge
and deliver to Landlord,  or its  designee,  a statement in writing  certifying:
that this Lease is unmodified  and is in full force and effect (or if there have
been  modifications,  the specifics  thereof and that the Lease is in full force
and  effect as  modified)  ; the dates to which the  Minimum  Rent (or  Adjusted
Minimum Rent) and  additional  rent have been paid; the amount of all rents paid
in advance,  if any; and any other  information  that Landlord shall  reasonably
request.  Tenant further agrees to furnish Landlord upon demand at any time such
information  and assurances as Landlord may request that Tenant has not breached
the  provisions  of this Lease.  It is intended  hereby that any such  statement
delivered pursuant to this Article may be relied upon by a prospective purchaser
of the  Landlord's  interest  or a  mortgagee  of  Landlord's  interest,  or any
assignee of any mortgage  upon  Landlord's  interests  in the Real  Estate.  The
foregoing  obligation  shall be deemed a substantial  obligation of the tenancy,
the breach of which shall give Landlord  those remedies  herein  provided for an
event of default.  Tenant's  -failure to timely deliver such statement  shall be
conclusive upon Tenant: (a) that this Lease is in full force and effect, without
modification  except as may be  represented  by Landlord;  (b) that there are no
uncured  defaults in Landlord's  performance  and Tenant has no right of offset,
counterclaim,  defenses or deduction against the Minimum Rent,  Adjusted Minimum
Rent, additional rent or against Landlord; and (c) that no more than one month's
installment of Minimum Rent has been paid in advance.

               49.3.  Tenant agrees at any time ana from time to time,  upon not
less than ten (10) days prior written request,  that Tenant shall demonstrate to
Landlord  Tenant's  financial  status and that of any  occupant  of the  Demised
Premises by submitting to Landlord all  reasonable  information  as Landlord may
request, including but not limited to a balance sheet as of a date within ninety
(90) days of Landlord's  request therefor and statements of income or profit and
loss. The foregoing  obligation shall be deemed a substantial  obligation of the
tenancy,  the breach of which shall give Landlord those remedies herein provided
for an event of .default.

               50. LIMITATION OF LIABILITY;
                   DEFINITION OF "LANDLORD"
               ----------------------------

               50.1.  Notwithstanding  anything to the contrary herein provided,
each and every term, covenant,  condition and provision of this Lease, is hereby
made specifically subject to the provisions of this Article 50. The term "Owner"
or  "Landlord"  as used in this Lease  means only the owners or lessors  for the
time being of the Real Estate,  so that in the event of any  conveyance  of such
interest and the transfer to the  transferee  of any funds then being held under
this Lease by such owner,  Landlord  shall be and hereby is  entirely  freed and
relieved of any and all obligations of Landlord hereunder  thereafter  accruing,
and it shall be deemed without  further  agreement  between the parties and such
grantee(s)  that the  grantee  has assumed and agreed to observe and perform all
obligations of Landlord hereunder. It is specifically understood and agreed that
notwithstanding  anything to the contrary herein provided or otherwise  provided
at law or in equity,  there shall be absolutely no personal  liability in excess
of its interest in the Real Estate to the Landlord or any  successor in interest
thereto  (whether the same be an individual,  joint venture,  tenancy in common,
firm or  partnership,  general,  limited  or  otherwise)  or on the  part of the
members  of any  firm,  partnership  or joint  venture  or other  unincorporated
Landlord with respect to any of the terms,  covenants and/or  conditions of this
Lease;  in the event of a breach or default by  Landlord,  or any  successor  in
interest thereof,  of any of its obligations under this Lease, Tenant shall look
solely to the then  Landlord  for the  satisfaction  of each and every remedy of
Tenant, such exculpation of personal and additional liability which is in excess
of such  interest in the Real Estate to be  absolute  and without any  exception
whatsoever.

                                      -11-
<PAGE>

               51. STATUTORY WAIVER; NOTICE BY TENANT
               --------------------------------------

               51.1. Tenant waives the benefit of N.J.S.A.  46: 8-6 and 46: 8-7,
as same may be amended. Tenant further waives its right under N.J.S.A.2A: 18-60,
as same  may be  amended.  Tenant  agrees  that it will not be  relieved  of the
obligations  to pay the Minimum Rent,  Adjusted  Minimum Rent or any  additional
rent in case of damage to or destruction of the Building,  except as provided in
Article 9 of the Printed Portion of this Lease.

               51.2. Tenant shall give Landlord immediate notice in case of fire
or accident within the Demised  Premises,  or, upon the Real Estate if involving
Tenant, its servants, agents, guests, employees, invitees or licensees.

               52. JOINT AND PERSONAL LIABILITY
               --------------------------------

               52.1. The liability of Peter T. Maher and Raymond  Schwartz shall
be  personal,  joint and  several.  Raymond  Schwartz  and Peter T.  Maher  each
consents in advance to, and agrees to be bound by, any written  instrument which
may  hereafter  be  executed  by Peter T. Maher or Raymond  Schwartz  and by any
bills, statements,  notices, demands, requests or other communications which may
hereafter be given by Raymond Schwartz or Peter T. Maher. Any bills, statements,
notices, demands, requests or other communications given or rendered to Peter T.
Maher or Raymond  Schwartz shall be deemed given or rendered to and binding upon
both Peter T. Maher and Raymond Schwartz.

