Document:

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                                                                    Exhibit 10.4

                               WEST STREET CENTER
                             OFFICE LEASE AGREEMENT

                               TABLE OF CONTENTS

1.   Premises...........................................................  1
     1.01.     Premises.................................................  1
2.   Preoccupancy Work Agreement........................................  1
     2.01.     Work Agreement...........................................  1
     2.02.     Acceptance of Premises...................................  1
3.   Term...............................................................  1
     3.01.     Commencement Date and Length of Term.....................  1
     3.02.     Termination Date.........................................  2
4.   Security Deposit...................................................  2
5.   Rent...............................................................  2
     5.01.     Base Rent................................................  2
     5.02.     Advance Rent.............................................  2
     5.03.     Additional Rent..........................................  2
     5.04.     Payment of Adjustment Rent...............................  3
     5.05.     Payments and Late Charge.................................  3
6.   Adjustments to Rent................................................  3
7.   Tenant's Business Operations and Use of Premises...................  4
     7.01.     Tenant's Business Operations.............................  4
     7.02.     Use of Premises..........................................  4
8.   Common Areas and Facilities........................................  4
     8.01.     Right to Use Common Areas and Facilities.................  4
9.   Operating Costs....................................................  4
     9.01.     Operating Costs..........................................  4
10.  Real Estate Taxes..................................................  5
     10.01.    Real Estate Tax Expenses.................................  5
11.  Utilities and Services.............................................  6
     11.01     Elevator Service.........................................  6
     11.02.    Heating and Air Conditioning.............................  6
     11.03.    Cleaning and Char Service................................  6
     11.04.    Electric Service.........................................  6
     11.05.    Lighting Fixtures........................................  6
     11.06.    Rest Room Facilities.....................................  6
     11.07.    Access to Premises.......................................  6
     11.08.    Landlord Not Liable for Failure to Provide Services......  6
     11.09.    Restriction of Services..................................  7
     11.10.    Access to Premises.......................................  7
12.  Maintenance and Repairs............................................  7
     12.01.    Maintenance and Repairs..................................  7
     12.02.    Surrender of Premises....................................  7
13.  Equipment..........................................................  7
     13.01.    Equipment................................................  7
     13.02.    Noise and Vibrations.....................................  8
14.  Landlord's Sign Policy.............................................  8
     14.01.    Sign Policy..............................................  8
     14.02.    Tenant Directory.........................................  8
15.  Alterations by Tenant..............................................  8
     15.01.    Alterations..............................................  8
     15.02.    Removal of Personal Property at End of Term..............  9
16.  Mechanic's Liens...................................................  9
17.  Entry Upon Premises................................................  9
18.  Rules and Regulations.............................................. 10
     18.01.    Rules and Regulations.................................... 10
     18.02.    Breach of Rules and Regulations.......................... 10
19.  Indemnity of Landlord by Tenant.................................... 10
     19.01.    Indemnification.......................................... 10

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20.  Landlord Not Liable for Damage to Personal Property or Person........... 11
21.  Fire and Other Casualty................................................. 11
22.  Tenant Insurance........................................................ 12
23.  Waiver of Subrogation................................................... 13
24.  Condemnation............................................................ 14
     24.01.  Total Condemnation.............................................. 14
     24.02.  Partial Condemnation............................................ 14
     24.03.  Award........................................................... 14
25.  Default................................................................. 14
     25.01.  Events of Default............................................... 14
     25.02.  Remedies of Landlord Upon Default............................... 15
     25.03.  Liability of Tenant Upon Default................................ 16
     25.04.  Liability of Tenant for Renovation Expenses..................... 17
     25.05.  Waiver of Jury Trial............................................ 17
26.  Holding Over............................................................ 17
27.  Right of Landlord to Cure Tenant's Default.............................. 17
28.  Waiver.................................................................. 18
29.  Subordination, Attornment and Estoppel.................................. 18
     29.01.  Subordination................................................... 18
     29.02.  Attornment...................................................... 18
     29.03.  Estoppel........................................................ 18
30.  Assignment and Subletting............................................... 18
     30.01.  Assignments Prohibited.......................................... 18
     30.02.  Landlord's Option to Sublet..................................... 19
     30.03.  Excess Rents Payable to Landlord................................ 19
     30.04.  Tenant Liable for Costs of Assignment........................... 19
     30.05.  Prohibited Assignments.......................................... 19
31.  Transfer by Landlord.................................................... 20
32.  Inability to Perform.................................................... 20
33.  Brokers................................................................. 20
34.  Rights Reserved by Landlord............................................. 20
35.  Notices................................................................. 21
36.  Lender Approval......................................................... 22
     36.01.  Lease Subject to Lender's Approval.............................. 22
     36.02.  Modifications Required by Lender................................ 22
37.  Miscellaneous Provisions................................................ 22
     37.01.  Benefit and Burden.............................................. 22
     37.02.  Governing Law................................................... 23
     37.03.  No Partnership.................................................. 23
     37.04.  No Representations by Landlord.................................. 23
     37.05.  Pronouns........................................................ 23
     37.06.  Captions........................................................ 23
     37.07.  Meaning of Including............................................ 23
     37.08.  Invalidity of Particular Provisions............................. 23
     37.09.  Counterparts.................................................... 23
     37.10.  Entire Agreement................................................ 23
     37.11.  Mortgagee's Liability........................................... 24
38.  Above Standard Improvements Clause...................................... 24

Exhibit A - Method of Building Measurement for Office Space
Exhibit B - Floor Plan
Exhibit C - Work Assignment
Exhibit D - Declaration by Landlord and Tenant as to the Date of Delivery and
            Acceptance of Possession, Lease Commencement Date, Etc.
Exhibit E - Sign Policy
Exhibit F - Rules and Regulations
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                               WEST STREET CENTER

                             OFFICE LEASE AGREEMENT

     THIS LEASE AGREEMENT is made this 8th day of March   , 2000, by and
between Dee Corporation, ("Landlord") and TeleCommunication Systems, Inc.
(TCS), ("Tenant").

                                   WITNESSETH

     That for and in consideration of the rents, mutual covenants and
agreements set forth in this Lease, Landlord and Tenant agree as follows:

     1.   PREMISES.

          1.01. Premises. Landlord leases to Tenant, and Tenant rents from
Landlord, certain commercial space in the premises known as West Street Center
(the "Building") located at 2024 West Street, Annapolis, Maryland 22401. The
leased premises ("Premises") consists of approximately 31,371 square feet of
rentable area, as measured by the formula attached hereto as Exhibit A and
consists of the entire building.

     2.   PREOCCUPANCY WORK AGREEMENT.

          2.01. Work Agreement. Landlord agrees to finish and improve the
Premises in accordance with the work agreement attached hereto as Exhibit C
(the "Work Agreement") and shall have no obligation to make any other
improvements or alterations. The work required of Landlord under the terms and
conditions of the Work Agreement is referred to in this Lease as "Landlord's
Work".

          2.02. Acceptance of Premises. Upon taking possession and occupying
the Premises, Tenant shall thereby be deemed to have accepted the same and
acknowledged the Premises are in the condition called for hereunder.

     3.   TERM.

          3.01. Commencement Date and Length of Term. The term of this Lease
(the "Term") shall commence on the later to occur of (a) May 1, 2000, (c) the
date the Premises are "Ready for Occupancy" as described in the Work Agreement
("Commencement Date"), and shall be for a period of five (5) years, plus the
part of the month, if any, from the date of the commencement of the Lease Term
to the first day of the first full calendar month thereof. The Tenant shall
have the option to renew this Lease Agreement for one five (5) year period
provided Tenant give 90-day written notice to Landlord prior to expiration
date. The renewal terms and conditions shall be the same and the lease will
continue as if it had been a ten-year lease.

          If requested by Landlord, immediately after delivery of possession of
the Premises to Tenant, or at any other time during the Term, Tenant will
execute a declaration, in the form attached hereto as Exhibit 1, specifying the
information called for in said form.

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          3.02. Termination Date. The term shall end at midnight on the last day
of the month which completed five (5) years from the end of the month during
which the Term commenced unless the Term terminates sooner pursuant to any other
provision of this Lease or pursuant to law.

     4.   SECURITY DEPOSIT.

          4.01. Landlord hereby acknowledges receipt form Tenant of the sum of
Fifty Thousand, Six Hundred Thirty-Five ----- $ 00/100 ($50,635.00) (the
"Deposit") to be held by Landlord as security for the prompt payment of rent and
the performance of Tenant's other obligation under this lease. If Tenant timely
performs and observes all of the covenants and agreements required of it under
this Lease, then, at the end of the Term and within sixty (60) days following
surrender of the Premises by Tenant to Landlord, the Deposit, without interest,
less all expenses incurred by Landlord in cleaning and restoring the Premises on
termination of this Lease, shall be refunded to Tenant. If Tenant defaults in
the payment of rent, additional rent or in the performance or observance of any
other obligation on its part under this Lease, then Landlord may apply the
Deposit to the payment of rent or additional rent in default and/or to the
damages and costs incurred by Landlord as a result of any default or in
rectifying any default, and Tenant shall promptly thereafter restore the Deposit
to the original amount. The right of Landlord to apply the Deposit as above
specified shall not be construed as a limitation upon Landlord's right to invoke
any other remedy available under this Lease or at law or in equity for any
breach of this Lease, or to collect the full amount of damages owned by Tenant
on account of any breach.

     5.   RENT.

          5.01. Base Rent. Tenant shall pay Landlord during the Term base annual
rent of Six Hundred Seven Thousand, Six Hundred Twenty & 00/100 ($607,620.00)
("Base Rent"), payable in equal monthly installments of Fifth Thousand, Six
Hundred Thirty-Five-----$ 00/100 ($50,635.00), in advance on the first day of
each and every calendar month during the Term. If the Commencement Date is on a
day other than the first day of a calendar month, rent for the period from the
Commencement Date to the first day of the first full calendar month shall be
prorated on a daily basis (using thirty days per month) and shall be due and
payable on the Commencement Date.

          5.02. Advance Rent. Tenant shall pay, upon the execution of this
Lease, advance rent in the amount of ($50,635.00) ("Advance Rent") to be held as
additional security and to be forfeited, without limitation of other remedies,
for any defaults of this Lease by Tenant occurring prior to the Commencement
Date. If no such default occurs, the Advance Rent shall be applied by Landlord
to the first installment of Base Rent payable by Tenant. Landlord shall not be
required to escrow or otherwise segregate the Advance Rent, and no interest
shall accrue or be paid or payable by Landlord in respect thereto.

          5.03. Additional Rent. During the Term of this Lease and any renewal
or extension thereof, Tenant covenants and agrees to pay, as additional rent,
one hundred percent (100%) (hereinafter Tenant's "Proportionate Share",
determined by

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dividing the rentable area of the Premises by the total number of square feet of
rentable area in the building) of any and all Operating Costs (as defined in
Section 9.01) and Real Estate Tax Expenses (as defined in Section 10.01) in
excess of a sum equal to actual expenses for 2001 ___ Dollars ($ n/a) per square
foot per annum multiplied by the total rentable area in the building as such
area is determined from time to time by Landlord's architect (hereinafter
"Adjustment Rent"). The payment of said Adjustment Rent shall be computed by
Landlord on the basis of each fiscal year of the building (which building fiscal
year may be on a calendar year basis or such other fiscal year as Landlord
determines in its sole discretion) during the Term of this Lease and any renewal
or extension thereof.

          5.04.  Payment of Adjustment Rent.  After the expiration of the first
calendar year following the Commencement Date of this Lease, and at the
expiration of each calendar year thereafter, Landlord shall estimate and
determine the amount of Adjustment Rent due and payable by Tenant for the
immediately preceding year and shall bill Tenant therefor, and Tenant shall pay
Landlord any such Adjustment Rent to Landlord within (5) days after such notice
is sent to Tenant by Landlord. Adjustment Rent due from Tenant shall be adjusted
and pro-rated (as calculated and determined by Landlord) for any fraction of a
calendar quarter or building fiscal year during which the Term commenced or at
the expiration of the Term, however, Tenant's obligation to pay any accrued
Adjustment Rent shall survive the expiration of any termination of this Lease.

          5.05.  Payments and Late Charge. All payments or installments of any
rent, additional rent, Adjustment Rent or other payments due hereunder
(including, without limitation, payments for utility services) shall be paid to
Landlord at the address designated herein for notice to Landlord in Section 35
hereof, or as otherwise designated by Landlord, without set-off, deduction,
counterclaim, or demand. Tenant shall pay, as additional rent, a late charge
equal to five Percent (5%) of the amount of any payment or installment of rent
or additional rent payable hereunder that is paid more than ten (10) days after
the due date thereof. In addition, Tenant shall pay, as additional rent, all
attorney's fees, costs and expenses incurred by Landlord as a result of Tenant's
delinquent payment of rent, additional rent or other payment due hereunder.

     6.   ADJUSTMENTS TO RENT.

          6.01.  Base Rent payable under Section 5 of this Lease shall be
increased annually, commencing with the second year of the term of this Lease
and each year thereafter by a rate of Three & one-half Percent (3.5%) of the
amount of the rent paid by Tenant during the year preceding each annual
increase. There will be no increase at the end of the first year. The first
increase will take effect beginning with month 25 of the lease term and
continue each year thereafter.

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     7.   TENANT'S BUSINESS OPERATIONS AND USE OF PREMISES.

          7.01.     Tenant's Business Operations. Tenant shall use and occupy
the Premises solely for the purpose of carrying on the business of general
office in accordance with the use permitted under Anne Arundel County C-1-B
Zoning District and in compliance with all applicable laws, ordinances and
regulations. Tenant agrees and represents that no deviation from the specified
use shall be allowed for all or any portion of the Premises without the prior
written consent of the Landlord, which consent may be withheld for any reason
or without reason.

          7.02.     Use of Premises. Tenant shall not use or occupy the Premises
or use the Building for any unlawful, disorderly, or hazardous purpose, or in a
manner which will injure, annoy, or interfere with the rights of other tenants
or their invitees. Tenant shall not commit or suffer to be committed any waste
upon the Premises. Tenant will not install any cigarette, food or beverage
machinery in or about the Premises. Tenant shall not bring or suffer to be
brought onto the Premises or Building any hazardous material, or illegal or
controlled substance.

     8.   COMMON AREAS AND FACILITIES.

          8.01.     Right to Use Common Areas and Facilities. During the term of
this Lease, Tenant shall have a nonexclusive license to use, in common with
others, the hallways, courtyards, corridors, malls, elevators, visitor parking
spaces, driveways, footways, loading facilities and other common areas and
facilities (or as otherwise designated by Landlord), provided that Tenant abides
by such Rules and Regulations as Landlord may prescribe from time to time.
Landlord shall at all times have full and exclusive control, management and
direction of all common areas and facilities, and may close temporarily all or
any portion of the common areas as may be required for proper maintenance and/or
repair, change the location, layout and arrangement of the common areas and
facilities, driveways and footways from time to time, and perform such other
acts in and to such areas that, in its business judgement, Landlord shall
determine to be advisable in order to improve the overall operation of the
Building.

     9.   OPERATING COSTS.

          9.01.     Operating Costs. "Operating Costs" as referred to in this
Lease shall be those expenses paid or incurred by Landlord during the building
fiscal year in providing services and in connection with operating, maintaining
and repairing the Building, in the manner deemed by Landlord, in its sole
discretion, to be reasonable and appropriate in the operation of the Building
including, but not limited to, all costs and expenses of the following:

          i.   Operating, maintaining, repairing, lighting, cleaning, painting,
decorating and insuring (including, but not limited to, the costs of liability
insurance for personal injury, bodily injury, death and property damage;
workmen's compensation insurance covering personnel; rental insurance; and
glass, fire and casualty insurance) the Building;

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               ii.    Repairing or replacing paving, curbs, walkways, roof,
walls, windows, lighting facilities, floors, drainage, pipes, ducts, conduits
and similar items; landscaping; and removing snow, ice and debris from the
"common areas";

               iii.   Operating, maintaining and repairing the sprinkler system
and all other central and common mechanical and electrical equipment located in
the Building, including the cost of any service contracts therefor;

               iv.    All utility expenses charged to the Building such as gas,
electric, sewer and water;

               v.     Cleaning, janitorial service, and trash removal from
central trash receptacles in and around the Building;

               vi.    All administrative costs and property management fees;

               vii.   Taxes, sales and use taxes on supplies or services;

               viii.  Should Landlord employ a security system (including
employing security personnel), the costs of purchasing, operating and
maintaining any such security system, although Landlord shall not be obligated
or required to employ any security system;

               xi.    All other expenses which would be considered an expense
of owning, maintaining, operating or repairing the Building under sound
accounting principles, including but not limited to such license fees or other
similar charges by any governmental body for the privilege of renting or using
the Premises, and the cost of any capital improvements which are made by
Landlord, provided that the costs of each such capital improvement, together
with any financing charges incurred in connection therewith, shall be amortized
over the useful life thereof and only that portion attributable to such
Building fiscal year shall be included in Operating Expenses for such Building
fiscal year.

     10.  REAL ESTATE TAXES.

          10.01.    REAL ESTATE TAX EXPENSES.  "Real Estate Tax Expenses" as
referred to in this Lease shall mean all taxes and assessments, general or
special, ordinary or extraordinary, foreseen or unforeseen, assessed, levied or
imposed upon the fixtures, machinery, equipment or systems in, upon or used in
connection with the operation of the Building under the current or any future
taxation or assessment system or modification of, supplement or substitute for
such system, and whether or not based on or measured by the receipts or
revenues from the Building or the land upon which the Building is located (the
"Land") (including all taxes and assessments for public improvements or any
other purpose and any gross receipts or similar tax purpose) for each Building
fiscal year. Real Estate Tax Expenses shall include all reasonable expenses
incurred by Landlord in contesting any increase in taxes, rates or assessments,
or in obtaining or attempting to obtain a reduction of such taxes, rates or
assessments, including, without

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limitation, attorney's fees. Real Estate Tax Expenses shall not include any
taxes on Tenant's personal property, or taxes on the value of leasehold
improvements owned by Tenant, but any such taxes shall be the sole obligation of
Tenant and shall be paid by Tenant within thirty (30) days after notice from
Landlord that such taxes are due and payable.

     11. UTILITIES AND SERVICES.

     So long as Tenant is not in default under this Lease, Landlord shall
provide the following facilities and services to Tenant:

         11.01. ELEVATOR SERVICE. At least one elevator subject to call at all
times, including Sundays and holidays.

         11.02. HEATING AND AIR CONDITIONING. Central heating and air
conditioning from 8 a.m. until 6 p.m. on weekdays exclusive of holidays (i.e.,
New Year's Day, Washington's Birthday, Memorial Day, Independence Day, Labor
Day, Columbus Day, Veteran's Day, Thanksgiving Day, and Christmas Day), during
the seasons of the year when these services are normally and usually
furnished, and within the temperature ranges and in such amount normally or
usually furnished, in comparable office buildings in the Maryland
Suburban/Washington, D.C. area. Landlord shall provide heat and air
conditioning at other times at Tenant's expense. Such after-hour, holiday or
special weekend service rate shall be determined by Landlord and shall be
charged to Tenant at the same rate charged to other tenants in the Building.
Landlord reserves the rights to adjust from time-to-time, in its sole
discretion, the rate of such services, provided the rate charged Tenant does
not exceed the rate charged other tenants in the Building.