               53. PERSONAL TAXES
               ------------------

               53.1.  Tenant  agrees to pay all taxes  imposed upon Tenant or on
the personal  property of Tenant in connection with its use and occupancy of the
Demised  Premises  including,  but not limited to,  personal  property,  income,
withholding and unemployment  compensation,  and to hold Landlord  harmless from
collection thereof out of monies due and owing Landlord,

               54. BUILDING CHANGES
               --------------------

               54.1.  This Lease shall not be affected or impaired by any change
to any lawns,  sidewalk,  driveways,  parking  areas or streets  adjacent  to or
around  the  Building,  except as  provided  in the .  provisions  of this Lease
dealing with condemnation.

               55. HOLDING OVER
               ----------------

               55.1.  Tenant  shall pay Landlord  double the fair market  rental
value of the Demised  Premises,  as determined by Landlord (but in no event less
than  double  the  total of  Adjusted  Minimum  Rent plus  additional  rent then
applicable  under the Lease) for each month or partial month during which Tenant
retains  possession of the Demised Premises,  or any part thereof,  after or the
expiration  may be subject to certain  rights of occupancy held by other parties
and that any retention of possession by Tenant after the last day of the term of
this Lease may cause  significant  hardship on  Landlord  and on parties to whom
certain  rights of occupancy  for all or any part of the Demised  Premises  have
been granted. In connection with the foregoing,  Tenant shall defend,  indemnify
and hold Landlord  harmless  against all  liabilities  and damages  sustained by
reason of any such retention of possession.  If Tenant retains possession of the
Demised Premises,  or any part thereof, for thirty (30) days or longer after the
expiration or termination of this Lease, then Landlord,  at Landlord's  election
expressed in a written notice to Tenant but not  otherwise,  may, in addition to
all other rights and remedies available to Landlord under this Lease and by law,
constitute  such holding over as a renewal of this Lease for a period of one (1)
year on the same terms as are set forth in this  Lease,  except that the Minimum
Rent shall be equal to the then fair rental  value of the Demised  Premises,  as
determined  by Landlord (but in no event less than the Minimum Rent then payable
by Tenant under this Lease).  Nothing contained in this Lease shall be construed
as a consent by Landlord to the occupancy or possession by Tenant of the Demised
Premises beyond the Termination Date or prior expiration of the term hereof, and
Landlord,  upon the  Termination  Date or prior  expiration  of the term hereof,
shall also be entitled to consequential  damages and to the benefit of all legal
remedies  that now may be in  force  or may be  hereafter  enacted  for  summary
possession of the Demised Premises.

                                      -12-
<PAGE>

               56. RESTRICTIVE COVENANT -FOOD SERVICE
               --------------------------------------

               56.1.  Tenant  hereby  covenants  and  agrees  (anything  to  the
contrary  contained  in this Lease,  notwithstanding)  that it shall not use the
Demised Premises or any portion thereof, for the service of food to anyone other
than Tenant's  employees,  nor shall it maintain any  facilities for the sale or
consumption of food to and by anyone other than Tenant's employees  without,  in
each case,  obtaining the prior written consent of the Landlord.  The consent of
the Landlord required hereunder may be withheld for any reason or no reason.

               56.2.  Landlord  represents to Tenant,  and Tenant  acknowledges,
that pursuant to  agreements  made or to be made by and between the Landlord and
third  parties for the operation of a restaurant,  cafeteria,  coffee-cart  ,and
similar food  services for this  Building  and/or other  buildings in the office
park in which this Building is located,  no tenant of this  Building,  including
Tenant,  shall  prepare,  contract for, serve or otherwise make available a food
service  facility in  competition  with such third  parties.  Any breach of this
restriction  by the Tenant shall be deemed a material event of default under the
terms of this Lease, and Landlord may, in its discretion, exercise such remedies
as it may deem appropriate to terminate this Lease,  prevent a violation of this
covenant,  and  recover  any  damages  to which it may be exposed by virtue of a
breach by the Tenant.

               56.3. Tenant shall not permit the consumption of food or drink in
the common areas of the Building.

               57. NOTICES
               -----------

               57.1. All notices, demands and requests which may or are required
to be given by either  party  hereunder to the other,  shall be in writing.  All
notices, demands and requests by Landlord to Tenant shall be deemed to have been
properly  given  if sent  by  Landlord  or its  managing  agent  and  mailed  by
registered  or  certified  mail,  return  receipt  requested,  postage  prepaid,
addressed to Tenant at the Demised  Premises or to such other  address as Tenant
may from time to time designate by written notice to Landlord.

               All notices,  demands and requests by Tenant to Landlord shall be
deemed  duly given or served  if,  and shall not be deemed  duly given or served
unless, sent by registered or certified mail, return receipt requested,  postage
prepaid, addressed to Landlord at:

               LANDLORD:   7 Becker Farm Associates
                           c/o Bellemead Management Co., Inc.
                           280 Corporate Center
                           4 Becker Farm Road
                           Roseland, New Jersey  07068
                           Attention: Legal Department

or to such other address as Landlord may from time to time  designate by written
notice to Tenant.