         11.03. CLEANING AND JANITORIAL SERVICE. Cleaning and janitorial
service in Landlord's standard manner.

         11.04. ELECTRIC SERVICE. Electrical facilities to furnish sufficient
electrical power to Tenant's equipment installed in accordance with Section 13
hereof.

         11.05. LIGHTING FIXTURES. Replacement of light tubes or bulbs for
Building standard lighting fixtures. All light tube or bulb replacements for
special nonstandard lighting fixtures shall be furnished and installed at
Tenant's expense.

         11.06. REST ROOM FACILITIES. Rest room facilities and necessary
lavatory supplies, including hot and cold running water at the points of supply
provided for general use of other tenants in the Building, and routine
maintenance, painting and electric lighting service for all public and special
service areas of the Building in such manner as Landlord deems reasonable.

         11.07. ACCESS TO PREMISES. Access to the Premises on a full-time
twenty-four (24) hours basis, subject to such regulations as Landlord may
impose for security reasons.

         11.08. LANDLORD NOT LIABLE FOR FAILURE TO PROVIDE SERVICES. Any
failure by Landlord to furnish the foregoing services resulting from
Unavoidable Delays as hereinafter

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defined, or from temporary interruption of the foregoing services due to
repairs or maintenance, shall not render Landlord liable in any respect for
damages to either person or property, nor be construed as an eviction of
Tenant, nor cause an abatement of rent, or relieve Tenant from Tenant's
obligations hereunder. For purposes of this Section 11 and of Section 32,
Unavoidable Delays shall mean any delay due to strikes, labor disputes,
shortages of material, labor or energy, acts of God, governmental restrictions,
enemy action, civil commotion, fire, unavoidable casualty, or other causes
beyond the control of Landlord.

          11.09.  Restriction of Services.  If any public utility or
governmental body shall require Landlord or Tenant to restrict the consumption
of any utility or reduce any service to the Premises or the Building, Landlord
and Tenant shall comply with such requirements whether or not the utilities and
services referred to in this Section are thereby reduced or otherwise affected,
without any reduction or adjustment of rent hereunder.

          11.10.  Access to Premises.  Landlord and its agents shall be
permitted reasonable access to the Premises, and the right to install facilities
within or through the Premises, in order to install and service the systems
deemed necessary by Landlord to provide to other tenants of the Building the
services and utilities referred to in this Section.

     12.  MAINTENANCE AND REPAIRS.

          12.01.  Maintenance and Repairs.  Tenant shall keep the interior of
the Premises in good order and repair, and shall make all necessary repairs and
replacements (including replacement of all broken interior plate glass, exterior
show windows, other broken glass, and repair of broken interior doors) at its
own expense, except that all central or common mechanicals will be repaired by
Landlord and Tenant will be billed therefor in accordance with Section 5.04.
Tenant will insure the risk of the maintenance of the interior plate glass.

          12.02. Surrender of Premises.  Tenant will surrender the Premises in
as good order and condition as when received, reasonable wear and tear excepted.

     13.  EQUIPMENT.

          13.01. Equipment.  Tenant shall not transport any safe, heavy
machinery, heavy equipment (including computer terminals or other computer
equipment), bulky matters or fixtures into or out of the Building or Premises,
nor shall Tenant install or operate in the Premises any equipment or other
machinery, other than electric typewriters or word processing machines, adding
machines, personal computers, radios, televisions, tape recorders, dictaphones,
bookkeeping machines, clocks, standard size office copiers and other machines
requiring similar low electric consumption, nor shall Tenant install any
equipment or machinery which may necessitate any changes, replacements or
additions to the water, heating, plumbing, air conditioning, or electrical
systems of the Building without (a) first obtaining the prior written consent
of Landlord (who may condition such consent upon the payment by Tenant of
Additional Rent in compensation for additional consumption of utilities or
additional wiring needed for the

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equipment or machinery) and (b) securing any necessary permits from governmental
authorities and utility companies and furnishing copies to Landlord. If any such
equipment or machinery requires special handling, Tenant agrees to employ
only persons holding the proper license to do said work and that all work
performed shall comply with any applicable federal, state, city or other
governing laws, rules or regulations. Tenant understands and agrees that it is
liable for any damage done to the Building or Premises resulting from the
movement of any equipment or machinery. Landlord shall have the right to
prescribe the maximum weight and position of safes and other heavy equipment or
fixtures that Tenant desires to install in the Premises.

                  13.02. NOISE AND VIBRATIONS. Business machines and equipment
belonging to Tenant which cause noise or vibration that may be transmitted to
any part of the Building to such a degree as to be objectionable to Landlord or
to any other tenant shall be installed and maintained by Tenant, at Tenant's
expense, only if vibration eliminators or other devices sufficient to eliminate
the noise and vibration are installed.

         14.      LANDLORD'S SIGN POLICY.

                  14.01. Sign Policy. Landlord shall, at Tenant's sole cost and
expense, have prepared, in accordance with Tenant's specification, and
thereafter install a sign containing Tenant's name, business practice and suite
location upon the exterior door of the Premises or such other location
designated by Landlord, in accordance with the sign policy ("Sign Policy") of
the Landlord attached hereto as Exhibit E. Tenant covenants and agrees to abide
by the rules and regulations set forth in the Sign Policy and any reasonable
amendments, changes or additions thereto. Other than as provided in Landlord's
Sign Policy, Tenant will not place or suffer to be placed or maintained on the
exterior of the Premises any other sign, advertising matter or any other thing
of any kind whatsoever. Tenant further agrees to maintain its entrance door sign
and any other signs as may be approved by Landlord, and provided for in
Landlord's Sign Policy, in good condition and repair at all times.

                  14.02. TENANT DIRECTORY. In the event that the Sign Policy of
the Landlord provides for the establishment of a "Tenant Directory" within the
Building, Tenant shall have the right to have its name, business practice (if
appropriate) and location placed on the Directory. The cost of the placement of
Tenant's name, business practice and location on the Directory shall be borne by
the Tenant.

          15.     ALTERATIONS BY TENANT.

                  15.01. ALTERATIONS. Tenant will not make any alteration to the
Premises or any part thereof without first obtaining Landlord's written approval
of such alteration. In the absence of an agreement to the contrary, any
alterations and other improvements and any equipment, machinery, furniture,
furnishings, and other property installed or located in the Premises or the
Building by or on behalf of Landlord or Tenant shall (except for Tenant's
Personal Property as defined hereinbelow) (a) immediately become the property of
Landlord and (b) shall remain upon and be surrendered to Landlord with the

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Premises as a part thereof at the end of the Term; provided, however, that if
Tenant is not in default under this Lease, Tenant shall have the right to
remove, prior to the end of the Term, Tenant's Personal Property, and provided,
further, that if Landlord should elect that any alterations be removed, at the
end of the Term, Tenant shall cause the same to be removed at Tenant's expense
or reimburse Landlord for doing so. "Tenant's Personal Property" shall mean all
equipment, machinery, improvements, furniture, furnishings and/or other property
now or hereafter installed or placed in or on the Premises by and at the sole
expense of Tenant with respect to which Tenant has not been granted any credit
or allowance by Landlord, and which (i) is not used, or was not procured for
use, in connection with the operation, maintenance or protection of the Premises
or the Building, (ii) is removable without damage to the Premises or the
Building, and (iii) is not a replacement of any property of Landlord, whether
such replacement is made at Tenant's expense or otherwise. Notwithstanding any
other provision of this Lease, Tenant's Personal Property shall not include any
alterations, or any improvements or other property installed or placed in or on
the Premises as part of Landlord's Work, whether or not any such alterations,
improvements, or other property were at Tenant's expense.

                  15.02. REMOVAL OF PERSONAL PROPERTY AT END OF TERM. Tenant
shall remove all Tenant's Personal Property from the Premises at the termination
of this Lease. Any property belonging to Tenant or any other person which is
left in the Premises after the date the Lease is terminated for any reason shall
be deemed to have been abandoned. In such event, Landlord shall have the right
to declare itself owner of such property and to dispose of it in whatever manner
Landlord considers appropriate without waiving its right to claim from Tenant
all expenses and damages caused by Tenant's failure to remove such property, and
Tenant shall not have any right to compensation or claim against Landlord as a
result.

          16.     MECHANIC'S LIENS.

                  16.01. If a Mechanic's Lien or claim is filed against
Landlord's property because of work, labor or services performed or materials
furnished on behalf of Tenant or at the direction of Tenant or anyone authorized
by Tenant, Tenant shall discharge such lien upon demand to the satisfaction of
Landlord, failing which Landlord may, in addition to any other right or remedy,
discharge it by paying the amount claimed to be due. Any amount paid by Landlord
and all related costs and expenses (including attorney's fees) plus fifteen
percent (15%) of such amounts for Landlord's administrative expenses shall be
due and payable by Tenant as additional rent to Landlord on demand. The failure
to pay such demand by Tenant shall result in an additional charge equal to
eighteen percent (18%) per annum on the unpaid sum until paid in full. Tenant
shall provide Landlord a release of liens for any work on the Premises which may
be performed on behalf of or authorized by Tenant.

          17.     ENTRY UPON PREMISES.

                  17.01. Landlord and its agents may at any reasonable time and
without liability to Tenant, other than liability for personal injuries and
damages resulting directly from the negligence of Landlord or its agents, enter
the

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<PAGE>   12
Premises to examine them or to make alterations or repairs or for any purpose
which Landlord considers necessary for the repair, operation, or maintenance of
the Building; provided, however, that if in Landlord's opinion an emergency
exists, Landlord may enter the Premises at any time, whether or not said entry
is reasonable. Tenant shall allow the Premises to be exhibited by Landlord (i)
at any time by Landlord to any representatives of lending institutions or to any
prospective purchasers of the Building, or (ii) within six (6) months of the
end of the Lease Term to persons who may be interested in leasing the Premises.

          18.     RULES AND REGULATIONS.

                  18.01. RULES AND REGULATIONS. Tenant covenants and agrees to
be bound by the Rules and Regulations, as adopted, promulgated and amended from
time to time by Landlord, pertaining to and for the purpose of maintaining and
operating all common areas and structures and improvements within the Building
area in a clean and orderly manner, preserving the safety and good order
thereof, and furthering the convenience and welfare of all of the tenants in the
Building. A copy of the current Rules and Regulations is attached hereto and
incorporated herein as Exhibit F.

                  18.02 BREACH OF RULES AND REGULATIONS. If Tenant permits or
causes any condition, action, omission or pattern of actions or omissions, which
in the sole judgement of Landlord violates any covenant or condition set forth
in the Rules and Regulations or any amendment thereto, Landlord will give
Tenant notice of the violation. If Tenant permits or causes the same or
substantially similar condition, action, omission or pattern of action or
omission to occur or continue anytime after receiving notice from Landlord,
Tenant will have materially breached this Lease. In such event, Landlord may
terminate this Lease upon not less than thirty (30) days notice to Tenant and/or
take any other actions at law and/or in equity, as Landlord may desire, to
recover damages, including attorney's fees and lost rents, resulting from
Tenant's breach of the Lease and violation of the Rules and Regulations and/or
to obtain specific performance by Tenant in complying with all Rules and
Regulations. Tenant agrees that its failure to comply with such Rules and
Regulations will materially injure the operation of the Building and will be
harmful to Landlord and other tenants and occupants of the Building. Therefore,
Tenant agrees that Landlord is and should be entitled to obtain injunctive
relief against any violation by Tenant of such Rules and Regulations, even
though Landlord may have an adequate remedy at law. Regardless of Landlord's
rights, in the event Tenant violates any condition or covenant set forth in the
Rules and Regulations, Landlord is not responsible or liable to Tenant for the
noncompliance, violation or breach of any other tenant or occupant of the
Building.

          19.     INDEMNITY OF LANDLORD BY TENANT.

                  19.01. INDEMNIFICATION. Tenant will indemnify Landlord and
save it harmless from and against any expenses (including reasonable attorneys'
and other professional fees), loss or liability paid, suffered or incurred as
the result of any breach by Tenant, Tenant's agents, servants, employees,
clients/customers, contractors, visitors or licensees, of any

                                       10
<PAGE>   13
covenant or condition of this Lease, and any and all claims, actions, damages,
liability and expense in connection with loss of life, personal injury and/or
damage to property arising from or out of the occupancy or use by Tenant of the
Leased Premises or any part thereof or any other part of the Building,
occasioned wholly or in part by any act or omission of Tenant, Tenant's agents,
servants, employees, customers, contractors, visitors or licensees.

         20.      LANDLORD NOT LIABLE FOR DAMAGE TO PERSONAL PROPERTY OR
PERSON.

                  20.01. All property of Tenant, its agents or invitees, or of
any other person, in or on the Premises or the Building, shall be and remain at
the sole risk of Tenant or such agent, invitee or person. Landlord shall not be
liable for any damage to or theft or loss of such property, whether or not
caused by the act or omission of any person, including Landlord or its agents or
invitees, or by the bursting, leaking or overflowing of water, sewer, stream or
sprinkler pipes, heating or plumbing fixtures, air conditioning or heating
failure, gas odors or noise, or damage resulting from water, rain, snow or
dampness which may leak or issue from or through any part of the Building, or
any other act or thing, unless such damage to or theft or loss of such property
results directly from the negligence of Landlord and then only to the extent
that Tenant, its agents, invitees, or any other persons are not compensated
therefor by insurance. Furthermore, Landlord shall not be liable for the
interruption of or loss to Tenant's business that may result from any of the
acts or causes described above except for liability for loss resulting directly
from the negligence of Landlord, and then only to the extent that Tenant, its
agents, invitees, or any other persons are not compensated therefor by
insurance. Landlord shall not be liable for any personal injury to Tenant, its
agents or invitees, or to any persons, arising from the use, occupancy or
condition of the Premises or Building other than liability for personal injuries
resulting directly from the negligence of Landlord, and then only to the extent
that Tenant is not compensated therefor by insurance.

          21.     FIRE AND OTHER CASUALTY.

                  21.01. If the Premises shall be damaged by fire or other
casualty other than as a result of the fault or negligence of Tenant, and such
fire or other casualty is insured against by Landlord, and Landlord shall have
received from such insurance sufficient proceeds to fully repair all of the
damage caused by such fire or other casualty, Landlord shall repair the damage,
provided that Landlord shall have no obligation to repair damage to or replace
Tenant's Personal Property or any other property located in the Premises, and
the Lease shall not terminate. Except as otherwise provided herein, if the
entire Premises are rendered untenantable by reason of any such damage, the rent
shall abate for the period from the date of the damage to the date the damage is
repaired as determined by Landlord, and if only a part of the Premises are so
rendered untenantable the rent shall abate for the same period in the proportion
that the area of the untenantable part bears to the total area of the Premises;
provided, however, that if prior to the date when all the damage has been
repaired part of the Premises so damaged are rendered tenantable and shall be or
could be used or occupied by or through Tenant, then the amount by which the
rent abates

                                        11
<PAGE>   14
shall be apportioned for the period from the date of such actual or available
use or occupancy to the date when all the damage has been repaired as determined
by Landlord. No compensation or reduction of rent shall be paid or allowed by
Landlord for interruption, inconvenience, annoyance, or injury to Tenant's
business arising from the need to repair the Premises or the Building.

                  21.02. Notwithstanding the provisions above, if the Building
shall be so damaged by fire or other casualty that, as determined by Landlord,
substantial reconstruction of the Building is required (whether or not the
Premises have been damaged or rendered untenantable), then Landlord, at its
option, may give Tenant, within sixty (60) days after the fire or other
casualty, written notice of termination of this Lease and, in the event such
notice is given, this Lease and the Term shall terminate (whether or not the
Term shall have commenced) upon the expiration of thirty (30) days from the
date of notice with the same effect as if the date of expiration of the thirty
days were the date initially fixed for expiration of the Term, and all rents
shall be apportioned as of such date.

                  21.03. If the Premises or the Building should be damaged by
fire or other casualty due to the negligence or misconduct of Tenant, Landlord
shall have no obligation to repair the Premises or the Building, and this Lease
shall, at Landlord's option, not terminate and Landlord shall, at Tenant's
expense, have the right to pursue any legal and equitable remedies available to
it. If the fire or other casualty shall be the fault of the Tenant, Tenant's
employees and/or invitees, then Tenant shall pay to have the affected areas
rebuilt.

          22.     TENANT INSURANCE.

                  22.01. Tenant, at Tenant's expense, shall obtain and maintain
in effect at all times during the Term insurance policies providing at least the
following insurance coverage:

                          i.   A policy of fire and extended coverage insurance,
i.e., an "all risk" policy covering all Tenant's Personal Property and all other
property in the Premises and Building for not less than full replacement value.
Any and all proceeds of such insurance shall be used only to repair or replace
the items so insured.

                          ii.  A policy covering business interruption to
Tenant's business in an amount equal to one hundred percent (100%) of the
estimated gross annual income of Tenant's business.

                          iii. A comprehensive general liability insurance
policy, naming Landlord and any mortgagee of the Building as additional insured
and protecting Landlord, Tenant and any such mortgagee against any liability for
bodily injury, personal injury, death or property damage occurring upon, in or
about the Premises or the Building, or arising from any of the items set forth
in Section 19 against which Tenant is required to indemnify Landlord, with such
policy to afford protection with a limit of not less than One Million Dollars
($1,000,000) with respect to bodily injury, personal injury, or death to any one
person, with a limit of not less than One Million Dollars ($1,000,000) with
respect to bodily injury, personal injury, or

                                       12
<PAGE>   15
death in any one occurrence. Landlord may require Tenant, at Tenant's expense,
to increase the limits of said insurance during the Term, provided that the
total premium for such increases shall not exceed by more than twenty-five
percent (25%) the premium for the limits in force at the time of the request.

                  22.02. All insurance policies required to be obtained and
maintained by Tenant under this Lease must (i) be issued by insurance companies
approved by Landlord and must have form and content satisfactory to Landlord;
(ii) be written as primary policy coverage and not contributing with or in
excess of any coverage which Landlord or its mortgagees may carry; (iii) contain
an express waiver of any right of subrogation by the insurance company against
Landlord, its mortgagees and its agents; and (iv) provide that the policy may
not be cancelled or non-renewed unless Landlord shall have received at least
fifteen (15) days prior written notice of cancellation or non-renewal. Tenant
shall deliver to Landlord certified copies, or duplicate originals, to each such
policy or renewed policy, together with evidence of payment of all applicable
premiums, at least ten (10) days before the Lease Commencement Date and at least
thirty (30) days before the expiration of the expiring policies previously
furnished. Any insurance required of Tenant under this Section may be carried
under a blanket policy covering the Premises and other locations of Tenant,
provided Tenant shall deliver to Landlord a duplicate original or certified copy
of each blanket policy, or other evidence satisfactory to Landlord of blanket
coverage and provided further that said blanket policy shall specifically set
forth the amount of insurance allocated to Tenant's insurance requirements under
this Lease. Neither the issuance of any such insurance policy nor the minimum
limits specified in this Section with respect to Tenant's insurance coverage
shall be deemed to limit or restrict in any way Tenant's liability arising under
or out of this Lease.