               All  notices  referred  to  hereunder  shall be deemed  given and
received  two days  after  the date said  notice  is  mailed  by  United  States
registered  or certified  mail as  aforesaid,  in any post office or branch post
office regularly  maintained by the United State Government,  unless said notice
was personally  served upon an officer of Landlord or Tenant, in which case such
notice shall be deemed given when delivered.

               58. INTERPRETATION
               ------------------

               58.1. If any term or provisions of this Lease or the  application
thereof  to any  party  or  circumstance  shall  to any  extent  be  invalid  or
unenforceable,  the remainder . . of this Lease or the  application of such term
or  provision  to parties or  circumstances  other than to those with respect to
which it is held invalid or enforceable, shall not be affected thereby, and each
term and  provision  of this Lease  shall be valid and  enforced  to the fullest
extent permitted by law.

               58.2.  Time is of the essence with respect to the  observance and
performance  of every  provision of this Lease to be observed  and  performed by
Tenant.

                                      -13-
<PAGE>

               58.3. In any and all cases where  Landlord's  consent or approval
is required  under this Lease,  Tenant shall upon  Landlord's  demand  reimburse
Landlord,  as additional  rent,  for all costs and  expenses,  including but not
limited to architectural,  engineering and legal fees, which Landlord. incurs in
determining whether to grant its consent or approval.

               58.4.  Tenant shall pay all legal fees and  expenses  incurred by
Landlord (i) in  interpreting,  enforcing  or modifying  the terms of the Lease,
(ii) in  commencing  and  prosecuting  a suit for the  recovery  of the  Demised
Premises,  damages or any amounts  owed to  Landlord,  (iii) in  commencing  and
prosecuting a declaratory  action,  (iv) in defending an action or  counterclaim
brought by Tenant  and (v) in  preparing  for or  appearing  in an  arbitration,
mediation or other nonjudicial proceeding.

               58.5. This Lease shall be governed by and construed in accordance
with  the  laws  of and  enforced  only  in the  courts  of New  Jersey.  Tenant
irrevocably  appoints  Landlord as Tenant's agent for service of process related
to this Lease.  The foregoing  appointment  shall be a special power of attorney
coupled with an interest and shall be  irrevocable.  Tenant  hereby  irrevocably
submits itself to the jurisdiction of the courts of the State of .New Jersey and
to the  jurisdiction of the United States District Court for the District of New
Jersey  for the  purposes  of any suit,  action or other  proceeding  brought by
Landlord  arising  out of or based upon this  Lease.  Tenant  hereby  waives and
agrees not to assert, by way of motion, as a defense, or otherwise,  in any such
suit, action or proceeding,  any claim that it is not subject  personally to the
jurisdiction  of the above-named  courts,  that its property is exempt or immune
from attachment or execution,  that the suit, action or proceeding is brought in
an  inconvenient  forum,  that the venue of the suit,  action or  proceeding  is
improper or that this Lease may not be enforced in or by such court.

               58.6.  This  Lease  shall  be  construed  without  regard  to any
presumption or other rule requiring  construction against the party causing this
Lease to be drafted.  Text deleted from a prior draft of this Lease shall not be
admissible in an action or  proceeding  relating to the Lease for the purpose of
altering or limiting the meaning or effect of the Lease.

               58.7. Tenant hereby unconditionally appoints Landlord as Tenant's
duly  authorized  agent and  attorney-in-fact  and  delegates  to  Landlord  the
unqualified  power of attorney to execute such instruments in the name of Tenant
and  undertake  such  measures  on behalf of Tenant as Landlord  may  reasonably
determine.  The  foregoing  appointment  shall be a  special  power of  attorney
coupled with an interest and shall be irrevocable.

               58.8.  Tenant  acknowledges  and  agrees  that  it  has  had  the
assistance of counsel in the review,  negotiation and execution of this Lease or
has waived its right to counsel.

               59. NO OFFER OR AGREEMENT
               -------------------------

               59.1.  No broker or agent of any broker has  authority to make or
agree  to make a lease or any  other  agreement  or  undertaking  in  connection
herewith,  including,  but not  limited  to the  modification,  amendment  of or
cancellation  of a lease.  The mailing or delivery of this document or any draft
hereof by the Landlord or its agent to Tenant,  its agent or attorney  shall not
be deemed an offer by the  Landlord to lease the  Demised  Premises on the terms
herein. This Lease shall not be effective, nor shall Tenant have any rights with
respect  thereto  unless and until  Landlord shall accept this Lease and execute
and deliver the same to Tenant.