                  22.03. In the event of increases in the insurance rates for
fire insurance or other insurance carried by Landlord due to Tenant's activity
or property on or about the Premises or the Building, or for improvements to the
Premises other than Building Standard Improvements, for which Tenant is
responsible, Tenant shall be liable for such increases and shall reimburse
Landlord immediately upon demand therefore. Statements by an insurance company
or by the applicable insurance rating bureau that such increases are due to such
activity, equipment or improvements shall be conclusive evidence for determining
said liability of Tenant.

          23.     WAIVER OF SUBROGATION.

                  23.01. Landlord and Tenant each hereby releases the other, its
agents, invites, or visitors from any claims for damage or loss to any person or
to the Premises, the Building, any property contained therein, or any other
property, caused by or resulting from any risks insured against under any
insurance policies carried by Landlord or Tenant and in force at the time of any
such damage or loss to the extent such damage or loss is actually compensated by
insurance proceeds, regardless of the cause of the damage or loss (including the
negligence of Landlord or Tenant or their respective agents).

                                       13
<PAGE>   16
          24.     CONDEMNATION.

                  24.01. TOTAL CONDEMNATION. If the whole or a substantial part
of the Premises, the Building or the land on which the Building is situated (the
"Land") is taken or condemned by any governmental authority for any purpose (or
is granted to any governmental authority it, lieu of condemnation, such granting
being deemed a condemnation for purposes of this Lease), Landlord shall have the
right at its sole discretion to terminate the Lease upon sixty (60) days notice
to Tenant, or the Term shall terminate as of the date title vests in the
condemning authority, and the rent shall be abated on that date.

                  24.02. PARTIAL CONDEMNATION. If less than a substantial part
of the Premises, the Land or the Building is taken or condemned by any
governmental authority for any purpose, or if a substantial part of the
Premises, the Land or the Building is taken or condemned by any government
authority for any purpose, but Landlord does not elect to terminate this Lease
pursuant to the preceding paragraph, provided that at least some portion of the
Premises is taken, the rent shall be equitably adjusted as of the date title
vests in the authority and this Lease shall otherwise continue in full force and
effect. For purposes of this Section, a substantial part of the Premises, tire
Land or the Building shall be considered to have been taken or condemned if, in
the sole opinion of Landlord, the taking or condemnation shall render it
commercially undesirable for Landlord to permit this Lease to continue or to
continue operating the Building.

                  24.03. AWARD. Tenant shall have no claim against Landlord
arising out of the taking or condemnation, or arising out of the cancellation of
this Lease, or for any portion of the amount that may be awarded as damages as a
result of any taking or condemnation or for the value of any unexpired portion
of the Term or for any property other than Tenant's Personal Property, and
Tenant hereby assigns to Landlord all its rights, title and interest in and to
any such. award; provided, however, that in the event of a total taking, Tenant
may assert any claim it may have against the condemning authority for
compensation for Tenant's Personal Property arid for any relocation expenses
compensable by statute, and receive such awards as may be allowed in the
condemnation proceedings if such awards shall be made in addition to and stated
separately from the award made for the Land, the Building and the Premises.
Landlord shall have no obligation to contest any taking or condemnation.

          25.     DEFAULT.

                  25.01. EVENTS OF DEFAULT. The following events shall be deemed
to be events of default by Tenant under this Lease:

                          i. Tenant shall fail to pay, when due, any installment
of Base Rent, Additional Rent, Adjustment Rent or other sums payable by Tenant
hereunder;

                          ii. Tenant shall fail to comply with or observe any
term, provision, covenant or condition of this Lease, including the Rules and
Regulations and Sign Policy attached hereto;

                                       14
<PAGE>   17
                          iii. Tenant or any guarantor of Tenant's obligations
hereunder shall become insolvent or make an assignment or transfer for the
benefit of creditors;

                          iv. Any petition shall be filed by or against Tenant
or any guarantor of Tenant's obligations hereunder under any section or chapter
of the National Bankruptcy Act, as amended, or under any similar law or statute
of the United States or any State thereof; or Tenant or any guarantor of
Tenant's obligations hereunder shall be adjudged bankrupt or insolvent in
proceedings filed thereunder;

                          v. A Receiver or Trustee shall be appointed for all or
substantially all of the assets of Tenant or any guarantor of Tenant's
obligations hereunder;

                          vi. Tenant admits its inability to pay its debts when
due;

                          vii. The leasehold interest of Tenant is levied under
execution;

                          viii. Tenant fails Lo take possession of the Premises
as of the Lease Commencement Date or abandons or vacates any portion of the
Premises prior to the Termination Date; or

                          ix. If Tenant is a corporation or a general or limited
partnership and if, at any time after execution of this Lease, fifty percent
(50%) of the corporate stock or partnership interests are transferred by sale,
assignment, bequest, inheritance, operation of law or other disposition so as to
result in a change in the present control of said corporation or partnership.

                  25.02. REMEDIES OF LANDLORD UPON DEFAULT. Upon the occurrence
of any event of default specified in this Lease, Landlord shall have the option
to pursue any one or more of the following remedies in addition to and not in
limitation of any other remedy permitted under law, without any notice or demand
whatsoever:

                          i. Terminate this Lease by written notice to Tenant,
in which event Tenant shall immediately surrender the Premises to Landlord, and
if Tenant fails to do so, Landlord may, without prejudice to any other remedy
which it may have for possession or arrearage in rent, enter upon and take
possession and expel or remove Tenant and any other person who may be occupying
said Premises or any part thereof, by force if necessary, without being liable
for prosecution or any claim for damages therefor.

                          ii. Without terminating this Lease, enter upon and
take possession of the Premises and expel or remove Tenant and any other person
who may be occupying the Premises or any part thereof, without being liable for
prosecution or any claim for damages thereof and, if Landlord so elects, relet
the premises on such terms as Landlord shall deem advisable.

                          iii. Enter upon the Premises, without being liable for
prosecution or any claim for damages therefor and do whatever Tenant is
obligated to do, under the terms of this

                                       15
<PAGE>   18
Lease; and Tenant agrees to reimburse Landlord, upon demand for any expenses
which Landlord may incur in effecting compliance with Tenant's obligations under
this Lease and Tenant further agrees that Landlord shall not be liable for any
damages resulting to the Tenant from such action.

                          iv. Sell, at public or private sale, all or any part
of the goods, chattels, fixtures and other personal property belonging to Tenant
which are or may be put in the Premises during the Term, whether exempt or not
from sale under execution or attachment (it being agreed that said property
shall at all times be bound with a lien in favor of Landlord and shall be
chargeable for all rent and for the fulfillment of the other covenants and
agreements herein contained) and apply the proceeds of such sale, first, to the
payment of all costs and expenses of conducting the sale (including attorney's
fees) or caring for or storing said property; second, toward the payment of any
indebtedness, including, without limitation, indebtedness for rent which may be
or may become due from Tenant to Landlord; and third, to pay the Tenant, on
demand in writing, any surplus remaining after all indebtedness of Tenant to
Landlord has been fully paid.

                  25.03. LIABILITY OF TENANT UPON DEFAULT. Tenant further agrees
that notwithstanding any termination, re-entry, and/or reletting pursuant to
Section 25.02., Tenant shall remain liable for any rent, damages, and expenses
of repossession, which may be due or sustained prior thereto, and all reasonable
costs, professional fees and expenses (including attorney's fees) incurred by
Landlord in pursuit of its remedies hereunder, or in leasing or attempting to
lease the Premises to another Tenant, including any repairs or remodeling
undertaken by Landlord following repossession and Tenant shall further be liable
for liquidated damages to be calculated in the following manner: Tenant shall
pay an amount of money equal to the total rent which but for such termination
would have become payable during the unexpired portion of the lease term
remaining at the time of such termination (including Base Rent, Additional Rent,
Adjustment Rent, and all other sums payable hereunder), plus all costs of
collecting said liquidated damages, including attorney's fees, less the amount
of relet, if any, which Landlord may receive during such period from others to
whom the Leased Premises may be rented on such terms and conditions and at such
rentals as Landlord, in its sole discretion, shall deem proper. Such liquidated
damages shall be payable in monthly installments, in advance, on the first day
of each calendar month following such termination and continuing until the date
originally fixed herein for the expiration of the Term. Any suit or action
brought to collect the amount of any deficiency for any month or months shall
not, in any manner, prejudice the right of Landlord to collect any deficiency
for any subsequent month or months by a similar proceeding. Any additional rent
due hereunder shall be payable, as part of such liquidated damages, on an annual
basis provided therein during the remainder of the Term. Within one month after
the termination date of this Lease, Landlord shall give a written statement to
Tenant showing all sums received from others to whom the Leased Premises may
have been rented. In the event it appears that Tenant has paid a greater sum of
money than is due, as determined by the terms of this paragraph (d) of this
Section, then, and in such event, Landlord will promptly refund to Tenant any
such excess.

                                       16
<PAGE>   19
                  No re-entry or taking possession of the Premises by Landlord
shall be construed as an election on its part to terminate this Lease, unless a
written notice of such intention is given to Tenant. Notwithstanding any such
reletting or re-entry or taking possession, Landlord may at any time thereafter
elect to terminate this Lease, for a previous default. Landlord's acceptance of
rent following an event of default hereunder shall not be construed as
Landlord's waiver of such breach of any of the terms, provisions and covenants
herein contained nor shall any such acceptance of rent be deemed or construed to
constitute a waiver of any other violation or default.

                  25.04. LIABILITY OF TENANT FOR RENOVATION EXPENSES. Tenant
agrees that if the Lease is terminated through default before the expiration of
the Term, Tenant shall reimburse Landlord for any Landlord renovation or
building expenses prorated on a monthly basis to the nearest full month for that
portion of the Lease remaining. The expenses may include but are not limited to
painting, carpeting, electrical work, and renovations.

                  25.05. Waiver of Jury Trial. Landlord and Tenant hereby waive
trial by jury in any action, proceeding or counter claim brought by either of
them against the other with respect to any matter whatsoever arising out of or
in any way connected with this Lease, the relationship of Landlord and Tenant
hereunder, Tenant's use or occupancy of the Premises or any claim of injury or
damage.

          26.     HOLDING OVER.

                  26.01. Should Tenant remain in possession of all or any part
of the Premises after the expiration of the term of this Lease, such holding
over shall, in the absence of a written agreement to the contrary, be construed
to create a tenancy from month to month, terminable on thirty (30) days written
notice from either party to the other, at a monthly rental equal to the total
of: (1) 200% of the monthly installment of Base Rent (as adjusted) payable
during the last month of the term of this Lease; (2) Tenant's Proportionate
Share of Operating Expenses and Real Estate Operating Expenses; and (3) all
other charges payable under this Lease. All terms and conditions of this Lease
shall remain in full force and effect during any month-to-month tenancy created
hereunder.

          27.     RIGHT OF LANDLORD TO CURE TENANT'S DEFAULT.

                  27.01. If Tenant defaults in the making of any payment or in
the doing of any act required to be made or done under this Lease by Tenant,
then Landlord may, but shall not be required to, make such payment or do such
act, and, unless a different rate is specified herein, the expense thereof, if
made or done by Landlord, with interest thereon at the rate of fifteen percent
(15%) from the date paid by Landlord shall be paid by Tenant to Landlord and
shall constitute additional rent; but the making of such payment or the doing of
such act by Landlord shall not operate to cure the default or to estop Landlord
from the pursuit of any remedy to which Landlord would otherwise be entitled.

                                       17
<PAGE>   20
          28.     WAIVER.

                  28.01. No failure by Landlord to insist upon the strict
performance by Tenant of any provision of this Lease or to exercise any right or
remedy for default hereunder, and no acceptance by Landlord of full or partial
rent during the continuance of any such default shall constitute a waiver of the
default or of the provision, and no default shall be waived or modified except
by a written instrument executed by Landlord. No waiver of any default or
compromise or settlement of any proceeding instituted by Landlord shall affect
or alter this Lease or constitute a waiver of any of its provisions, but each
and every provision of this Lease shall continue in full force and effect with
respect to any other then existing or subsequent default. No payment by Tenant,
or receipt by Landlord, of a lesser amount than the correct monthly Base Rent or
Additional Rent shall be deemed to be other than a payment on account, nor shall
any endorsement or statement on any check or letter accompanying any check for
payment of rent of any other amounts owed to Landlord effect or evidence an
accord and satisfaction, and Landlord may accept such check or payment without
prejudice to Landlord's right to recover the balance of the rent or other amount
owed or to pursue any other remedy provided in this Lease or at law. No reentry
by Landlord, and no acceptance by Landlord of keys from Tenant, shall operate as
a termination of this Lease or a surrender of the Premises.

          29.     SUBORDINATION, ATTORNMENT AND ESTOPPEL.

                  29.01. Subordination. Tenant acknowledges and agrees that this
Lease is subject and subordinate to the lien of any and all mortgages or deeds
of trust which may now or hereafter encumber or otherwise affect the Building or
Land. If a mortgagee shall so elect by notice to Tenant or by the recording of a
unilateral declaration of subordination, this Lease and Tenant's rights
hereunder shall be superior and prior in right to the mortgage of which such
mortgagee has the benefit, with the same force and effect as if this Lease had
been executed, delivered and recorded prior to the execution, delivery and
recording of such mortgage subject, nevertheless, to such conditions as may be
set forth in any such notice or declaration.

                  29.02. ATTORNMENT. Tenant shall accept performance of any of
Landlord's obligations hereunder by any mortgagee.

                  29.03. ESTOPPEL. Tenant shall, without charge and within ten
(10) days after receipt of request therefore by Landlord, execute, acknowledge
and deliver to Landlord a written estoppel certificate certifying that Landlord
is not in default of any covenant of this Lease and that the Lease has not been
modified (or if there has been a modification that the Lease is in full force
and effect as modified and setting forth such modification), and specifying the
dates, if any, to which any rent or other charges have been paid in advance.

          30.     ASSIGNMENT AND SUBLETTING.

                  30.01. Assignments Prohibited. Tenant shall not, without the
prior consent of Landlord (which consent shall not be unreasonably withheld) in
each instance (i) assign or

                                       18
<PAGE>   21
otherwise transfer, mortgage or otherwise encumber this Lease or any of its
rights hereunder; (ii) assign or otherwise transfer this Lease to anyone other
than Tenant or its agents; or (iii) permit the assignment or other transfer of
this Lease or any of Tenant's rights hereunder by operation of law. Any
attempted or proposed transfer, assignment, mortgaging or encumbering of this
Lease or any of Tenant's interest hereunder and any attempted or purported
subletting or grant of a right to use or occupy all or a portion of the Premises
in violation of the foregoing sentence shall be null and void and shall not
confer any rights upon any purported transferee, assignee, mortgagee, subleasee,
or occupant.

                  30.02. LANDLORD'S OPTION TO SUBLET. Tenant may assign or
transfer or sublet such space if Tenant has obtained the prior written consent
of Landlord which consent shall not be unreasonably withheld. In the event that
Tenant defaults hereunder, Tenant hereby assigns to Landlord the rent due from
any approved subtenant and hereby authorizes each such subtenant to pay said
rent directly to Landlord. The consent by Landlord to any assignment, transfer,
or subletting to any part shall not be construed as a waiver or release of
Tenant under the terms of any covenant or obligation under this Lease, nor shall
the collection or acceptance of rent from any such assignee, transferee,
subtenant or occupant constitute a waiver or release of Tenant of any covenant
of obligation contained in this Lease, nor shall any such assignment, transfer
or subletting be construed to relieve Tenant from giving Landlord said thirty
(30) days notice or from obtaining the consent of Landlord to any further
assignment, transfer or subletting.

                  30.03.

                  30.04. TENANT LIABLE FOR COSTS OF ASSIGNMENT. Tenant shall be
responsible for any costs and expenses, including attorney's fees, incurred by
Landlord in connection with any proposed or purported assignment, transfer or
sublease.

                                       19
<PAGE>   22
                  30.05. Prohibited Assignments. Anything contained in the
foregoing provisions of this section notwithstanding, neither Tenant nor any
other person having an interest in the possession, use, occupancy or utilization
based, in whole or in part, on the net income or profits derived by any person
from the premises leased, used, occupied or utilized (other than an amount based
on a fixed percentage or percentages of receipts or sales), and any such
purported lease, sublease, license, concession or other agreement shall be
absolutely void and ineffective as a conveyance of any right to interest or in
the possession, use, occupancy or utilization of any part of the Premises.

         31.      TRANSFER BY LANDLORD.

                  31.01. Landlord may freely assign or otherwise transfer all or
any portion of its interest under this Lease or in the Premises or the Building,
and in the event of any such sale, assignment or other transfer, the party
originally executing this Lease as Landlord, and any successor or affiliate of
such party shall, without further agreement between Landlord and Tenant or
between Landlord and/or Tenant and the person who is the purchaser, assignee or
Landlord, be relieved of any and all of its obligations under this Lease, and
Tenant shall thereafter be bound to such purchaser, assignee or other
transferee, as the case may be, with the same effect as though the latter had
been the original Landlord hereunder.

         32.      INABILITY TO PERFORM.

                  32.01. This Lease and the obligations of Tenant to pay rent
and perform all of the provisions on the part of Tenant to be performed
hereunder shall in no way be affected, impaired or excused, nor shall Tenant
have any claim against the Landlord for damages because Landlord, due to
Unavoidable Delays, is unable to fulfill any of its obligations under this
Lease, including, but not limited to, the obligations to supply any service
expressed or implied to be supplied, make any repairs, replacements, additions,
alterations, or decorations, or supply any improvements, utility, equipment, or
fixture.

         33.      BROKERS.

                  33.01. Landlord and Tenant each represents and warrants to the
other that (except as hereinafter set forth) neither of them has employed any
broker in carrying on any negotiations relating to this Lease. Landlord and
Tenant shall each indemnify and hold harmless the other from any claim for
brokerage or other commission arising from or out of any breach of the foregoing
representation and warranty. Any representation or statement by a leasing
company, broker, or any third party (or employee thereof) engaged by Landlord as
an independent contractor which is made with regard to the Premises or the
Building shall not be binding upon Landlord nor serve as a modification of this
Lease, and Landlord shall have no liability therefor, except to the extent such
representation is also contained herein or is approved in writing by Landlord.