               60. DAMAGES
               -----------

               60.1.  Notwithstanding  anything  to the  contrary  contained  in
Article 18 hereof,  if Landlord  shall  re-enter the Demised  Premises under the
provisions of Article 18, or in the event of the  termination of this Lease,  or
of re-entry, by or under any summary dispossess or other proceeding or action of
any  provision  of law by reason of  default  hereunder  on the part of  Tenant,
Tenant  shall pay to Landlord  as  damages,  (i) a sum which at the time of such
termination  of this Lease or at the time of any such  re-entry by Landlord,  as
the case may be, equals the aggregate  Adjusted  Minimum Rent payable  hereunder
which would have been payable by Tenant (conclusively  presuming that additional
rent on  account  of  increases  in Taxes and  Building  Operating  Costs  shall
increase at the average of the rates of increase thereof previously  experienced
by Landlord  during the period not to exceed 3 years prior to such  termination)
for the period  commencing  with such earlier  termination  of this Lease or the
date of such re-entry, as the case may be, and ending with the Termination Date,
had this Lease not so terminated or had

                                      -14-
<PAGE>

Landlord  not so  re-entered  the  Demised  Premises  plus (ii) the  expenses of
re-letting,  including  altering  and  preparing  the Demised  Premises  for new
tenants,  brokers  commissions,  attorney's fees and all other expenses properly
chargeable  against  the  Demised  Premises  and the  rental  thereof.  Any such
re-letting may be for a period shorter or longer than the remaining term of this
Lease;  but in no event  shall  Tenant be entitled to receive any excess of such
net rents over the sums payable by Tenant to Landlord hereunder, or shall Tenant
be  entitled  in any  suit  for  the  collection  of  damages  pursuant  to this
subsection  to a credit in  respect of any net rents  from a  reletting.  If the
Demised  Premises or any part thereof should be re-let in  combination  with the
other space, then proper  apportionment on a square foot basis shall be made ,of
the rent received from such re-letting and of the expenses of re-letting.

               60.2.  Suit or suits for the  recovery  of such  damages,  or any
installments  thereof,  may be  brought  by  Landlord  from  time to time at its
election,  and nothing  contained  herein shall be deemed to require Landlord to
postpone  suit until the date when the term of this Lease would have  expired if
it had not  been so  terminated  or had  Landlord  not  re-entered  the  Demised
Premises.  Nothing  herein  contained  shall be  construed  to limit or preclude
recovery by Landlord against Tenant of any sums or damages to which, in addition
to the damages particularly provided above, Landlord may lawfully be entitled by
reason of any default  hereunder on the part of Tenant.  Any indemnity of Tenant
shall  survive the  expiration  or earlier  termination  of this Lease.  Nothing
herein  contained shall be construed to limit or prejudice the right of Landlord
to prove for and obtain as liquidated  damages by reason of the  termination  of
this Lease or re-entry of the Demised  Premises  for the default of Tenant under
this Lease, an amount equal to the maximum allowed by any statute or rule of law
governing the  proceedings in which such damages are to be proved whether or not
such  amount be greater,  equal to, or less than any of the sums  referred to in
Section 60.1.

               61. BANKRUPTCY
               --------------

               61.1.  If,  as a  matter  of law,  Landlord  has no  right on the
bankruptcy of Tenant to terminate this Lease, then, if Tenant, as debtor, or its
trustee  wishes to  assume  or  assign  this  Lease,  in  addition  to curing or
adequately  assuring  the cure of all  defaults  existing  under  this  Lease on
Tenant's part on the date of filing of the  proceeding  (such  assurances  being
defined below), Tenant, as debtor, or the trustee or assignee, must also furnish
adequate  assurances of future  performance under this Lease (as defined below).
Adequate  assurance of curing  defaults means the posting with Landlord of a sum
in cash.  sufficient  to defray the cost of such a cure.  Adequate  assurance of
future  performance  under this Lease means posting a deposit equal to three (3)
months rent,  including all other charges payable by Tenant  hereunder,  such as
the  amounts  payable  pursuant  to Article 36  hereof,  and,  in the case of an
assignee, assuring Landlord that the assignee is financially capable of assuming
this Lease,  and that its use of the Demised Premises will not be detrimental to
the other tenants in the Building or Landlord. In a reorganization under Chapter
11 of the  Bankruptcy  Code,  the debtor or trustee  must  assume  this Lease or
assign  it  within  one  hundred  twenty  (120)  days  from  the  filing  of the
proceeding, or he shall be deemed to have rejected and terminated this Lease.

               61.2. If this Lease is assigned to any person or entity  pursuant
to the  provisions of the  Bankruptcy  Code, 11 U.S.C.  Section 101 et seq. (the
"Bankruptcy  Code"), any and all monies or other  considerations to be delivered
in connection with the assignment  shall be delivered to Landlord,  shall be and
remain the exclusive  property of Landlord and shall not constitute  property of
Tenant or of the estate of Tenant within the meaning of the Bankruptcy Code. Any
person or entity to which this Lease is assigned  pursuant to the  provisions of
the  Bankruptcy  Code  shall be deemed to have  assumed  all of the  obligations
arising under this Lease on and after the date of the assignment, and shall upon
demand execute and deliver to Landlord an instrument confirming that assumption.

               62. SECURITY
               ------------

               62.1. In the event Landlord applies or retains any portion or all
of the security deposited,  Tenant shall forthwith restore the amount so applied
or retained so that at all times the amount deposited with Landlord shall be not
less than $4,474.17.