         34.      RIGHTS RESERVED BY LANDLORD.

                                       20
<PAGE>   23
                  34.01. Landlord shall have the following rights, exercisable
without notice and without liability to Tenant for damage or injury to property,
person or business and without effecting an eviction, constructive or actual, or
disturbance of Tenant's use or possession of the Premises or giving rise to any
claim for set-off or abatement or rent:

                          i. To change the Building's name or street address;

                          ii. To install, affix, maintain and remove any and all
signs on the exterior of the building;

                          iii. To designate and/or approve or disapprove, prior
to installation, all window shades, blinds, drapes, awnings, window ventilators
and other similar equipment, and to control all internal lighting that may be
visible from the exterior of the Building;

                          iv. To decorate or make repairs, alterations,
additions or improvements, whether structural or otherwise, in and about the
Building or any part thereof, and for such purposes to enter the Premises, and
during the continuance of any of such work, to temporarily close doors, entry
ways, common or public spaces and corridors in the Building and to interrupt or
temporarily suspend Building services and facilities, all without affecting any
of Tenant's obligations hereunder, so long as the Premises are reasonably
accessible;

                          v. To grant to anyone the exclusive right to conduct
any business or render any service in the Building, provided such exclusive
right shall not operate to exclude Tenant from the use expressly permitted
herein; and

                          vi. To retain absolute dominion and control over all
common or public space within the Building notwithstanding any obligations of
Tenant to pay rent or expenses for a pro rata portion thereof.

          35.     NOTICES.

                  35.01. No notice, request, consent, approval, waiver or other
communication which may be or is required or permitted to be given under this
Lease shall be effective unless the same is in writing and is delivered in
person or sent by registered or certified mail, return receipt requested,
first-class postage prepaid, addressed as follows:

                  If to Landlord:        William F. Chesley, President
                                         Dee Corporation
                                         c/o W. F. Chesley Real Estate, Inc.
                                         2200 Defense Highway #101
                                         Crofton, MD 21114

                  With Copies To: N/A

                                       21
<PAGE>   24
                  If to Tenant:

Prior to Lease Commencement Date:             After Lease Commencement
Date:        TCS
             275 West Street, Suite 400            same
             Annapolis, MD 21401

Attention: CFO                                Attention:

or at any other address that may be given by one party to the other party by
notice in accordance with this Section. Such notices and other communications,
if sent by registered or certified mail, shall be deemed to have been given at
the time of mailing. If any Mortgagee shall notify Tenant that it is the holder
of a Mortgage affecting the Premises, no notice, request or demand thereafter
sent by Tenant to Landlord shall be effective unless and until a copy of the.
same shall also be sent to such Mortgagee in the manner prescribed and to such
address as such Mortgagee shall designate.

          36.     LENDER APPROVAL.

                  36.01. Lease Subject to Lender's Approval. If at any time
within sixty (60) days from the date hereof any of Landlord's mortgage lenders
(the "Mortgagee") fails to give its consent to this Lease, Landlord shall have
the right, at its sole option, to terminate and cancel this Lease. Such option
shall be exercisable by Landlord giving Tenant written notice of such
termination, whereupon this Lease shall be cancelled and terminated, and both
Landlord and Tenant shall thereupon be relieved from any and all further
liability or obligation hereunder.

                  36.02. Modifications Required by Lender. In the event that any
Mortgagee requires that modification to this Lease be obtained, and provided
that such modifications (i) do not substantially affect Tenant's use of the
Premises as herein permitted, and (ii) do not increase the rental and other sums
required to be paid by Tenant hereunder, Landlord shall submit such required
modifications to Tenant, and if Tenant does not enter into and execute a written
amendment hereto incorporating such required modifications within thirty (30)
days after the same have been submitted to Tenant by Landlord, then Landlord
shall thereafter have the right, at its sole option, to terminate and cancel
this Lease. Such option shall be exercisable by Landlord giving Tenant notice of
such termination, whereupon this Lease shall be cancelled and terminated, and
both Landlord and Tenant shall thereupon be relieved from any and all further
liability or obligation hereunder.

          37.     MISCELLANEOUS PROVISIONS.

                  37.01. Benefit and Burden. Except as otherwise set forth
herein, the provisions of this Lease shall be binding upon and shall inure to
the benefit of the parties hereto and each of their respective successors and
assigns.

                                       22
<PAGE>   25
                  37.02. Governing Law. This Lease shall be construed and
enforced in accordance with the laws of the State of Maryland.

                  37.03. No Partnership. Nothing contained in this Lease shall
be deemed or construed to create a partnership or joint venture of or between
Landlord and Tenant, or to create any other relationship between the parties
other than that of Landlord and Tenant.

                  37.04. No Representations by Landlord. Neither Landlord nor
any agent of Landlord has made any representations or promises with respect to
the Premises or the Building except as herein expressly set forth, and no
rights, privileges, easements or licenses are granted to Tenant except as herein
set forth. Tenant acknowledges that Tenant is aware that the Landlord, William
F. Chesley, is a licensed real estate broker in the state of Maryland and waives
any conflict of interest on the Landlord's part.

                  37.05. Pronouns. Feminine or neuter pronouns shall be
substituted for those of the masculine form, and the plural shall be substituted
for the singular number, in any place or places in this Lease in which the
context may require such substitution or substitutions. For convenience the
Landlord and Tenant have each been referred to in neuter form in this Lease.

                  37.06. Captions. The captions used herein are for convenience
of reference only and are no part of this Lease, and shall in no way be deemed
to define, limit, describe, or modify the meaning of any provision of this
Lease.

                  37.07. Meaning of Including. Whenever the word "including" is
used herein, it shall be deemed to mean "including but not limited to".

                  37.08. Invalidity of Particular Provisions. If any term or
provision of this Lease or application thereof to any person or circumstance
shall, to any extent, be invalid or unenforceable, the remaining terms and
provisions of this Lease, or the application of such term or provision to
persons or circumstances other than those as to which it is held invalid or
unenforceable, shall not be effected thereby, and each term and provision of
this Lease shall be valid and enforced to the fullest extent permitted by law.

                  37.09. Counterparts. This Lease has been executed in several
counterparts, but all counterparts shall constitute one and the same legal
document.

                  37.10. Entire Agreement. This Lease, and any exhibits and
addenda attached hereto, contain and embody the entire agreement of the parties
hereto, and no representations, inducements or agreements, oral or otherwise,
between the parties not contained in this Lease or in the exhibits or addenda,
if any, shall be of any force or effect. This Lease may not be modified, changed
or terminated in whole or in part on any manner other than by an agreement in
writing duly signed by the parties hereto.

                                       23
<PAGE>   26
                  37.11. Mortgagee's Liability. No Mortgagee not in possession
of the Premises or the Building shall have any liability hereunder.

         38.      ABOVE STANDARD IMPROVEMENTS CLAUSE.

                  Landlord shall provide the Above Standard Improvements which
exceed the Tenant allowance as described in Exhibit C in this Lease and as shown
on Exhibit B. The Above Standard Improvements Costs shall be amortized over the
term of the Lease which shall include an interest carrying charge of twelve
percent (12%). The Above Standard Improvements Costs shall be collected as rent
to Landlord and shall be subject to the terms and provisions of the Lease.

         IN WITNESS WHEREOF, the parties hereto have set their hands and seals
as of the day and year first above written. The Tenant acknowledges that the
Landlord signing herein is Contract Purchaser with settlement and transfer of
the property which is the subject of this Lease Agreement to take place within
30 days. This Agreement is conditioned on said settlement and transfer being
completed.

Witness:                              Landlord:

/s/ Bill Greenfield                   /s/ William F. Chesley
------------------------------        -----------------------------
                                      William F. Chesley, President 3-10-00
                                      Dee Corporation

Witness:                              Tenant:

/s/ Bruce White                       /s/ Thomas M. Brandt, Jr.
------------------------------        -----------------------------
                                      TeleCommunication Systems, Inc.
                                      Thomas M. Brandt, Jr.
                                      Senior Vice President & Chief
                                      Financial Officer

                                       24
<PAGE>   27
                                    EXHIBIT A

                 Method of Building Measurement for Office Space

I.       SINGLE TENANCY FLOORS

         The base area of a single tenancy floor shall be the area within the
outside walls computed by measuring from the inside surface of the window glass
to the inside surface of the opposite window glass including columns and
projections necessary to the building as well as accessory areas within and
exclusively serving only that floor, with their enclosing walls, toilets, and
janitors closets. A core factor of 10% shall be added to the base area to cover
"common areas" such as the main lobby and the enclosing walls only of all
shafts or vents penetrating that floor but excluding penetrations made by the
following when serving more than one floor: public stairs, fire towers, public
elevator shafts and all flues, vents, stacks, pipe shafts and vertical ducts.
The base area plus the core factor shall constitute the rentable area.

II.      DIVIDED FLOORS

         The base area of an individual office or a portion of a divided floor
shall be the area computed by measuring from the inside surface of the window
glass to the finished surface of the corridor side of corridor partitions and
from center to center of the partitions that separate the Premises from
adjoining rentable areas including columns and projections necessary to the
Building. A core factor of 12% shall be added to the base area to cover "common
areas" such as public corridors and elevator lobbies, toilets, janitor's closet,
janitor sinks, electrical closets, telephone closets, air conditioning rooms and
fan rooms, a prorated share of the main lobby, and the enclosing walls of the
above and of all shafts or vents penetrating that floor. The base area plus the
core factor shall constitute the rentable area. Any change in Core Factor for
multiple Tenant floors shall be determined by the architect or space planner.

                                       25
<PAGE>   28
                                    EXHIBIT B

                                   Floor Plan

                          (Description to be Provided)

Tenant improvements will be limited to removal of the core partitions and
installation of new carpet and paint on the 3rd and 4th floors only. The
perimeter offices on both the 3rd and 4th floors will remain "as is". The actual
floor plan will be prepared by the Landlord and approved by the Tenant within
ten (10) days of ratification of this Agreement.

                                       26
<PAGE>   29
                                    EXHIBIT C

                                  OFFICE SPACE
                                 WORK AGREEMENT

         THIS WORK AGREEMENT, is hereby attached to and made part of the Lease
dated March 8, 2000 (the "Lease"). All terms used in this Work Agreement which
have been defined in the Lease have the same meaning as they have in the Lease.

1.       ARCHITECTURAL DESIGN SERVICES

2.       ENGINEERING DESIGN SERVICES

3.       TENANT'S DEADLINE DATE

         Tenant covenants and agrees to deliver to Landlord and Engineer all
final detailed architectural plans and specifications and other information
necessary to complete the engineering plans for all work to be provided by
Landlord pursuant to Paragraph 4 hereof and for all non-Building Standard Work
to be provided by Landlord on or before March 15, 2000, (hereinafter referred to
as "Tenant's Deadline Date"). Upon receipt of said plans and specifications and
approval by Landlord of same, Landlord shall thereafter deliver to Tenant final
detailed engineering plans and specifications in accordance with Paragraph 2
hereof. Within five (5) working days of said delivery, Tenant shall approve said
engineering plans and specifications. Any and all changes in the

                                       27
<PAGE>   30
requirements of Tenant subsequent to Tenant's Deadline Date which require
redesign or repricing of any Plans or Improvements shall be at the sole cost of
Tenant.

4.       TENANT ALLOWANCE

         The area used in computing Tenant Allowances shall be square feet (the
"Allowance Area"). The items listed below include all work which is to be
provided by and at the expense of Landlord. Unless otherwise specifically
provided herein these allowances are based upon Building Standard materials and
work done in Landlord's Building Standard manner.

         All other work required by Tenant shall be considered "Additional
Tenant Work", shall be subject to Landlord's prior written approval and shall be
performed at Tenant's expense.

         Landlord provides the following at no cost to the Tenant:

         - One (1) space plan and one (1) revision.

         - Heating and air conditioning system complete as required for Tenant
space. System is a VAV with plenum ceiling type designed for normal office
layout, approximately 4 supply diffusers and 1 return air grille per 1,000
square feet. Additional diffusers, grilles and/or ductwork at Tenant's expense.

         - 2' x 4' lay in suspended acoustical ceiling system at 8' above
finished floor (height can be adjusted in some area if requested).

         - 2' x 4' lay in light fixtures with acrylic lenses; one (1) for
approximately every 125 square feet of leased space.

         - One (1) 110 duplex electric receptacle for approximately every 12' of
perimeter wall of building.

         - An adequate amount of electrical supply provided for normal office
requirements.

         - Executive single entry door(s) at main suite entrance: Per Plan

         - Landlord's building standard window coverings provided as follows:

                                       28
<PAGE>   31
         - Horizontal Blinds - All outside and curtain windows in lobby.

         - Floor covering to be building standard Weave Point 26 oz. Producer II
Series with 4" vinyl base.

5.       ADDITIONAL TENANT WORK

         Tenant shall be responsible for coordinating at its expense the
placement and/or installation of all telephone equipment, wiring and outlets
whether from C&P, AT&T, Tenant's telephone company or the like. If Tenant, at
Tenant's expense, shall desire any Additional Tenant Work to be performed in the
Premises by Landlord, Tenant shall arrange with the Space Planner, or other
architect, as the case may be, and Landlord's engineer, in accordance with
Paragraphs 1 and 2 hereof, for the preparation of plans and specifications for
such Additional Tenant Work.

6.       SUBSTANTIAL COMPLETION OF LANDLORD'S WORK

         Landlord's Work shall be considered "substantially complete" and Ready
for Occupancy for all purposes of this Work Agreement and of the Lease if
Landlord has performed or completed substantially all of Landlord's Work except
(a) for details of construction, decoration or adjustment which do not
substantially interfere with Tenant's occupancy or Tenant's ability to complete
any improvements to the Premises to be made by Tenant and (b) for Tenant's
Additional Work, custom or specialty items requested by Tenant which have not
been completed, or for other items including Landlord's Work which cannot be
completed until the Tenant's Additional Work, custom or specialty items are
delivered.

7.       DATE OF SUBSTANTIAL COMPLETION, NO LIABILITY, ETC.

         Landlord shall use reasonable efforts to substantially complete
Landlord's Work by May 1, 2000. However, Landlord shall in no event be liable or
subject to claim for failure to substantially complete Landlord's Work by such
date or for inability to deliver possession of the Premises to Tenant for any
reason. In the event of such failure or inability, Tenant's obligations for the
payment of rent under the Lease shall not commence until Landlord has
substantially completed Landlord's Work unless otherwise provided in Section 2
of the Lease; provided, however, that if Landlord shall be delayed in
substantially completing said Work as a result of:

         (a) Tenant's failure to furnish to Landlord, on or before the dates and
time periods set forth in Paragraphs 3 and 5 hereof, Tenant's requirements
and/or approvals for any work to be done pursuant to Paragraphs 1, 2, 3, 4 and 5
hereof;

         (b) Tenant's request for changes in plans subsequent to Tenant's
Deadline Date;

         (c) Tenant's failure to approve the plans, specifications or cost
estimate for Additional Tenant Work within the time required under Paragraph 5
hereof;

                                       29
<PAGE>   32
         (d) Tenant's request for materials, finishes or installation other than
Landlord's Building Standard; or

         (e) The result of the Tenant's, its agents, or its employees' acts,
failure to act, or failure to perform in a timely manner; then such delay shall
neither postpone the Lease Commencement Date nor postpone Tenant's liability to
begin paying rent from the Lease Commencement Date.

         The taking of possession of the Premises by Tenant shall be conclusive
evidence that the Premises is in good and satisfactory condition at the time
possession is taken and that Landlord's Work is substantially complete.

8.       TENANT ACCESS

         So long as Landlord has completed Landlord's Work to be performed by
Landlord pursuant to Paragraph 4 herein, Landlord shall permit Tenant and its
agents to enter the Premises prior to the Lease Commencement Date in order that
Tenant may perform through its own contractors such work and decorations as
Landlord shall approve. Such entry by Tenant and its agents and contractors
shall be deemed to be under all of the terms, covenants, provisions and
conditions of the Lease. Landlord shall not be liable in any way for any injury,
loss or damage which may occur to any Tenant's installation so made prior to the
commencement of the Term, the same being solely at Tenant's risk.

                                       30
<PAGE>   33
                                   EXHIBIT D

                       Declaration by Landlord and Tenant
                    as to Date of Delivery and Acceptance of
                    Possession, Lease Commencement Date, Etc.

         Attached to and made part of the Lease dated the day of
____________________, 19___, entered into by and between _______________________
as Landlord, and _____________________ as Tenant.

         Landlord and Tenant do hereby declare that possession of the Premises
was accepted by Tenant on the _____________ day of 19__. The Lease Commencement
Date is hereby established to be ______________, 19__. The Term of the Lease
shall terminate ________________________.

                                       31
<PAGE>   34
                                   EXHIBIT E

                                  Sign Policy

Tenant will be allowed to place a lighted sign on the building with a view
toward Route 50. The Sign content, colors and lettering must be approved by the
Landlord prior to installation. All costs for the design and installation of the
sign will be the responsibility of the Tenant. Tenant will also be allowed to
place its name on the lower portion of the primary sign on West Street. The
size, color and lettering must be approved by the Landlord prior to
installation. The cost of the lettering and installation will be the
responsibility of the Tenant.

                                       32
<PAGE>   35
                                    EXHIBIT F

                              RULES AND REGULATIONS

         The following rules and regulations have been formulated for the safety
and well-being of all the tenants of the Building. Adherence to these rules and
regulations by each and every tenant contributes to a safe and unannoyed
occupancy in the Building. Any violation of these rules and regulations by any
tenant which continues after notice from the Landlord shall be sufficient cause
for termination, at the option of the Landlord, of the tenant's lease.

         The Landlord may, upon request by any tenant, waive the compliance by
such tenant of any of the following rules and regulations, provided that (a) no
waiver shall be effective unless signed by Landlord or Landlord's authorized
agent, (b) any such waiver shall not relieve the tenant from the obligation to
comply with such rule or regulation in the future unless expressly consented to
by Landlord, and (c) no waiver of a rule or regulation granted to any tenant
shall relieve any other tenant from the obligation of complying with the rule or
regulation unless such other tenant has received a similar waiver in writing
from Landlord.

         1. The sidewalks, entrances, passages, courts, elevators, vestibules,
stairways, corridors or halls or other parts of the building not occupied by any
tenant (hereinafter "Common Areas") shall not be obstructed or encumbered by any
tenant or used for any purpose other than ingress and egress to and from the
tenant's premises. Landlord shall have the right to control and operate the
Common Areas, and the facilities furnished for the common use of the tenants in
such manner as Landlord deems best for the benefit of the tenants generally. No
tenant shall permit the visit to its premises of persons in such numbers or
under such conditions as to interfere with the use and enjoyment by other
tenants of the Common Areas.

         2. No awnings or other projections shall be attached to the outside
walls of the Building without prior written consent of Landlord. No drapes,
blinds, shades, or screens shall be attached to or hung, or used in connection
with, any window or door of a tenant's Premises, without the prior written
consent of Landlord. Such awnings, projections, curtains, blinds, screens or
other fixtures must be of quality, type, design and color acceptable to
Landlord, and attached in the manner approved by Landlord.

         3. No sign, advertisement, notice or other lettering shall be
exhibited, inscribed, painted or affixed by any tenant on any part of tire
outside or inside of the tenant's premises to the building without prior written
consent of Landlord. In the event of the violations of the foregoing by any
tenant, the expense incurred by such removal shall be paid by the tenant or
tenants violating this rule. All interior signs on the doors and directory
tablet shall be inscribed, painted or affixed for each tenant by Landlord at the
expense of such tenant, and shall be of a size, color and style acceptable to
Landlord.

                                       33
<PAGE>   36
         4. No show case or other articles shall be put in front of or affixed
to any part of the exterior of the building, nor placed in the Common Areas
without prior written consent of Landlord.

         5. The lavatories and water closets and other plumbing fixtures shall
not be used for any purposes other than those for which they were constructed,
and no sweepings, rubbish, rags or other substances shall be thrown therein. All
damages resulting from any misuse of the fixtures shall be borne by the tenant
whose employees, agents, visitors or licensees shall have caused the same.

         6. There shall be no marking, painting, drilling into or other form of
defacing or damage of any part of a tenant's Premises or the Building. No
boring, cutting or stringing of wires shall be permitted. No tenant shall
construct, maintain, use or operate within its premises or elsewhere within or
on the outside of the building, any electrical device, wiring or apparatus in
connection with a loud speaker system or other sound system.

         7. No tenant shall make, or permit to be made, any disturbing noises or
disturb or interfere with the occupants of the Building or neighboring buildings
or premises of those having business with them, whether by the use of any
musical instrument, radio, tape recorder, whistling, singing, or any other way.
No tenant shall throw anything out of the doors or windows or down the corridors
or stairs.

         8. No bicycles, vehicles or animals, birds, or pets of any kind shall
be brought into or kept in or about a tenant's premises. No cooking shall be
done or permitted by any tenant on its premises, except that, with Landlord's
prior approval, a tenant may install and operate for the convenience of its
employees, a lounge or coffee room with stove, sink and refrigerator. No tenant
shall cause or permit any unusual or objectionable odors to originate from its
premises.

         9. No space in or about the Building shall be used for the manufacture,
storage, or sale or auction, of merchandise goods or property of any kind
including any hazardous materials or illegal or controlled substances.

         10. No inflammable, combustible or explosive fluid, chemical, or
hazardous, illegal or controlled substance shall be brought or kept upon a
tenant's premises.

         11. 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 the mechanism thereof. The doors leading to the corridors or main halls
shall be kept closed during business hours except as they may be used for
ingress and egress. Each tenant shall, upon the termination of its tenancy,
return to Landlord all keys used in connection with its premises, including any
keys to the premises, to rooms and offices within the premises, to storage rooms
and closets, to cabinets and other built-in furniture, and to toilet rooms,
whether or not such keys were furnished by Landlord or procured by tenant, and
in the event of the loss of any such keys, such tenant shall pay to Landlord the
cost of replacing the locks. On termination of a tenant's lease, the tenant
shall disclose to

                                       34
<PAGE>   37
Landlord the combination of all locks for safes, safe cabinets, and vault doors,
if any, remaining in the premises.

         12. All removals, or the carrying in or out of any safes, freight,
furniture or bulky matter of any description, must take place in such manner and
during such hours as Landlord may require. Landlord 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 these Rules and Regulations of the
Lease. Tenant shall be fully responsible and liable for any damage and cost of
repairs to floors and elevator cabs incurred through any moving process.

         13. Any person employed by any tenant to do janitorial work within the
tenant's premises must obtain Landlord's consent prior to commencing such work,
and such person shall, while in the building and outside of said premises,
comply with all instructions issued by the property manager. No tenant shall
engage or pay any employees on the tenant's premises; except those actually
working for such tenant on said premises.

         14. No tenant shall purchase spring water, ice, coffee, soft drinks,
towels, or other like merchandise or service from any company or person whose
repeated violations of Building regulations have caused, in Landlord's opinion,
a hazard, damage or nuisance to the Building and/or its occupants.

         15. Landlord shall have the right to prohibit any advertising by any
tenant which, in Landlord's opinion, tends to impair the reputation of the
Building Management or its agents. Landlord may at its option require all
persons admitted to or leaving the Building between the hours of 6 p.m. and
8 a.m., Monday through Friday, and all times on Saturdays, Sundays and holidays,
to register. Each tenant shall be responsible for all persons for whom it
authorizes entry into the Building, and shall be liable to Landlord for all acts
of such persons. Landlord may at any time institute any security or entry system
to the Building and/or Parking Areas as it deems necessary for the security and
well being of the Tenants or Building.

         16. Each tenant, before closing and leaving its premises at any time,
shall see that all lights are turned off. This regulation shall apply to any
persons employed by tenant to do janitorial or any other form of work.

         17. The requirements of tenants will be attended to only upon
application at the office of the Property Manager. Building employees shall not
perform any work or do anything outside of their regular duties, unless under
special instructions from the management of the Building.

         18. Canvassing, soliciting and peddling in the Building is prohibited
and each tenant shall cooperate to prevent the same.

         19. No water cooler, plumbing or electrical fixture shall be installed
by the tenant without Landlord's prior written consent.

         20. There shall not be used in any space, or in the public halls of the
Building, either by any tenant or by jobbers or others in the delivery or
receipt of merchandise, any hand

                                       35
<PAGE>   38
trucks, except those equipped with rubber tires and side guards. Tenant shall be
solely responsible for the damage to and cost of repair of marble floors,
walls, doors, doorways or any other part of the premises by any Tenant, jobber
or deliverymen.

         21. Mats, trash or other objects shall not be placed in the public
corridors.

         22. Drapes which may be installed by Landlord for the use of any tenant
or drapes installed by tenant which are visible from the exterior of the
building must be cleared by such tenant at least once a year, without notice, at
such tenant's own expense.

         23. Landlord shall not maintain suite finishes which are non-standard
such as kitchens, bathrooms, wallpaper, special lights, etc. However, should the
need for repairs arise, Landlord shall arrange for the work to be done at the
tenant's expense.

                                       36
<PAGE>   39
                                    ADDENDUM

         Addendum to Lease Agreement Dated March 8, 2000, by and between Dee
         Corporation, Landlord and TeleCommunication Systems, Inc. (TCS),
         Tenant, for the premises located at 2024 West Street, Annapolis, MD.
         The premises consists of the entire building.

1.       The Tenant shall have the right to sublease to general office users
         with the Landlord's approval, which shall not be unreasonably withheld.
         It is understood that the Landlord shall not approve certain users such
         as, telemarketing groups, groups that sell or lease pagers or other
         users that may negatively impact parking or a quality office
         environment.

2.       The rent shall be reduced by $5,768 per month until the space on the
         1st and 2nd floor is leased. Pro rata $6 per square foot from May 1,
         2000 to October 1, 2000. The Tenant herein shall be required to pay the
         full rent as outlined in Paragraph 5.01 of this Lease Agreement no
         later than October 1, 2000.

3.       The rent outlined in Paragraph 5.01 is calculated by leaving the
         mezzanine area open. The Landlord will replace the second floor,
         eliminating the mezzanine, which will add additional square footage to
         the building at any time at the request of the Tenant. Upon the
         completion of this work, the rent will be increased by the amount
         calculated by multiplying 532 square feet times the then current rental
         rate.

4.       The Tenant shall pay to the Landlord on or before May 1, 2000, $49,365
         for Tenant improvements for the space which is subject of this Lease
         Agreement. At the end of the initial lease term, provided the Tenant
         has made all payments required under this lease agreement, the Landlord
         shall pay back the above Tenant improvement amount to the Tenant
         herein.

5.       Notwithstanding any other provision of this lease agreement to the
         contrary, the Tenant shall pay simultaneously with the execution of
         this lease the first month's rent and the security deposit.

6.       The Landlord hereby grants to the Tenant the first right of refusal to
         purchase the building which is the subject of this lease agreement in
         the event the Landlord herein decides to sell the property. Although,
         it is understood that the Landlord (Dee Corporation) and/or William F.
         Chesley its president reserves the right to convey said property to any
         entity in which they, or William F. Chesley's immediate family, shall
         remain in an ownership position. In such event, the Landlord shall not
         be required to offer the above first right of refusal. Additionally, in
         the event the Landlord does offer the building for sale, the Landlord
         shall give written notice to the Tenant herein of the price and terms
         and conditions of sale and the Tenant shall have ten (10) days to
         exercise in writing the first right of refusal with a contract of sale
         outlining the same price, terms and conditions as the written offer
         from the Landlord/Owner.
<PAGE>   40
7.       The Landlord hereby notifies the Tenant herein that this lease is
         subject and conditioned upon an existing lease agreement with
         Leadership Anne Arundel County which will terminate no later than July
         4, 2000. Furthermore, Sandy Spring Bank, the present Owner of the
         property which is the subject of this lease agreement, has given
         written notice that this lease will terminate no later than July 4,
         2000. The Tenant herein accepts this lease with the understanding that
         any rental income after May 1, 2000, shall be due and payable to the
         Tenant herein until the termination of the lease.

8.       It is understood by the Landlord that the Tenant, TeleCommunication
         Systems, Inc. is a C- Corporation and the corporation will provide a
         corporate resolution to the Landlord indicating that the individual
         signing this lease agreement on behalf of TeleCommunication Systems,
         Inc. is authorized to bind TeleCommunication Systems, Inc. to this
         agreement.

9.       The Landlord and Tenant acknowledge that on Page 6 of this agreement,
         paragraph 11.02, it states that utilities including heating cooling and
         ventilating will be provided from 8:00 a.m. to 6:00 p.m. Both parties
         to this agreement amend this to read that utilities including heating,
         cooling and ventilating will be provided from 7:00 a.m. to 8:00 p.m.

Witness:                              Landlord:

/s/ Bill Greenfield                   /s/ William F. Chesley
------------------------------        -----------------------------
                                      William F. Chesley, President
                                      Dee Corporation

Witness:                              Tenant:

/s/ Bruce White                       /s/ Thomas M. Brandt Jr.
------------------------------        -----------------------------
                                      Thomas M. Brandt Jr.
                                      Senior Vice President and
                                      Chief Financial Officer<PAGE>   1
                                                                    Exhibit 10.5

                                 LEASE AGREEMENT

                                 BY AND BETWEEN

                         BAYSHORE PROPERTY CORPORATION

                                  ("Landlord")

                                      AND

                        TELECOMMUNICATION SYSTEMS, INC.

                                   ("Tenant")
<PAGE>   2
                                  LEASE INDEX

                                    INDEPENDENT ORDER OF FORESTERS APPROVED FORM

NO.              ITEM                                            PAGE
---              ----                                            ----

1.               DEFINITIONS ...............................      1
2.               PREMISES AND TERM .........................      1
3.               RENT ......................................      2
4.               CONSUMER PRICE ADJUSTMENT .................      2
5.               OPERATING EXPENSE ADJUSTMENT ..............      2
6.               USE OF PREMISES ...........................      3
7.               ASSIGNMENT AND SUBLETTING .................      3
8.               ACCESS TO PREMISES ........................      4
9.               LANDLORD'S SERVICES .......................      4
10.              ELECTRICAL OVERLOAD; STRUCTURAL OVERLOAD ..      5
11.              PARKING AREAS .............................      5
12.              LEASEHOLD IMPROVEMENTS ....................      5
13.              REPAIRS AND MAINTENANCE ...................      6
14.              ALTERATIONS AND IMPROVEMENTS ..............      6
15.              INDEMNITY .................................      6
16.              DAMAGE BY FIRE OR THE ELEMENTS ............      7
17.              BUILDING RULES AND REGULATIONS ............      7
18.              EMINENT DOMAIN ............................      7
19.              SIGNS AND ADVERTISING .....................      7
20.              TENANT'S DEFAULT ..........................      8
21.              CONTRACTUAL LANDLORD'S LIEN ...............      9
22.              SUBORDINATION .............................      10
23.              QUIET ENJOYMENT ...........................      10
24.              SECURITY DEPOSIT ..........................      10
25.              MECHANIC'S LIENS ..........................      10
26.              FORCE MAJEURE .............................      11
27.              SEVERABILITY ..............................      11
28.              HOLDING OVER ..............................      11
29.              RELOCATION ................................      11
30.              RENT A SEPARATE COVENANT ..................      11
31.              JOINT AND SEVERAL LIABILITY ...............      11
32.              ABSENCE OF OPTION .........................      12
33.              CORPORATE TENANCY .........................      12
34.              BROKERAGE COMMISSION ......................      12
35.              LANDLORD'S DEFAULT ........................      12
36.              NOTICES ...................................      12
37.              INSURANCE .................................      13
38.              RECORDING .................................      13
39.              STATUTORILY MANDATED NOTIFICATION .........      13
40.              NON-DISCLOSURE ............................      13
41.              HAZARDOUS MATERIALS .......................      14
42.              AMENDMENTS ................................      14
                 SIGNATURE PAGE ............................      16
                 EXHIBIT(S)
                 BUILDING RULES AND REGULATIONS

                                       i
<PAGE>   3
                                     LEASE

                                    Independent Order of Foresters Approved Form

         THIS LEASE AGREEMENT ("Lease") is made this 14th day of September,
1994, between the "Landlord" and the "Tenant" hereafter set forth.

                                  WITNESSETH:

1.       DEFINITIONS

         (a) "Landlord":               Bayshore Property Corp.

              Address:                 2909 Bay to Bay Blvd.
                                       Suite 107
                                       Tampa, Florida 33627

         (b)  "Tenant":                Maryland TeleCommunication Systems, Inc.

              Address:                 275 West Street, Suite 400
                                       Annapolis, Maryland 21401

         (c)  "Premises": Suite No. 500 consisting of approximately 4,736 square
              feet of net rentable area (which the parties agree are contained
              in the Premises), as outlined in red on the attached Exhibit "A"
              expressly made a part hereof. The Premises are located on the 5th
              floor of the structure, hereinafter called the "Building," located
              at 2909 Bay to Bay Boulevard, Tampa, Florida 33629

         (d)  "Use of Premises": Design System Analysis.

         (e)  "Commencement Date": The later of January 1, 1995 ("the
              anticipated Commencement Date"), or the date Landlord can deliver
              to Tenant possession of the Premises.

         (f)  "Term": Not less than Thirty Six (36) months commencing on the
              Commencement Date, this Lease to end on the last day of the thirty
              sixth (36th) calendar mouth after the Commencement Date.

         (g)  "Rent": The sum of four thousand seven hundred thirty six and
              00/100 DOLLARS ($4,736.00) per month as defined in Item 3. Rent
              and all other sums payable by Tenant to Landlord under this Lease,
              plus any applicable tax, shall be paid to Landlord, without
              demand, deduction or offset, at its office presently located at
              2909 Bay to Bay Boulevard, Suite 107, Tampa Florida 33629, or at
              such other place as Landlord may hereafter, specify in writing.

         (h)  "Security Deposit": The sum of four thousand four hundred eleven
              and 00/100 DOLLARS ($4,736.00). "CURRENT BALANCE IS $1,404.50,WITH
              BALANCE OF $3,331.50 TO BE PAID UPON EXECUTION OF THIS LEASE
              DOCUMENT.

         (i)  "Operating Expense Base": $ N/A per rentable square foot of
              Premises per annum. * INCLUDED IN RENTAL RATE

         (j)  "Proportionate Share": The rentable area in the Premises ( N/A
              square feet) divided by the rentable area in the Building ( N/A
              square feet) which equals N/A percent. If the size of the Premises
              is for any reason adjusted, Tenant's Proportionate share shall be
              likewise adjusted accordingly.

         2.   PREMISES AND TERM. Landlord, in consideration of the Rent
              hereinafter reserved to be paid and of the covenants, conditions
              and agreements to be kept and performed by Tenant, hereby leases,
              lets and demises to Tenant, and Tenant hereby leases and hires
              from Landlord, that certain space called the Premises as described
              above in Item 1, Section (c).

         If Landlord, for any reason whatsoever, cannot deliver possession of
the Premises to Tenant on or before the anticipated Commencement Date, this
Lease shall not be void or voidable, nor shall Landlord be liable to Tenant for
any loss or damage resulting therefrom, but, in that event, there shall be an
abatement of Rent covering the period between the anticipated Commencement Date
and the time when Landlord can deliver possession, the date when Landlord can
deliver possession being deemed to be the "Commencement Date" (Commencement
Date). The ending date of this Lease shall be extended for not less than an
identical period of time that transpired between the anticipated Commencement
Date and the date Landlord delivered possession

                                        1
<PAGE>   4
(Commencement Date), it being the parties' intent that this Lease have not less
than a complete term as described and contemplated in Item 1, Section (f) above.
To this end, if the actual Commencement Date is a day other than the first day
of a particular month, the term of the Lease shall not expire until the last day
of the last month of the proposed term as described in Item 1, Section (f). If
the Commencement Date is other than the anticipated Commencement Date, the
parties' representatives shall execute a letter amendment to this Lease (which
they are hereby authorized to do) whereby the Commencement Date and expiration
date of this Lease will be specified. By occupying the Premises, Tenant shall be
conclusively deemed to have accepted the Premises as complying fully with
Landlord's covenants and obligations.

3. RENT. Tenant covenants and agrees to pay, without demand, deduction or
offset, to Landlord Rent and Additional Rent for the Premises as described above
in Item 1, Section (g), on or before the first (1st) day of the first (1st) full
calendar month of the term hereof and on or before the first (1st) day of each
and every successive calendar mouth thereafter during the full term of this
Lease, subject to the adjustments as provided hereinafter, along with any
applicable tax, at the then current rate. In the event the Commencement Date
occurs on a day other than the first (1st) day of a calendar month, the first
Rent payment shall be in the amount of the Rent for one (1) full calendar mouth
plus the prorated Rent for the calendar month in which the term of this Lease
commences, such payment to be due on the Commencement Date.

Whenever under the terms of this Lease any sum of money is required to be paid
by Tenant in addition to the Rent herein reserved, whether or not such sum is
herein described as "Additional Rent" or a provision is made for the collection
of said sum as "Additional Rent", said sum shall nevertheless, at Landlord's
option, if not paid when due, be deemed Additional Rent, and shall be
collectible as such with the first installment of Rent thereafter falling due
hereunder. In the event any installment or increment of Rent or Additional Rent
payable under this Lease shall not be paid when due, a "late charge" of five
percent (5%) of the amount overdue may be charged (as Additional Rent) by
Landlord for the purpose of defraying the expense incident to handling such
overdue payment and for the purpose of compensating Landlord for its attendant
loss of cash flow.

                                       2
<PAGE>   5
                                  RENT SCHEDULE

11/01/95-10/31/96             $10.50 psf           $4,144.00 per mouth
11/01/96-10/31/97             $11.00 psf           $4,341.33 per month

The above referenced rental rates shall be subject to applicable Florida States
Sales Tax.