               62.2. In addition to the statutory Landlord's lien, Tenant hereby
grants to Landlord a security interest to secure payment of all Adjusted Minimum
Rent, Minimum Rent,  additional rent or other sums of money due from Tenant, and
to secure  payment of any damages

                                      -15-
<PAGE>

or loss  which  Landlord  may  suffer by  reason of the  breach by Tenant of any
covenant,  agreement,  or condition  contained  herein,  upon all goods,  wares,
fixtures,  furniture,  improvements  and other  personal  property of Tenant and
fixtures and improvements, whether installed by Landlord or Tenant, presently Or
hereafter situated on the Premises.  Such property shall not be removed from the
Premises  without the consent of the Landlord  until all  arrearages in Adjusted
Minimum  Rent,  Minimum  Rent and  additional  rent as well as any other sums of
money due Landlord  hereunder shall first have been paid, and all the covenants,
agreements and conditions hereof have been fulfilled and performed by Tenant. In
addition to any other remedies provided herein, upon default by Tenant, Landlord
may  peaceably  prevent  Tenant's  access to the  Demised  Premises or reduce or
suspend the  provision  of services  thereto  without  the same  constituting  a
constructive  eviction or otherwise  reducing  Tenant's  obligations  hereunder.
Landlord may also enter the Premises and take  possession  of any and all goods,
wares, equipment, fixtures, furniture,  improvements and other personal property
of  Tenant  situated  upon  the  Premises  without  liability  for  trespass  or
conversion.  Landlord  may sell the same at a public or  private  sale,  with or
without having such property at the sale, after giving Tenant  reasonable notice
as to the time and place of the sale.  At such sale,  Landlord or its  assignees
may purchase the property  unless such purchase is otherwise  prohibited by law.
Unless otherwise  provided by law, the requirement of reasonable notice shall be
met if such  notice is given to Tenant at the  Premises  at least three (3) days
prior  to the time of the  sale.  The  proceeds  of such  disposition,  less all
expenses  connected  with the  taking of  possession  and sale of the  property,
including attorney's fees, shall be applied as a credit against the indebtedness
secured by the security  interest granted in this Section.  Any surplus shall be
paid to Tenant and Tenant shall pay any deficiencies upon demand.  Upon request,
Tenant will execute and deliver to Landlord financing or continuation statements
in a form  sufficient  to perfect  the  security  interest  of  Landlord  in the
aforementioned  property and the proceeds thereof. The statutory Landlord's lien
for rent is not waived;  the security interest herein granted is in addition and
supplementary thereto,

               63. PARTNERSHIP
               ---------------

               63.1. If Tenant is a partnership, joint venture or unincorporated
association  (or is comprised of two (2) or more  persons,  individually  and as
co-partners  of a  partnership)  or if Tenant's  interest in this Lease shall be
assigned to a partnership,  joint venture or  unincorporated  association (or to
two (2) or more  persons,  individually  and as  co-partners  of a  partnership)
pursuant  to  Articles  11 and 48 (any such  partnership  and such  persons  are
referred to in this Section as "Partnership  Tenant"),  the following provisions
of this Section  shall apply to such  Partnership  Tenant;  (i) the liability of
each of the persons  comprising  Partnership  Tenant shall be joint and several,
individually  and  as a  partner,  and  (ii)  each  of  the  persons  comprising
Partnership  Tenant,  whether  or not such  person  shall be one of the  persons
comprising  Tenant at the time in question,  hereby  consents in advance to, and
agrees to be bound by, any written  instrument  which may hereafter be executed,
changing,  modifying  or  discharging  this  Lease,  in  whole  or in  part,  or
surrendering  all or any part of the Demised  Premises to  Landlord,  and by any
notices, demands, requests or other communications which may hereafter be given,
by Partnership  Tenant or by any of the persons comprising  Partnership  Tenant,
and  (iii)  any  bills,  statements,   notices,   demands,   requests  or  other
communications  given or rendered to Partnership Tenant or to any of the persons
comprising  Partnership  Tenant shall be deemed given or rendered to Partnership
Tenant and to all such persons and shall be binding upon Partnership  Tenant and
all such persons,  and (iv) if Partnership Tenant shall admit new partners,  all
of such new partners shall, by their admission to Partnership  Tenant, be deemed
to have assumed  performance  of all of the terms,  covenants and  conditions of
this Lease on Tenant's  part to be observed and  performed,  and shall be liable
for such  performance,  together with all other partners,  jointly or severally,
individually  and as a 'partner,  and (v)  Partnership  Tenant shall give prompt
notice to Landlord of the admission of any such new partners, and upon demand of
Landlord,  shall  cause each such new partner to execute and deliver to Landlord
an agreement  in form  satisfactory  to Landlord,  wherein each such new partner
shall so assume of  performance of all covenants and conditions of this Lease on
Tenant's part to be observed and performed  (but neither  Landlord's  failure to
request any such agreement nor the failure of any such new partner to execute or
deliver  any  such  agreement  to  Landlord  shall  vitiate  the  provisions  of
subdivision (iv) of this Section).