                                       2A
<PAGE>   6
         6. USE OF PREMISES. The Premises shall be used by Tenant as described
above in Item 1, Section (d), and for no other purpose without the prior written
discretionary consent of Landlord. Tenant shall not do or permit to be done in
or about the Premises, nor bring or keep or permit to be brought or kept
therein, anything which is prohibited by or will in any way conflict with any
law, statute, ordinance or governmental rule or regulation now in force or which
may hereafter be enacted or promulgated, or which is prohibited by any standard
form of fire insurance policy or will in any way increase the existing rate of
or affect any fire or other insurance upon the Building or any of its contents,
or cause a cancellation of any insurance policy covering the Building or any
part thereof or any of its contents. Tenant shall not do or permit anything to
be done in or about the Premises which will in any way obstruct or interfere
with the rights of other tenants of the Building, or injure or annoy them or use
or allow to be used the Premises for any improper, immoral, unlawful or
objectionable purpose (as determined by Landlord); nor shall Tenant cause,
maintain, or permit any nuisance (as determined by Landlord or by law) in or
about the Premises or commit or suffer to be committed any waste in, on, or
about the Premises. Tenant, at Tenant's expense, shall comply with all laws,
rules, orders, statutes, ordinances, directions, regulations and requirements of
all federal, state, county and municipal authorities pertaining to Tenant's use
of the Premises and with the recorded covenants, conditions and restrictions
pertaining thereto, regardless of when they become effective or applicable,
including, without limitation, all applicable federal, state and local laws,
regulations or ordinances pertaining to air and water quality, hazardous
materials, waste disposal, air emissions and other environmental matters, all
zoning and other land use matters, and with any direction of any public officer
or officials which shall impose any duty upon Landlord or Tenant with respect to
the use or occupation of the Premises.

         7. ASSIGNMENT AND SUBLETTING. Tenant shall not assign the right of
occupancy under this Lease, or any other interest therein, or sublet the
Premises, or any portion thereof, without the prior written consent of Landlord,
which the parties agree may be withheld at Landlord's sole discretion. Tenant
absolutely shall have no right of assignment or subletting if it is or has ever
been in default of this Lease. Should Landlord elect to grant its written
consent to any proposed assignment or sublease (whether by Tenant or by others
claiming by or through Tenant), Tenant or such others agree to pay Landlord an
administrative fee in a reasonable amount (but not less than $150.00), plus
attorney's fees to process and approve such assignment or sublease, and Landlord
may

                                       3
<PAGE>   7
prescribe the substance and form of such assignment or sublease.

         Notwithstanding any assignment of the Lease, or the subletting of the
Premises, or any portion thereof, Tenant shall continue to be fully liable for
the performance of the terms, conditions and covenants of this Lease, including,
but not limited to, the payment of Rent and Additional Rent. Consent by Landlord
to one or more assignments or subletting shall not operate as a waiver of
Landlord's rights as to any subsequent assignments or subletting. Landlord shall
have the additional option, which shall be exercised by providing Tenant with
written notice, of terminating Tenant's rights and obligations under this Lease
rather than permitting any assignment or subletting by Tenant, any statement or
implication in this Lease or at law to the contrary notwithstanding.

         Should Landlord permit any assignment or subletting by Tenant and
should the monies received as a result of such assignment or subletting (when
compared to the monies still payable by Tenant to Landlord) be greater than
would have been received hereunder had not Landlord permitted such assignment or
subletting, then the excess shall be payable by Tenant to Landlord, it being the
parties' intention that Landlord, and not Tenant, in consideration for
Landlord's permitting such assignment or subletting, shall be the party to
receive any profit from any such assignment or subletting. If there are one or
more assignments or subletting by Tenant to which Landlord consents, then any
and all renewal options to be exercised subsequent to the date of such
assignment or subletting and all options to lease additional space in the
Building to be exercised subsequent to the date of such assignment or subletting
are absolutely waived and terminated at Landlord's sole discretion. In the event
of the transfer and assignment by Landlord of its interest in this Lease and/or
sale of the Building containing the Premises, either of which it may do at its
sole option, Landlord shall thereby be released from any further obligations
hereunder, and Tenant agrees to look solely to such successor in interest of
Landlord for performance of such obligations. The provisions of Item 36
hereafter dealing with "Notices" shall be amended to provide the correct names
and addresses of the assignee or sublessee. If Tenant is a corporation whose
stock is not regularly traded on a bonafide public exchange, and if any
transfer, sale, pledge or other disposition of the common stock shall occur
which changes the power to vote the majority of the outstanding capital stock of
the company, such action shall be considered an assignment under the terms of
this Lease. Any breach of this Item 7 by Tenant will constitute an automatic
default under the terms of this Lease, per Item 20 hereof.

         8. ACCESS TO PREMISES. Landlord or its authorized agent or agents shall
have the right to enter upon the Premises at all reasonable times for the
purposes of inspecting the same, preventing waste, making such repairs as
Landlord way consider and showing the Premises to prospective tenants,
mortgagees and/or purchasers, If during the last month of the term, Tenant shall
have removed all or substantially all of Tenant's property therefrom, Landlord
may immediately enter and alter, renovate and redecorate the Premises without
elimination or abatement of Rent or incurring liability to Tenant for any
compensation or offsets in Rent and charges owed and such acts shall have no
effect upon this Lease.

         9. LANDLORD'S SERVICES. Landlord shall, at its expense, furnish the
Premises with (i) electricity subject to Item 10 of this Lease; (ii) heat and
air-conditioning during reasonable and usual business hours (exclusive of
Saturdays, Sundays and holidays) reasonably required for the occupation of the
Premises, such heat and air-conditioning to be provided by utilizing the
existing Building systems, it being expressly understood and agreed by the
parties that Landlord specifically shall not be liable for any losses or damages
of any nature whatsoever incurred by Tenant due to any failure of the equipment
to function properly, or while it is being repaired, or due to any governmental
laws, regulations or restrictions pertaining to the furnishing or use of such
heat and air-conditioning; (iii) elevator service; (iv) lighting replacement for
Building Standard lights; (v) toilet room supplies; (vi) daily janitor service
during the time and in the manner that such janitor service is customarily
furnished in first class office buildings in the metropolitan area where the
Building is located; (vii) water; and (viii) sewerage. The foregoing services
are designated "Building Standard."

         Tenant agrees that Landlord is only responsible for Building Standard
maintenance and Building Standard services. If other, more complete or special
services and maintenance (over Building Standard) are required, then Tenant
solely shall be and is responsible for same and for any expenses and costs of
any nature whatsoever associated with same. To this end, Tenant is and shall be
solely responsible for any expenses and costs of any nature whatsoever
associated with, among other things, maintaining upgraded tenant improvements in
the Premises, replacing non-Building Standard lighting fixtures and bulbs in the
Premises, servicing, operating and maintaining any separate and non-

                                       4
<PAGE>   8
Building Standard HVAC systems and facilities serving the Premises, etc.

         Landlord shall not be liable for any damages directly or indirectly or
consequentially resulting from, nor shall any Rent herein set forth be reduced
or abated by reason of, (1) installation, use, or interruption of use of any
equipment in connection with the furnishing of any of the foregoing services, or
(2) failure to furnish, or delay in furnishing, any such services when such
failure or delay is caused by accident or any condition beyond the reasonable
control of Landlord or by the making of necessary repairs or improvements to the
Premises or to the Building or because of any governmental laws, regulations or
restrictions. The temporary failure to furnish any such services shall not be
construed as an eviction of Tenant or relieve Tenant from the duty of observing
and performing any and all of the provisions of this Lease.

         10. ELECTRICAL OVERLOAD: STRUCTURAL OVERLOAD.

             A.   Tenant's use of electrical services furnished by Landlord
shall be subject to the following:

                  (1)      Tenant's electrical equipment shall be restricted to
                           that equipment which individually does not have a
                           rated capacity greater than .5 kilowatts per hour
                           and/or require voltage other than 120/208 volts,
                           single phase. Collectively, Tenant's equipment shall
                           not have an electrical design load greater than an
                           average of 3 Watts per square foot (including
                           overhead lighting).

                  (2)      Tenant's overhead lighting shall not have a design
                           load greater than an average of 2 watts per square
                           foot.

                  (3)      If Tenant's consumption of electrical services
                           exceeds either the rated capacities and/or design
                           loads as per subsections (1) and (2) above, then
                           Tenant shall remove such equipment and/or lighting to
                           achieve compliance within ten (10) days after
                           receiving notice from Landlord. Or upon receiving
                           Landlord's prior written approval, such equipment
                           and/or lighting may remain in the Premises, subject
                           to the following:

                           (a)      Tenant shall pay for all costs of
                                    installation and maintenance of submeter,
                                    wiring, air-conditioning and other items
                                    required by Landlord, in Landlord's
                                    discretion, to accommodate Tenant's excess
                                    design loads and capacities;

                           (b)      Tenant shall pay to Landlord, upon demand,
                                    the cost of the excess demand and
                                    consumption of electrical service at rates
                                    determined by Landlord which shall be in
                                    accordance with any applicable laws;

                           (c)      Landlord may, at its option, upon not less
                                    than thirty (30) days' prior written notice
                                    to Tenant, discontinue the availability of
                                    such extraordinary utility service. If
                                    Landlord gives any such notice, Tenant will
                                    contract directly with the public utility
                                    for the supplying of such utility service to
                                    the Premises.

             B.   Tenant shall not place a load upon any floor of the Premises
exceeding the floor load per square foot area which such floor was designed to
carry and which may be allowed by law. Landlord reserves the right to prescribe
the weight and position of all heavy equipment and similar items, and to
prescribe the reinforcing necessary, if any, which in the opinion of Landlord
may be required under the circumstances, such reinforcing to be at Tenant's
pre-paid expense.

         11. PARKING AREAS. Landlord shall keep and maintain in good condition
any parking areas that may be provided. Landlord reserves the right to control
the method, manner and time of parking in parking spaces.

         12. LEASEHOLD IMPROVEMENTS. The Premises are rented "as is", without
lessor any additional services or improvements to be rendered by Landlord, other
than those services described in Item 9 and such other services or improvements
as may be described in Exhibit "B" attached hereto and expressly made a part
hereof.

                                       5
<PAGE>   9
         Any and all extraordinary expenses and costs of any nature whatsoever
attributable to the installation, maintenance and/or removal of telephone
equipment, computer equipment and the like shall be borne solely by Tenant and
may be deemed by Landlord to be "Additional Rent" hereunder.

         13. REPAIRS AND MAINTENANCE. Landlord will, at its own cost and
expense, except as may be provided elsewhere herein, make necessary repairs of
damage to the Building corridors, lobby, structural members of the Building, and
equipment used to provide the Building Standard services referred to in Item 9,
unless any such damage is caused by acts or omissions of Tenant, its agents,
customers, employees, principals, contractors, consultants, assigns, subtenants
or invitees, in which event Tenant will bear the cost of such repairs. Tenant
will not injure the Premises or the Building but will maintain the Premises in a
clean, attractive condition and in good repair, except as to damage to be
repaired by Landlord as provided above. Upon termination of this Lease, Tenant
will surrender and deliver the Premises to Landlord in the same condition in
which they existed at the commencement of the Lease, excepting only ordinary
wear and tear and damage arising from any cause not required to be repaired by
Tenant. This Item 13 shall not apply in the case of damage or destruction by
fire or other casualty which is covered by insurance maintained by Landlord on
the Building (as to which Item 16 hereof shall apply) or damage resulting from
an Eminent Domain taking (as to which Item 18 hereof shall apply).

         14. ALTERATIONS AND IMPROVEMENTS. Tenant shall make no alterations,
additions or improvements to the Premises without the prior written approval of
Landlord, unless in each instance and for each such alteration, addition or
improvement Landlord or a contractor approved by Landlord is hired to do such
alterations, additions or improvements. Such approval shall not be unreasonably
withheld in the case of alterations, additions or improvements to the interior
of the Premises if such alterations, additions, or improvements are normal for
the use described in Item 1 (d) of this Lease, do not adversely affect utility
of the Premises for future tenants, do not alter the exterior of the Building,
and are accompanied by prepayment or bond provisions or waivers by the
contractor in form satisfactory to Landlord sufficient to protect the Building
from claims of lien of any sort; otherwise, such approval may be withheld for
any reason whatsoever. Furthermore, such alterations, additions or improvements
absolutely shall not affect the mechanical, plumbing, electrical and HVAC
systems in the Premises or the Building and shall not be of a structural nature.
Tenant shall conduct its work in such a manner as to maintain harmonious labor
relations and as not to interfere with the operation of the Building and shall,
prior to the commencement of the work, submit to Landlord copies of all
necessary permits. Landlord reserves the right to have final approval of the
contractors hired by Tenant. All such contractors hired by Tenant shall be, at
levels and coverage prescribed by Landlord, bonded and insured, and Landlord may
require evidence of same, which Tenant agrees to secure and provide Landlord
prior to the commencement of any work by such contractors. All alterations,
additions or improvements, whether temporary or permanent in character, made in
or upon the Premises, either by Landlord or Tenant, shall be Landlord's property
and at the end of the term hereof shall remain in or upon the Premises without
compensation to Tenant. If, however, Landlord shall request in writing, Tenant
will, prior to the expiration or earlier termination of this Lease, remove any
and all alterations, additions and improvements placed or installed by Tenant in
the Premises, and will repair any damage caused by such removal. All of Tenant's
furniture, movable trade fixtures and equipment not attached to the Building may
be removed by Tenant at the expiration of this Lease, if Tenant so elects, and
shall be so removed, if required by Landlord, and, if not so removed, shall, at
the option of Landlord, become the property of Landlord. To the extent Tenant
makes any alterations, additions or improvements and/or to the extent Landlord
on behalf of Tenant under an "Extra Work Agreement" makes such alterations,
additions or improvements, and as a result thereof it can be determined that
thereupon was caused an increase in real estate taxes or insurance premiums,
then Tenant shall be responsible for reimbursing Landlord for such increases as
Landlord may pay.

         15. INDEMNITY. Landlord shall not be liable for, and Tenant will
indemnify and save Landlord harmless of and from, all fines, suits, damages,
claims, demands, losses and actions (including attorney's fees) for any injury
to person or damage to or loss of property on or about the Premises and Building
caused by the negligence or misconduct or breach of this Lease by Tenant, its
employees, agents, principals, contractors. consultants,

                                       6
<PAGE>   10
assigns, subtenants, invitees or by any other person entering the Premises or
the Building under express or implied invitation of Tenant, or arising out of
Tenant's use of the Premises. Landlord shall not be liable or responsible for
any loss or damage to any property or the death or injury to any person
occasioned by theft, fire, act of God, public enemy. injunction, riot, strike,
insurrection, war, court order, requisition of governmental body or authority,
by other tenants of the Building or by any other matter beyond the absolute
control of Landlord, or for any injury or damage or inconvenience which may
arise through repair or alteration of any part of the Building, or failure to
make repairs, or from any cause whatsoever except Landlord's negligence or
intentional act. It is specifically understood and agreed that there shall be no
personal liability on Landlord with respect to any of the covenants, conditions
or provisions of this Lease; in the event of a breach or default by Landlord of
any of its obligations under this Lease, Tenant shall look solely to the equity
of Landlord in the Building for the satisfaction of Tenant's remedies.

         16. DAMAGE BY FIRE OR THE ELEMENTS, In the event that the Building is
totally destroyed by fire, tornado or other casualty, or in the event the
Premises or Building is so damaged that rebuilding or repairs cannot be
completed within one hundred eighty (180) days after the date of such damage,
either Landlord or Tenant may, at its option, by written notice to the other
given not more than thirty (30) days after the date of such fire or other
casualty, terminate this Lease. In such event, the Rent shall be abated during
the unexpired portion of this Lease effective with the date of such fire or
other casualty.

         In the event the Building or the Premises are damaged by fire, tornado,
or other casualty covered by Landlord's insurance but only to such extent that
rebuilding of repairs can be completed within one hundred eighty (180) days
after the date of such damage, or if the damage should be more serious but
neither Landlord nor Tenant elects to terminate this Lease, then Landlord shall,
within thirty (30) days after the date of such damage or such election, commence
to rebuild or repair the Building and/or the Premises and shall proceed with
reasonable diligence to restore the Building and/or the Premises to
substantially the same condition in which it/they was/were immediately prior to
the happening of the casualty, except that Landlord shall not be required to
rebuild, repair or replace any part of the furniture, equipment, fixtures and
other improvements which may have been placed by Tenant or other tenants within
the Building or Premises. Landlord shall, unless such damage is the result of
the negligence or willful misconduct of Tenant or Tenant's employees, agents,
principals, contractors, consultants, assigns, subtenants Or invitees, allow
Tenant a fair diminution of Rent during the time of such rebuilding or repairs.
In the event any mortgagee, or the holder of any deed of trust, security
agreement or mortgage on the Building, requires that the insurance proceeds be
used to retire the mortgage debt, Landlord shall have no obligation to rebuild
and this Lease shall terminate upon notice to Tenant. Any insurance which
may be carried by Landlord or by Tenant against loss or damage to the Premises
shall be for the sole benefit of the party carrying such insurance and under its
sole control.

         17. BUILDING RULES AND REGULATIONS, Tenant shall faithfully observe and
comply with the Rules and Regulations printed on or annexed to this Lease and
all reasonable modifications of and additions thereto from time to time put into
effect by Landlord. Landlord shall not be responsible to Tenant for the
nonperformance of any of said Rules and Regulations by any other tenant or
occupant of the Building. Tenant shall and does hereby have an affirmative
obligation (to include indemnification of Landlord, per Item 15 hereof) to
notify its agents, employees, principals, assigns, subtenants and invitees of
the contents of such Rules and Regulations and of this Lease and to assure their
compliance therewith.

          18. EMINENT DOMAIN. If the whole or a portion of the Building shall
be taken for any public or quasi-public use under any statute or by right of
Eminent Domain or private purchase in lieu thereof, then at Landlord's option,
but not otherwise, the term hereby demised and all rights of Tenant hereunder
shall immediately cease and terminate and the Rent shall be adjusted as of the
date of such termination. Tenant shall be entitled to no part of the award made
for such condemnation (or other taking) or the purchase price thereof.
Nevertheless, anything to the contrary notwithstanding, likewise at Landlord's
option, but not otherwise, if the Premises are unaffected by such condemnation
(or other taking), then this Lease and each and every one of its provisions
shall continue in full force and effect

         19. SIGNS AND ADVERTISING. Without the prior written approval of
Landlord, which may be withheld at Landlord's discretion, Tenant shall not
permit the painting or display of any signs, placard, lettering, or advertising
material of any kind on or near the exterior of the Premises or the Building.
Notwithstanding the foregoing, Tenant may, with Landlord's prior approval,
display Tenant's name on or near the entrance

                                       7
<PAGE>   11
to the Premises, in a manner prescribed by Landlord.