               64. RENEWAL OPTION
               ------------------

               64.1.  Subject to the  provisions  of Section 65.2 below,  Tenant
shall have the option to renew  this  Lease for an  additional  term of five (5)
years  (the  "Renewal  Term"),  which

                                      -16-
<PAGE>

Renewal Term shall commence upon the expiration of the term described in Article
37 of this Lease (the  "Initial  Term").  The terms,  covenants  and  conditions
during the Initial  Term,  including but not limited to the  definitions  of the
First Tax Year and First Operating Year as set forth in Article 36 hereof, shall
be projected and carried over into the Renewal Term,  except as specifically set
forth hereinafter.

               (a) The Minimum Rent during the Renewal Term shall be the greater
of (I) Market Rent (as defined in clause (b) below) or (ii) the Adjusted Minimum
Rent as of the last day of the Initial Term.

               (b) "Market Rent" shall mean the fair market rent $or the Demised
Premises,  as of the commencement  date of the Renewal Term (the  "Determination
Date"),  based upon the rents generally in effect for comparable office space in
the area in which the Real Estate is located.  Market Rent (for the  purposes of
determining  the Minimum Rent only during the Renewal  Term) shall be determined
on what is commonly known as "gross" basis;  that is, in computing  Market Rent,
it shall be  assumed  that all real  estate  taxes and  expenses  for  customary
services  are  included in such  Market  Rent and are not passed  through to the
Tenant as  separate  additional  charges.  Notwithstanding  the  foregoing,  the
Minimum Rent for the Renewal  Term shall be  thereafter  increased  from time to
time as provided in this Lease and the First Tax Year and First  Operating  Year
for the Renewal Term shall be defined as provided in Article 36 hereof.

               (c)  Landlord  shall  notify  Tenant  ("Landlord's  Determination
Notice") of Landlord's  determination  of the Market Rent within sixty (60) days
of the  Determination  Date. If Tenant disagrees with Landlord's  determination,
Tenant shall notify Landlord ("Tenant's Notice of Disagreement")  within fifteen
(15) days of receipt of Landlord's  Determination  Notice.  Time shall be of the
essence  with  respect to Tenant's  Notice of  Disagreement,  and the failure of
Tenant to give  such  notice  within  the time  period  set  forth  above  shall
conclusively  be deemed an acceptance by Tenant of the Market Rent as determined
by Landlord and a waiver by Tenant of any right to dispute such Market Rent.  If
Tenant timely gives its Tenant's  Notice of  Disagreement,  then the Market Rent
shall be  determined as follows:  Landlord and Tenant shall,  within thirty (30)
days of the date on which  Tenant's  Notice  of  Disagreement  was  given,  each
appoint an Appraiser  (hereinafter  defined) for the purpose of determining  the
Market Rent.  An Appraiser  shall mean a duly  qualified  impartial  real estate
appraiser  having at least ten (10)  years  experience  in the area in which the
Demised  Premises  are  located.  In the event  that the two (2)  Appraisers  so
appointed  fail to agree as to the Market  Rent  within a period of thirty  (30)
days after the  appointment  of the second  Appraiser,  such two (2)  Appraisers
shall forthwith appoint a third Appraiser who shall make a determination  within
thirty  (30) days  thereafter.  If such two  Appraisers  fail to agree upon such
third Appraiser  within ten (10) days following the last thirty (30) day period,
such third  Appraiser  shall be appointed  by a presiding  Judge of the Superior
Court of the State of New  Jersey  for the  County  in which the Real  Estate is
located.  Such two (2) 'Appraisers or three (3) Appraisers,  as the case may be,
shall proceed with all  reasonable  dispatch to determine  the Market Rent.  The
decision of such  Appraisers  shall be final;  such decision shall be in writing
and a copy shall be delivered  simultaneously to Landlord and to Tenant. If such
Appraisers  fail to  deliver  their  decision  as set forth  above  prior to the
commencement of the Renewal Term, Tenant shall pay Landlord the Adjusted Minimum
Rent at the rate as of the last day of the Initial Term,  until such decision is
so delivered.  If the Market Rent as determined above is in excess of the actual
rent paid,  then  Tenant,  upon  demand,  shall pay to Landlord  the  difference
between the actual rent paid and the Market  Rent from the  commencement  of the
Renewal Term.  Landlord and Tenant shall each be  responsible  for and shall pay
the fee of the Appraiser appointed by them respectively, and Landlord and Tenant
shall share equally the fee of the third Appraiser.  Promptly upon determination
of the Market Rent, Tenant shall execute and deliver a Lease amendment  prepared
by Landlord setting forth the terms of the Renewal Term.