         20. TENANT'S DEFAULT. Landlord, at its election, may exercise any one
or more of the options referred to below upon the happening, or at any time
after the happening, of any one or moire of the following events, to wit:

             (a) Tenant's failure to pay the Rent, Additional Rent, or any other
                 sums payable hereunder for a period of three (3) days after
                 written notice by Landlord;

             (b) Tenant's failure to observe, keep or perform any of the other
                 terms, covenants, agreements or conditions of this Lease or in
                 the Building Rules and Regulations for a period of ten (10)
                 days after written notice by Landlord;

             (c) The bankruptcy of Tenant;

             (d) Tenant's making an assignment for the benefit of creditors;

             (e) A receiver or trustee being appointed for Tenant or a
                 substantial portion of Tenant's assets;

             (f) Tenant's voluntary petitioning for relief under, or otherwise
                 seeking the benefit of, any bankruptcy, reorganization,
                 arrangement or insolvency law;

             (g) Tenant's deserting, vacating or abandoning any substantial
                 portion of the Premises or attempting to mortgage, or pledge or
                 otherwise encumber in any way its interest hereunder;

             (h) Tenant's interest under this Lease being sold under execution
                 or other legal process;

             (i) Tenant's interest under this Lease being modified or altered by
                 any unauthorized assignment or subletting or by operation of
                 law;

             (j) Any of the goods or chattels of Tenant used in, or incident to,
                 the operation of Tenant's business in the Premises being
                 seized, sequestered, or impounded by virtue of, or under
                 authority of, any legal proceeding;

             (k) Tenant's failure to pay duly and timely the Rent, Additional
                 Rent, or any other sums payable hereunder when due for two (2)
                 consecutive months or for a total of four (4) months in any
                 lease or calendar year, no notice whatsoever to be due Tenant
                 from Landlord;

             (1) Tenant's failure to operate continuously during normal business
                 hours from the Premises in a fully-staffed, fully-equipped
                 manner and/or as contemplated by Item 1 (d) of this Lease;

             (m) Tenant's failure to take occupancy of the Premises when same is
                 tendered by Landlord to Tenant, unless Rent has been prepaid to
                 cover the applicable period of non-occupancy

         In the event of any of the foregoing happenings, Landlord, at its
election, may exercise any one or more of the following options, the exercise of
any of which shall not be deemed to preclude the exercise of any others herein
listed or otherwise provided by statute or general law at the same time or in
subsequent times or actions:

             (1) Terminate Tenant's right to possession under the Lease and
                 re-enter and retake possession of the Premises and relet or
                 attempt to relet the Premises on behalf of Tenant at such rent
                 and under such terms and conditions as Landlord way deem best
                 under the circumstances for the purpose of reducing Tenant's
                 liability. Landlord shall not be deemed to have thereby
                 accepted a surrender of the Premises, and Tenant shall remain
                 liable for all Rent, Additional Rent, or other sums due under
                 this Least and for all damages suffered by Landlord because of
                 Tenant's breach of any of the covenants of the Least.

             (2) Declare this Lease to be terminated, ended and null and void,
                 and re-

                                       8
<PAGE>   12
                 enter upon and take possession of the Premises whereupon all
                 right, title and interest of Tenant in the Premises shall end.

             (3) Accelerate and declare the entire remaining unpaid Rent and
                 Additional Rent for the balance of this Lease to be immediately
                 due and payable forthwith, and may, at once, take legal action
                 to recover and collect the same.

         No re-entry or retaking possession of the Premises by Landlord shall be
construed as an election on its part to terminate this Lease, unless a written
notice of such intention be given to Tenant, nor shall pursuit of any remedy
herein provided constitute a forfeiture or waiver of any Rent or other monies
due to Landlord hereunder or of any damages accruing to Landlord by reason of
the violations of any of the terms, provisions and covenants herein contained.
Landlord's acceptance of Rent or Additional Rent or other monies following any
event of default hereunder shall not be construed as Landlord's waiver of such
event of default. No forbearance by Landlord of action upon any violation or
breach of any of the terms, provisions, and covenants herein contained shall be
deemed or construed to constitute a waiver of the terms, provisions, and
covenants herein contained. Forbearance by Landlord to enforce one or more of
the remedies herein provided upon an event of default shall not be deemed or
construed to constitute a waiver of any other violation or default. Legal
actions to recover for loss or damage that Landlord may suffer by reason of
termination of this Lease or the deficiency from any reletting as provided for
above shall include the expense of repossession or reletting and any repairs or
remodeling undertaken by Landlord following repossession.

         The 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 on any matters whatsoever arising out of, or in any way
connected with, this Lease, the relationship of landlord and tenant, Tenant's
use or occupancy of the Premises and/or Building, and/or claim of injury or
damage. In the event Landlord commences any proceeding to enforce this Lease or
the landlord/tenant relationship between the parties or for nonpayment of Rent
(of any nature whatsoever) or additional monies due Landlord from Tenant under
this Lease, Tenant will not interpose any counterclaim of whatever nature or
description in any such proceedings. In the event Tenant must, because of
applicable court rules, interpose any counterclaim or other claim against
Landlord in such proceedings, Landlord and Tenant covenant and agree that, in
addition to any other lawful remedy of Landlord, upon motion of Landlord, such
counterclaim or other claim asserted by Tenant shall be severed out of the
proceedings instituted by Landlord (and, if necessary, transferred to a court of
different jurisdiction), and the proceedings instituted by Landlord may proceed
to final judgement separately and apart from and without consolidation with or
reference to the status of each counterclaim or any other claim asserted by
Tenant.

         The parties hereto agree that any and all suits for any and every
breach of this Lease shall be instituted and maintained only in those courts of
competent jurisdiction in the county or municipality in which the Building is
located. In the event it shall become necessary (as determined by Landlord) for
Landlord at any time to institute or defend any legal action or proceedings of
any nature for the enforcement of, or as regards, this lease, or any of the
provisions hereof, or any of its statutory or common law rights as concern
Tenant, or to employ an attorney therefor, Tenant agrees to pay all court costs
and attorney's fees incurred by Landlord.

         Time is of the essence of this Lease; and in case Tenant shall fail to
perform the covenants on its part to be performed at the time fixed for the
performance of such respective covenants by the provisions of this Lease,
Landlord may declare Tenant to be in default of such Lease.

         21. CONTRACTUAL LANDLORD'S LIEN. Landlord shall have, at all times, a
valid security interest to secure payment of all Rent, Additional Rent and other
sums of money becoming due hereunder from Tenant, and to secure payment of any
damages 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,
equipment, fixtures, furniture, improvements and other personal property of
Tenant presently or which may hereinafter be situated in the Premises, and all
proceeds therefrom, and such property shall not be removed therefrom without the
consent of Landlord until all arrearage in Rent as well as any and all other
sums of money then due to Landlord hereunder shall first have been paid and
discharged and all of the covenants, agreements, and conditions hereof have been
fully complied with and performed by Tenant. In consideration of this Lease,
upon the occurrence of an event of default by Tenant, Landlord may, in addition
to any other remedies provided herein, enter upon the Premises and take
possession of any and all

                                       9
<PAGE>   13
goods, wares, equipment, fixtures, furniture, improvements, and other personal
property of Tenant situated on or in the Premises, without liability for
trespass or conversion, and sell the same at public or private sale, with or
without having such property at the sale, after giving Tenant reasonable notice
of the time and place of any public sale or of the time after which any private
sale is to be made, at which sale Landlord or its assigns may purchase unless
otherwise prohibited by law. Unless otherwise provided by law, and without
intending to exclude any other manner of giving Tenant reasonable notice, the
requirement of reasonable notice shall be met if such notice is given in the
manner prescribed in Item 36 dealing with "Notices" in this Lease at least five
(5) days before the time of sale. The proceeds from any such disposition, less
any and all expenses connected with the taking of possession, holding and
selling of the property (including reasonable attorney's fees and other
expenses), shall be applied as a credit against the indebtedness secured by the
security interest granted in this Item 21. Any surplus shall be paid to Tenant
or as otherwise required by law, and Tenant shall pay any deficiencies
forthwith. Upon request by Landlord, Tenant agrees to execute and deliver to
Landlord a financing statement in form sufficient to perfect the security
interest of Landlord in the aforementioned property and proceeds thereof under
the provisions of the Uniform Commercial Code in force in the State of Florida.
The foregoing lien rights shall be in addition to and not in derogation of any
statutory or common law lien right under the laws of the state of Florida.

         22. SUBORDINATION. In consideration of the execution of this Lease by
Landlord, Tenant accepts this Lease subject to any deeds of conveyance and any
deeds of trust, master leases, security interests or mortgages and all renewals,
modifications, extensions, spreads, consolidations and replacements of the
foregoing which might now or hereafter constitute a lien upon the Building (or
the land upon which it is situated) or improvements therein or thereon or upon
the Premises and to zoning ordinances and other building and fire ordinances and
governmental regulations relating to the use of the property. Although no
instrument or act on the part of Tenant shall be necessary to effectuate such
subordination, Tenant shall, nevertheless, for the purpose of confirmation, at
any time hereafter, on demand in the forms(s) prescribed by Landlord, execute
any instruments, estoppel certificates, releases or other documents that may be
requested or required by any purchaser or any holder of any superior interest
for the purposes of subjecting and subordinating this Lease to such deed of
conveyance or to the lien of any such deed of trust, master lease, security
interest, mortgage, or superior interest. Tenant hereby appoints Landlord
attorney-in-fact, irrevocably, to execute and deliver any such instrument or
document for Tenant should Tenant fail or refuse to do so.

         23. QUIET ENJOYMENT. Provided Tenant has fully, duly and timely
performed all of the terms, covenants, agreements and conditions of this Lease
on its part to be performed, including the payment of Rent and all other sums
due hereunder, Tenant shall peaceably and quietly hold and enjoy the Premises,
except as described in Item 22 above, against Landlord and all persons claiming
by, through or under Landlord, for the term herein described, subject to the
provisions and conditions of this Lease.

         24. SECURITY DEPOSIT. Tenant, concurrently with the execution of this
Lease, has deposited or will deposit with Landlord a Security Deposit as
described in Item 1, Section (h), which sum shall be retained by Landlord as a
Security Deposit. The Security Deposit shall be held by Landlord without
liability for interest and as security for the performance by Tenant of Tenant's
covenants and obligations under this Lease, it being expressly understood that
such deposit shall not be considered an advance payment of Rent or Additional
Rent or a measure of Landlord's damages in case of default by Tenant. Upon the
occurrence of any event of default by Tenant, Landlord may, from time to time,
without prejudice to say other available remedy, use such deposit to the extent
necessary to make good any arrearage of Rent, Additional Rent and any other
damage, injury, expense or liability caused to Landlord by such event of
default. Following any such application of the Security Deposit, Tenant shall
pay to Landlord on demand the amount so applied in order to restore the Security
Deposit to its original amount. If Tenant is not then in default hereunder,
any remaining balance of such deposit shall be returned by Landlord to Tenant
upon expiration of this Lease. If Landlord transfers its ownership interest in
the Building during the Lease term, Landlord may assign the Security Deposit to
the transferee and thereafter Landlord shall have no further liability for the
return of such Security Deposit.

         25. MECHANIC'S LIENS. Tenant is prohibited from making, and agrees not
to make, alterations in the Premises, except as permitted by Item 14, and Tenant
will not permit any mechanic's lien or liens to be placed upon the Premises or
the Building or improvements thereon during the term hereof caused by or
resulting from any work performed, materials furnished or obligation incurred by
or at the request of Tenant, and in the case of the filing of any such lien,
Tenant will promptly pay same. If default in

                                       10
<PAGE>   14
payment thereof shall continue for ten (10) days after written notice thereof
from Landlord to Tenant. Landlord shall have the right and privilege, at
Landlord's option, of paying the same or any portion thereof without inquiry as
to the validity thereof, and any amounts so paid, including expenses, interest,
and attorney's fees, shall be so much additional indebtedness hereunder due from
Tenant to Landlord and shall be repaid to Landlord immediately on rendition of a
bill therefor, together with interest per annum at the maximum rate permitted by
law until repaid, and if not so paid within ten (10) days of the rendition of
such bill shall constitute default under Item 20 hereof.

         The interest of Landlord, shall not be subject to liens for
improvements made by Tenant in and to the Premises. Tenant shall notify every
contractor making such improvements of the provision set forth in the preceding
sentence of this paragraph. The parties agree, should Landlord so request, to
execute acknowledge and deliver without charge to the other a Memorandum of
Lease in recordable form containing a confirmation that the interest of Landlord
shall not be subject to liens for improvements made by Tenant to the Premises.

         26. FORCE MAJEURE. Whenever a period of time is herein prescribed for
action to be taken by Landlord, Landlord shall not be liable or responsible for,
and there shall be excluded from the computation for any such period of time,
any delays due to strikes, riots, acts of God, shortages of labor or materials,
theft, fire, public enemy, injunction, insurrection, court order, requisition of
governmental body or authority, war, governmental laws, regulations or
restrictions or any other causes of any kind whatsoever which are beyond the
absolute control of Landlord.

         27. SEVERABILITY. If any clause or provision of this Lease is illegal,
invalid or unenforceable under present or future laws effective during the term
of this Lease, then and in that event, it is the intention of the parties hereto
that the remainder of this Lease shall not be affected thereby.

         28. HOLDING OVER. The failure of Tenant to surrender the Premises on
the date provided herein for the expiration of the term of this Lease (or at the
time the Lease may be terminated otherwise by Landlord), and the subsequent
holding over by Tenant, with or without the consent of Landlord, shall result in
the creation of a tenancy at will at double the Rent payable at the time of the
date provided herein for the expiration of this Lease or at the time the Lease
may be terminated otherwise by Landlord. This provision does not give Tenant any
right to hold over at the expiration of the term of this Lease, and shall not be
deemed, the parties agree, to be a renewal of the Lease term, either by
operation of law or otherwise.

         29. RELOCATION. If the Premises consist of less than two thousand, five
hundred (2,500) square feet, Landlord may at any time during the term (as may be
extended) of this Lease relocate Tenant and substitute for the Premises other
space (which would then become the "Premises" for the purposes of this Lease) in
the Building. The parties expressly agree that Landlord shall pay the reasonable
physical moving costs of such relocation, but shall not be responsible for any
other expenses, cost, damages or injuries of any nature whatsoever. Tenant's new
space shall be comparable to the Premises hereby leased. Tenant shall relocate
within thirty (30) days (or such additional time as Landlord may direct) of
Landlord's written notice to Tenant that Tenant do so. Tenant's failure timely
so to relocate shall be a Default (see Item 20 of this Lease), no curative
notice of any nature (after the expiration of such 30 day or additional period)
to be due Tenant from Landlord. Upon such a Default by Tenant, Landlord shall
have all the rights and remedies described in said Item 20.

         30. RENT A SEPARATE COVENANT. Tenant shall not for any reason withhold
or reduce Tenant's required payments of Rent and other charges provided in this
Lease, it being expressly understood and agreed contractually by the parties
that the payment of Rent and Additional Rent is a contractual covenant by Tenant
that is independent of the other covenants Of the parties under this Lease.

         31. JOINT AND SEVERAL LIABILITY. If two or more individuals,
corporations. partnerships, or other business associations (or any combination
of two or more thereof) shall sign this Lease as Tenant, the liability of each
such individual, corporation, partnership or other business association to pay
Rent and perform all other obligations hereunder shall be deemed to be joint and
several. In like manner, if Tenant is a partnership or other business
association, the members of which are, by virtue of statute or general law,
subject to personal liability, the liability of each such member shall be joint
and several.

                                       11
<PAGE>   15
         32. ABSENCE OF OPTION. The submission of this Lease for examination
does not constitute a reservation of or option for the Premises, and this Lease
becomes effective only upon execution and delivery thereof by Landlord.

         33. CORPORATE TENANCY. If Tenant is a corporation, the undersigned
officer of Tenant hereby warrants and certifies to Landlord that Tenant is a
corporation in good standing and is authorized to do business in the State of
Florida. The undersigned officer of Tenant hereby further warrants and certifies
to Landlord that he or she, as such officer, is authorized and empowered to bind
the corporation to the terms of this Lease by his or her signature thereto.
Landlord, before it accepts and delivers this Lease, may require Tenant to
supply it with a certified copy of the corporate resolution authorizing the
execution of this Lease by Tenant. If Tenant is a corporation (other than one
whose shares are regularly and publicly traded on a recognized stock exchange),
Tenant represents that the ownership and power to vote its entire outstanding
capital stock belongs to and is vested in the officer or officers executing this
Lease or members of his, her or their immediate family. If there shall occur any
change in the ownership of and/or power to vote the majority of the outstanding
capital stock of Tenant, whether such change of ownership is by sale,
assignment, bequest, inheritance, operation of law or otherwise, without the
prior written consent of Landlord, then Landlord shall have the option to
terminate this Lease upon thirty (30) days' written notice to Tenant;
furthermore, Tenant shall have an affirmative obligation to notify immediately
Landlord of any such change.

         34. BROKERAGE COMMISSION. Tenant warrants that there are no claims for
broker's commissions or finder's fees in connection with its execution of this
Lease and agrees to indemnify and save Landlord harmless from any liability that
may arise from such claim, including reasonable attorney's fees.

         35. LANDLORD'S DEFAULT. Landlord shall in no event be charged with
default in the performance of any of its obligations under this Lease unless and
until Landlord shall have failed to perform such obligations within ten (10)
days (or within such additional time as is reasonably required to remedy any
such default) after written notice to Landlord by Tenant properly specifying and
detailing the particulars of wherein and whereby Tenant claims Landlord has
failed to perform any such obligations. If the holder of record of the first
mortgage covering the Premises shall have given prior written notice to Tenant
that it is the holder of such first mortgage and such notice includes the
address at which notices to such mortgagee are to be sent, then Tenant shall
give such mortgagee notice simultaneously with any notice given to Landlord to
correct any default of Landlord as hereinabove provided. Such mortgagee shall
have the right within thirty (30) days (or within such additional time as is
reasonably required to correct any such default) after receipt of such notice to
correct or remedy such default before Tenant may take any action under this
Lease by reason of such default. Any notice of default given Landlord by Tenant
shall be null and void unless simultaneous notice has been given by Tenant to
said first mortgagee. It is specifically understood and agreed, anything in this
Lease to the contrary notwithstanding, that there shall be no personal liability
on Landlord with respect to any of the covenants, conditions or provisions of
this Lease; in the event of a breach or default by Landlord of any of its
obligations under this Lease, Tenant shall look solely to the equity of Landlord
in the Building for the satisfaction of Tenant's remedies, and in absolutely no
event shall Landlord be liable for prospective profits or special, indirect, or
consequential damages.

         36. NOTICES. Any notice or document required or permitted to be
delivered hereunder shall be deemed to be delivered or given when (a) actually
received or (b) signed for or "refused" as indicated on the postal service
return receipt. Delivery shall and must be by personal delivery or by United
States mail, postage prepaid, certified or registered mail, addressed to the
parties hereto at the respective addresses set out opposite their names below,
or at such other address as they may hereafter specify by written notice
delivered in accordance herewith:

         LANDLORD:   BAYSHORE PROPERTY CORPORATION
                     C/O FLORIDA REAL ESTATE ADVISORS
                     2909 BAY TO BAY BOULEVARD
                     SUITE 107
                     TAMPA, FLORIDA 33629

       WITH COPY TO:
                     BAYSHORE PROPERTY CORPORATION
                     9280 BAY PLAZA BOULEVARD
                     SUITE 706
                     TAMPA, FLORIDA

                                       12
<PAGE>   16
         TENANT:    TELECOMMUNICATION SYSTEMS, INC.
                    2909 BAY TO BAY BOULEVARD, SUITE SOO
                    TAMPA, FLORIDA 33629

      WITH COPY TO:
                    TELECOMMUNICATION SYSTEMS, INC.
                    275 WEST STREET, SUITE 400
                    ANNAPOLIS, MARYLAND 21401

         37. INSURANCE. Tenant shall not conduct or permit to be conducted any
activity, or place any equipment, materials or other items in, on or about the
Premises or the Building, which will in any way increase the rate of fire or
liability or casualty insurance on the Building. Should Tenant fail to comply
with the foregoing covenant on its part to be performed, Tenant shall reimburse
Landlord for such increased amount upon written demand therefor from Landlord,
the same to be considered Additional Rent payable hereunder.