               64.2.  Tenant's  option to renew,  as  provided  in Section  64.1
above, shall be strictly conditioned upon and subject to each of the following:

               (a) Tenant shall notify Landlord in writing of Tenant's  exercise
of its option to renew at least nine (9)  months,  but not more than twelve (12)
months, prior to the expiration of the Initial Term;

               (b) At the time Landlord  receives Tenant's notice as provided in
(a) above, and at the expiration of the Initial Term, Tenant shall not have been
in default  under the terms or

                                      -17-
<PAGE>

provisions of this Lease and the Tenant named on the first and last page of this
Lease shall be in occupancy of the entire Demised Premises;

               (c) Tenant  shall have no further  renewal  option other than the
option to extend for the one Renewal Term as set forth in Section 64.1 above;

               (d) This option to renew  shall be deemed  personal to the Tenant
named on the first and last page of this Lease and may not be assigned;

               (e) Landlord  shall have no  obligation to do any work or perform
any services  for the Renewal  Term with respect to the Demised  Premises or the
Building which Tenant agrees to accept in their then "as is" condition; and

               (f) No later than ten (10) days prior to the  commencement of the
Renewal Term,  Tenant shall deposit with Landlord such additional sums as may be
required to increase any security deposit then held by Landlord proportionate to
the increase in the Minimum Rent.

               65. ECRA COMPLIANCE

               65.1.  Tenant  shall,  at Tenant's own  expense,  comply with the
Environmental  Cleanup  Responsibility  Act,  (N.J.S.A.  13: 1K-6 et seq.),  the
Comprehensive Environmental Response,  Compensation 6 Liability Act (42 U. S. C.
9601 et seq.) and the Spill Compensation and Control Act (N.J.S.A.  58: 10-23.11
et seq.) and any and all  amendments  thereto  and the  regulations  and  orders
promulgated  thereunder.  Tenant  shall,  at  Tenant's  own  expense,  make  all
submissions to, provide all information to, and comply with all requirements of,
the Bureau of  Industrial  Site  Evaluation  (" the  Bureau")  of the New Jersey
Department of Environmental Protection and Energy ("NJDEPE").  Should the Bureau
or any other  division of NJDEPE  determine  that a cleanup plan be prepared and
that a cleanup be  undertaken  because of any spills or  discharges of hazardous
substances  or wastes in or about the Real Estate  caused by Tenant  which occur
during the term of this Lease,  then Tenant  shall,  at  Tenant's  own  expense,
prepare and submit the required  plans and financial  assurances,  and carry out
the approved plans. Tenant's obligations under this Article shall arise if there
is any closing,  terminating  or  transferring  of  operations  of an industrial
:establishment  utilizing the Demised  Premises or a transfer of the Real Estate
or  any  portion   thereof  which  falls  under  the  purview  of  the  statutes
hereinbefore referred.

               65.2. At no expense to Landlord,  Tenant shall  promptly  provide
all  information  requested by Landlord  for  preparation  of  non-applicability
affidavits and shall promptly sign such  affidavits  when requested by Landlord,
Tenant shall indemnify, defend and save harmless Landlord from all fines, suits,
procedures,  claims  and  actions  of any  kind  arising  out  of or in any  way
connected with any spills or discharges of hazardous  substances or wastes in or
about the Real  Estate  caused by Tenant  which  occur  during  the term of this
Lease;  and from all fines,  suits,  procedures,  claims and actions of any kind
arising out of Tenant's failure to provide all information, make all submissions
and take all  actions  required  by the Bureau or any other  division of NJDEPE.
Tenant's  obligations and liabilities  under this Article shall continue so long
as  Landlord  remains  responsible  for any spills or  discharges  of  hazardous
substances  or wastes in or about the Real Estate  caused by Tenant  which occur
during the term of this  Lease.  Tenant's  failure to abide by the terms of this
Article shall be restrainable by injunction.

                                      -18-
<PAGE>

               IN  WITNESS  WHEREOF,  Landlord  has  signed  this Lease and this
Rider,  and Tenant  has  signed  this Lease and this Rider this 1st day of July,
1992.

                                         LANDLORD:
ATTESTED BY:                             7 BECKER FARM ASSOCIATES
                                         By: 7 Becker Farm Corp.,
                                             General Partner

/s/ Marc Leonard Ripp                        By:  /s/ James S. Servidea
------------------------------                    ----------------------------
Marc Leonard Ripp                                 James S. Servidea
Assistant Secretary                               Vice President

Apply Corporate Seal Here
                                         AGENT FOR LANDLORD:

ATTESTED BY:                             BELLEMEAD MANAGEMENT CO., INC.,

/s/ Marc Leonard Ripp                    By:      /s/ James S. Servidea
-------------------------------                   ----------------------------
Marc Leonard Ripp                                  James S. Servidea
Assistant Secretary                                Vice President

Apply Corporate Seal Here

                                         TENANT:

WITNESSED BY:                            PETER T. MAHER

/s/ Marc Ripp                            By:       /s/ Peter T. Maher
-------------------------------                   ----------------------------
Name: Marc Ripp                                   Peter T. Maher
     --------------------------
      (Please Print)

WITNESSED BY:                            RAYMOND SCHWARTZ

/s/ Marc Ripp                            By:      /s/ Raymond Schwartz
-------------------------------                   ----------------------------
Name: Marc Ripp                                   Raymond Schwartz
     --------------------------
      (Please Print)

                                      -19-
<PAGE>

                                   EXHIBIT "A"

<PAGE>

                                   EXHIBIT "B"

                              Intentionally Deleted

                               Prior To Execution

<PAGE>

                                   EXHIBIT "C"

                               7 BECKER FARM ROAD
                               ------------------

                  DESCRIPTION OF PREMISES, situated in the
                  BOROUGH OF ROSELAND, ESSEX COUNTY, N.. J.

                  Being shown as Lot 13, Block 30-1, on the
                  Final Map Bellemead Development Corporation
                  Filed as Map No. 3366, on August 14, 1978.

BEGINNING at a point in the westerly sideline of ADP Boulevard, said point being
South  36"-20'-30".  West  61.61  feet  from the  intersection  of the  westerly
sideline,  extended, of ADP Boulevard with the southerly sideline,  extended, of
Becker  Farm Road and  running,
Thence (1) along the westerly sideline of ADP Boulevard,  South 36"-20'-30" West
395.69 feet to a point of curvature;
thence (2) still along said  sideline,  on a curve curving to the right having a
radius of 300.00  feet,  an arc  distance of 136.18 feet to a point of tangency;
thence  (3) still  along the same,  South  62"-20'-59"  West  44.92  feet to the
northeasterly  corner of Lot 12;
thence (4) along the  northerly  line of Lot 12, North  48"-45'-58"  West 628.03
feet to the  southeasterly  corner of Lot 11;
thence (5) along the easterly line of Lot 11, North 39"-37'-49" East 439.55 feet
to the southerly  sideline of Becker Farm Road;
thence (6) along said sideline, South 65"-32'-11" East 603.23 feet to a point of
curvature;
thence (7) on a curve curving to the right having a radius of 50.00 feet, an arc
distance of 88.91 feet to the point and place of BEGINNING.

            Subject to such easements as are shown on the filed Map.

            Containing 8.06 Acres.

            Description in accordance with a survey prepared by

            G. C. Stewart Assoc., Inc., dated August 25, 1978.

<PAGE>
                                   EXHIBIT "D"
                                   -----------

                             CLEANING SERVICE RIDER
                             ----------------------

General Cleaning Office Area
----------------------------

Cleaning Services provided five (5) days per week.

Cleaning hours Monday through Friday, between 5: 30 p. m. and before 8: 00 a.
m. of the following day.

On the last day of the week the work will be done after 5: 30 p. m. Friday,
but before 8: 00 a. m. Monday.

No cleaning on holidays.

Furniture will be dusted and desk tops will be wiped clean. However,  desks with
loose papers on the top will not be cleaned.

Window sills and baseboards to be dusted and washed when necessary:

Office wastepaper baskets will be emptied.

Cartons  or refuse in excess of that which can be placed in  wastepaper  baskets
will not be removed.  Tenants are required to place such unusual refuse in trash
cans or a spot designated by the Landlord.

Cleaner  will not  remove nor clean tea or coffee  cups or  similar  containers;
also,  if such liquids are spilled in  wastebaskets,  the  wastebaskets  will be
emptied but not otherwise cleaned. .

Vinyl composition tile floors will be swept daily.

Carpets will be swept daily and vacuumed weekly.

All closet shelving, coat racks, etc., will be dusted weekly.

Seat cushions on chairs,

Lavatories
----------

All lavatory floors to nightly. sofas, etc., will be swept and washed
vacuumed weekly with disinfectant

                                   PAGE 1 OF 2
                                   -----------

<PAGE>

Tile walls and dividing partitions to be washed and disinfected weekly.

Basins, bowls, urinals to be washed and disinfected daily.

Mirrors,  shelves,  plumbing  work,  bright work,  and enamel  surfaces  cleaned
nightly.

Waste receptacles and wash  dispensaries to be filled with appropriate  tissues,
towels and soap supplied by Tenant.

Main Lobby Elevators, Building Exterior and Corridors
-----------------------------------------------------

Wipe and wash all floors in main lobby nightly.

Wipe and/or vacuum elevator floor nightly.

Polish floors weekly in elevator.

Elevator cab to be wiped clean daily and thoroughly cleaned and polished weekly.

Lobby walls, glass, etc., to be wiped clean daily and thoroughly cleaned and
polished weekly.

Lobby entrance doors, windows to be washed weekly.

Windows will be cleaned when necessary but not less than once every eight weeks,
inside and outside.

Miscellaneous Services
----------------------

Sweep sidewalk in front of building entrances daily.

Remove snow and ice from sidewalks when accumulation reaches 3" or more.

Keep stairways clean at all times.

Keep Custodian's  Rooms and Mechanical  Rooms clean and in orderly  condition at
all times.

Work Excluded
-------------

Cleaning  services  do not include  the  washing  nor  polishing,  nor waxing of
furniture,  files, cabinets,  wastebaskets or other personal property of Tenant.
When such work is necessary,  Tenant may make  necessary  arrangements  for same
directly with Landlord's cleaning employees.

                                   PAGE 2 OF 2
                                   -----------

<PAGE>

                                   EXHIBIT "E"

                             LEGAL HOLIDAY SCHEDULE

                                 New Year's Day

                              Washington's Birthday

                                  Memorial Day

                                Independence Day

                                    Labor Day

                                Thanksgiving Day

                                    Christmas

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