         Tenant shall, at Tenant's sole expense, obtain and keep in force at all
times during the term of this Lease comprehensive general liability insurance,
including property damage, on an occurrence basis, with limits of not less than
One Million Dollars ($1,000,000.00) combined single limit, insuring Landlord and
Tenant against any liability arising out of the ownership, use, occupancy or
maintenance of the Premises and all areas appurtenant thereto. The limit of said
insurance shall not, however, limit the liability of Tenant hereunder. Tenant
may carry said insurance under a blanket policy, provided an endorsement naming
Landlord as an additional insured is attached thereto.

         Tenant shall maintain insurance upon all property in the Premises owned
by Tenant or for which Tenant is legally liable. Tenant shall maintain insurance
against such other perils and in such amounts as Landlord may in writing from
time to time require. The insurance required to be obtained and maintained under
this Lease shall be with a company or companies licensed to issue the relevant
insurance and licensed to do business in the State of Florida. Such insurance
company or companies shall each have a policyholder's rating of no less than "A"
in the most recent edition of Best's Insurance Reports. No policy shall be
cancelable or subject to reduction of coverage except after thirty (30) days'
prior written notice to Landlord. Landlord shall receive written evidence of
insurance upon request. All policies of insurance maintained by Tenant shall be
in a form, and shall have a substance, acceptable to Landlord with satisfactory
evidence that all premiums have been paid. Tenant agrees not to violate or
permit to be violated any of the conditions or provisions of the insurance
policies required to be furnished hereunder, and agrees to promptly notify
Landlord of any fire or other casualty. If Tenant fails to procure and maintain
insurance as required hereunder, Landlord way do so, and Tenant shall, on
written demand, as Additional Rent, reimburse Landlord for all monies expended
by Landlord to procure and maintain such insurance.

         Tenant hereby waives and releases Landlord of and from any and all
liabilities, claims and losses for which Landlord is or may be held liable to
the extent Tenant receives or is entitled to receive insurance proceeds on
account thereof.

         Upon Landlord's written request for same, Tenant will provide Landlord
with written evidence of Tenant's compliance with its obligations under this
Item 37.

         38. RECORDING. This Lease shall not be recorded without Landlord's
prior written consent.

         39. STATUTORILY MANDATED NOTIFICATION. As required by F.S. 404.056(8),
Landlord notifies Tenant as follows: "RADON GAS: Radon is a naturally occurring
radioactive gas that, when it has accumulated in a building in sufficient
quantities, may present health risks to persons who are exposed to it over time.
Levels of radon that exceed federal and state guidelines have been found in
buildings in Florida. Additional information regarding radon and radon testing
may be obtained from your county public health unit."

         40. NON-DISCLOSURE. Tenant agrees that it will not *divulge or disclose
to third parties the terms, provisions and conditions of this Lease. Tenant's
breach of this Item 40 shall constitute a Default under Item 20 of this Lease,
no **curative notice to Tenant from Landlord being required. * unnecessarily **
three (3) days

                                       13
<PAGE>   17
         41. HAZARDOUS MATERIALS. Tenant shall not cause or permit any Hazardous
Material (as hereinafter defined) to be brought upon, kept or used in or about
the Premises or the Building by Tenant, its agents, principals, employees,
assigns, sublessee, contractors, consultants or invitees without the prior
written consent of Landlord, which consent may be withheld for any reason
whatsoever or for no reason at all. If Tenant breaches the obligations stated in
the preceding sentence, or if the presence of Hazardous Material on the Premises
or around the Building caused or permitted by Tenant (or the aforesaid others)
results in contamination of the Premises or the Building or the surrounding
area(s), or if contamination of the Premises or the Building or the surrounding
area(s) by Hazardous Material otherwise occurs for which Tenant is legally,
actually or factually liable or responsible to Landlord (or any party claiming
by, through of under Landlord) for damages, losses, costs or expenses resulting
therefrom, then Tenant shall fully and completely indemnify, defend and hold
harmless Landlord (of any party claiming by, through or under Landlord) from any
and all claims, judgments, damages, penalties, fines, costs liabilities or
losses [including, without limitation: (i) diminution in the value of the
Premises and/or the Building and/or the land on which the Building is located
and/or any adjoining area(s) which Landlord owns or in which it holds a property
interest; (ii) damages for the loss or restriction on use of rentable or usable
space of any amenity of the Premises, the Building or the land on which the
Building is located; (iii) damages arising from any adverse impact on marketing
of space; and (iv) any sums paid in settlement of claims, attorneys' fees,
consultants fees and expert fees] which arise during or after the term of this
Lease, as may be extended, as a consequence of such contamination. This
indemnification of Landlord by Tenant includes, without limitation, costs
incurred in connection with any investigation of site conditions of any
clean-up, remedial, removal or restoration work required by any federal, state
of local governmental agency or political subdivision because of Hazardous
Material present in the soil or ground water on or under the Premises or the
Building. Without limiting the foregoing, if the presence of any Hazardous
Material on, under or about the Premises, the Building or the surrounding
area(s) caused or permitted by Tenant (or the aforesaid others) results in any
contamination of the Premises, the Building or the surrounding area(s), Tenant
shall immediately take all actions at its sole expense as are necessary or
appropriate to return the Premises, the Building and the surrounding area(s) to
the condition existing prior to the introduction of any such Hazardous Material
thereto; provided that Landlord's prior written approval of such actions by
Tenant shall be first obtained. The foregoing obligations and responsibilities
of Tenant shall survive the expiration or earlier termination of this Lease.

         As used herein, the term "Hazardous Material" means any hazardous or
toxic substance, material or waste, including, but not limited to, those
substances, materials, and wastes listed in the United States Department of
Transportation Hazardous Materials Table (49 CFR 172.101) or by the
Environmental Protection Agency as hazardous substances (40 CFR Part 302) and
amendments thereto, or such substances, materials and wastes that are or become
regulated under any applicable local, state or federal law. "Hazardous Material"
includes any and all material or substances which are defined as "hazardous
waste," "extremely hazardous waste" or a "hazardous substance" pursuant to
state, federal or local governmental law. "Hazardous Substance" includes but is
not restricted to asbestos, polychlorobiphenyls ("PCB's") and petroleum.

         Landlord and its agents shall have the right, but not the duty, to
inspect the Premises at any time to determine whether Tenant is complying with
the terms of this Lease. If Tenant is not in compliance with this Lease,
Landlord shall have the right to immediately enter upon the Premises to remedy
any contamination caused by Tenant's failure to comply, notwithstanding any
other provision of this Lease. Landlord shall use its best efforts to minimize
interference with Tenant's business, but shall not be liable for any
interference caused thereby.

         Any non-compliance by Tenant with its duties, responsibilities and
obligations under this Item 41 shall be an "automatic" (no notice of any nature
from Landlord to Tenant being required) default of this Lease (see Item 20).

         42. AMENDMENTS. This Lease contains the entire agreement between the
parties hereto and may not be altered, changed or amended, except by written
instrument signed by both parties hereto. No provision of this Lease shall be
deemed to have been waived by Landlord unless such waiver is in writing signed
by Landlord and addressed to Tenant, nor shall any custom or practice which may
grow up between the parties in the administration of the provisions hereof be
construed to waive or lessen the right of Landlord to insist upon the
performance by Tenant in strict accordance with the terms hereof. The terms,
provisions, covenants, and conditions contained in this Lease shall apply to,
inure to the benefit of, and be binding upon the parties hereto, and upon their
respective successors in interest and legal representative, except as otherwise
herein

                                       14
<PAGE>   18
expressly provided.

         43. OPTION TO CANCEL

         Tenant as is more particularly described hereinafter in this Item 43
shall have a right to cancel the then remaining balance of the term of this
Lease if Tenant's government contract requiring Landlord's office space is
terminated.

         In order to be able to exercise such cancellation right, Tenant must
timely and duly do each, every and all of the following:

         (1) Upon execution of Lease, provide Landlord with copy of government
contract, or proof of government contract with the term and contract number
included.

         (2) Not on the day immediately before the effective cancellation date
be in uncured default of this lease.

         (3) Provide Landlord with a sixty (60) day prior written notice of
Tenant's election to cancel the then remaining balance of the term of this
Lease.

         (4) Pay Landlord a cancellation fee equivalent to three (3) months rent
at the current scheduled rental rate.

         44. ORIGINAL LEASE NULL & VOID

         Lease dated April 9, 1993, by and between The Independent Order of
Foresters (Landlord) and Telecommunication Systems, Inc. (Tenant), and
subsequent Amendment dated May 11, 1994, for space 305, will become null and
void upon commencement of this Lease, dated December 6, 1994.

         45. RIGHT OF FIRST REFUSAL

         Provided Tenant duly, fully and timely complies with all its duties,
obligations and responsibilities under this Lease, Tenant shall have Right of
First Refusal to lease from Landlord the approximately 2,700 square feet of net
rentable area outlined in green on the Attached Exhibit "C" expressly made a
part hereof ("the Right of First Refusal Space"). The Right of First Refusal
shall remain in effect for the entire term of this Lease, except as noted
hereinafter in this Item 46.

         Subject to the contents or this Item 46, Landlord agrees, prior to
leasing the Right of First Refusal Space to a third party prospect, Landlord
shall first offer same, in writing, to Tenant on terms and conditions no less
favorable than those offered to such prospect. On or before the fifth (5th) day
after the date of such submission, Tenant will have the right ("Right of First
Refusal Right") to send Landlord a notice stating that Tenant elects to lease
the Right of First Refusal Space upon identical terms and conditions set forth
in Landlord's notification ("the Offered Lease Terms"). Such notice from Tenant
to Landlord must be postmarked within the five (5) day period and sent by
certified mail, return receipt requested.

         If Tenant duly and timely exercises the Right of First Refusal,
Landlord and Tenant will promptly (and in any event within five (5) business
days after Landlord's receipt of Tenant's notice) enter into a lease for the
Right of First Refusal Space ("the New Lease") upon the Offered Lease Terms. If
for any reason whatsoever Tenant fails duly and timely to exercise the Right of
First Refusal, or if Tenant properly exercises it but thereafter for any reason
whatsoever (except Landlord's fault) does not timely enter into the New Lease,
Landlord will be free to lease the Right of First Refusal Space to another
Tenant and the Right of First Refusal and Landlord's obligation hereunder will
be completely null and void and without further force or effect throughout the
remainder of the term of the Lease and any possible extensions thereof.

         Tenant's rights under this Item 46 are absolutely not assignable or
otherwise transferable.

         46. OPTION TO RENEW

         Tenant as is more particularly described hereinafter in this Item 43
shall have lessor a right to renew this Lease for twelve (12) months effective
the third (3rd) and fourth (4th) anniversary of the Commencement Date.

In order to be able to exercise such renewal right, Tenant must timely and duly
do

                                       15
<PAGE>   19
each, every and all of the following:

         (1) Not on the day immediately before the aforesaid effective
cancellation date be in uncured default of this lease.

         (2) Provide Landlord with a ninety (90) day prior written notice of
Tenant's election to renew the Least effective the anniversary of the
Commencement Date.

         (3) Rest Schedule During Renewal Period(s)

              01/01/98 - 12/31/98     $11.50 psf     $4,538.67 per month
              01/01/99 - 12/31/99     $12.00 psf     $4,736.00 per month

         The above referenced rental rates shall be subject to applicable
         Florida State Sales Tax.

         The parties acknowledge that they have read this Lease (to include its
Exhibits and attachments) in its entirety, that they are familiar with all of
the terms, covenants, provisions and conditions set forth therein and that there
are no other representations, understandings, warranties or agreements
concerning this Lease which do not appear in writing therein. The parties
further acknowledge that the terms and provisions contained within this Lease
have been fully, freely and fairly negotiated by and between them.

         IN WITNESS WHEREOF, the parties, by and through their undersigned,
duly-authorized representatives, have executed this Lease for the purposes
therein expressed.

Signed, sealed and delivered
in the presence of:                    TENANT: TELECOMMUNICATION SYSTEMS,
                                               INC.

[Signature]                                    By: /s/ Richard A. Young
---------------------------                        ----------------------------
Witness
                                             Name: Richard A. Young
                                                   ----------------------------
                                            Title: Senior Vice President
                                                   ----------------------------
                                             Date: January 3, 1995
                                                   ----------------------------

                                         LANDLORD:

/s/ Beth C. Lewis                              By: Bayshore Property Corp.
----------------------------                       ----------------------------
Witness                                      Name: [Signature]
                                                   ----------------------------
[Signature]                                 Title: President
----------------------------                       ----------------------------
Witness                                      Date: 1/10/95
                                                   ----------------------------

                                       16
<PAGE>   20
                                  EXHIBIT "A"

                                  [FLOORPLAN]
BAYSHORE BLDGS.
2909 BAY TO BAY BLVD. - 5TH FLOOR

6-15-94
<PAGE>   21
                                   EXHIBIT "B"

LANDLORD'S WORK:

Landlord is to replace the carpet and cove base throughout the space, except in
the main reception and conference rooms. The area with VCT tile is to be
stripped and waxed. A wall is to be put up dividing the additional office from
the remaining Right of First Refusal (shown below) space is to be installed.

                                  [FLOORPLAN]

FLOORPLAN

- Carpet
- VCT
- Wall
<PAGE>   22
                                  EXHIBIT "C"

                     [5TH FLOOR BAYSHORE BUILDING GRAPHIC]

BAYSHORE BLDGS.
2909 BAY TO BAY BLVD. - 5TH FLOOR

                                                                     6-15-94
<PAGE>   23
                                  SCHEDULE "D"

         Hold Harmless Agreement for Maryland TeleCommunication Systems, Inc.

This HOLD HARMLESS AGREEMENT made as of this 7th day of December, 1924, by and
between Florida Real Estate Advisors, Inc. (hereinafter called "FREA") and
Maryland TeleCommunication Systems, Inc. (hereinafter call "Tenant") and N/A
(hereinafter called "Guarantor")

                                  WITNESSETH:

WHEREAS, FREA is the property manager and leasing agent for (1) 2909 Bay to Bay
Boulevard (hereinafter called "Property") pursuant to a Management and Leasing
Agreement (hereinafter  called "Management Agreement") dated (2) September, 1992
by and between FREA and (3) Independent Order of Foresters (hereinafter called
"Owner" or "Landlord"); and

WHEREAS, Landlord and Tenant have executed or are about to execute a lease
agreement (hereinafter called "Lease"), whereby Tenant will lease space in the
Property from Landlord; and

WHEREAS, Guarantor has executed or is about to execute a Lease Guaranty to be
attached to said Lease.

NOW, THEREFORE, in consideration of the premises and the mutual promises and
covenants herein contained, FREA, Tenant and Guarantor hereby agree as follows:

1.       Tenant and Guarantor acknowledge (a) that FREA is an agent for Owner
         acting solely within the scope of and pursuant to the terms of the
         Management Agreement, and (b) that FREA is not affiliated with the
         Owner nor does FREA have any ownership rights with respect to the
         Property.

2.       FREA, Tenant and Guarantor acknowledge that no representations by FREA,
         understandings or agreements have been made or relied upon in the
         making of the Lease other than those set forth in the Lease, and the
         Lease contains all representations, understandings and agreements made
         with Tenant by FREA on behalf of Owner. No course of prior dealings
         between Tenant and FREA or their officers, employees, agents or
         affiliates shall be relevant or admissible to supplement, explain or
         vary any of the terms of the Lease.

3.       Tenant and Guarantor agree to look solely to Landlord for the
         satisfaction of any judgment obtained by Tenant or Guarantor against
         Landlord or the Property and shall hold and save FREA free and harmless
         from all expenses, claims, liabilities, losses, judgements or damages,
         including reasonable attorneys' fees, arising therefrom or directly or
         indirectly related thereto.

4.       Tenant acknowledges that Owner is not a signatory to this agreement,
         but agrees that Owner can rely on the provisions of Section 2
         hereinabove.

IN WITNESS WHEREOF, this Agreement has been executed as of the first day and
year first above written.

                                 FREA
                                 Florida Real Estate Advisors, Inc.

                                  By:
                                      -----------------------------------
                                              Managing Partner

                                 TENANT
                                 Maryland TeleCommunication, Systems, Inc.

                                 By: Richard A. Young
                                     -------------------------------------
                                 Title:  Senior Vice President
                                         -------------------------------------
                                 GUARANTOR:          N/A
                                 ---------------------------------------------
<PAGE>   24
                         BUILDING RULES AND REGULATIONS

         The following Building Rules and Regulations have been adopted by
Landlord for the care, protection and benefit of the Premises and the Building
and for the general comfort and welfare of all tenants.

         1. The sidewalks, entrances, passages, halls, elevators and stairways
shall not be obstructed by Tenant or used by Tenant for any purpose other than
for ingress and egress to and from the Building and Tenant's Premises.

         2. Restroom facilities, water fountains, and other water apparatus
shall not be used for any purposes other than those for which they were
constructed.

         3. Landlord reserves the right to designate the time when freight,
furniture, goods, merchandise and other articles may be brought into, moved or
taken from Tenant's Premises or the Building.

         4. Tenant shall not put additional locks or latches upon any door
without the written discretionary consent of Landlord. Any and all locks so
added on any door shall remain for the benefit of Landlord, and the keys to such
locks shall be delivered to Landlord by and from Tenant.

         5. Landlord shall not be liable for injuries, damage, theft, or other
loss to persons or property that may occur upon or near any parking areas that
may be provided by Landlord. Tenant, its agents, employees, and invitees are to
use same at their own risk, Landlord to provide no security with respect
thereto. The driveways, entrances, and exits upon, into and from such parking
areas shall not be obstructed by Tenant, Tenant's employees, agents, guests, or
invitees; provided, however, Landlord shall not be responsible or liable for
failure of any person to observe this rule. Tenant, its employees, agents,
guests and/or invitees shall not park in space(s) that may be reserved or
designated for others.

         6. Tenant shall not install in the Premises any heavy weight equipment
or fixtures or permit any concentration of excessive weight in any portion
thereof without first having obtained Landlord's discretionary written consent.

         7. Landlord reserves the right at all times to exclude newsboys,
loiterers, vendors, solicitors, and peddlers from the Building and to require
registration or satisfactory identification or credentials from all persons
seeking access to any part of the Building outside ordinary business hours.
Landlord will exercise its best judgment in the execution of such control but
will not be liable for the granting or refusal of such access.

         8. Landlord reserves the right at all times to exclude the general
public from the Building upon such days and at such hours as in Landlord's sole
judgment will be in the best interest of the Building and its Tenants.

         9. No wires of any kind or type (including but not limited to T.V. and
radio antennas) shall be attached to the outside of the Building and no wires
shall be run or installed in any part of the Building without Landlord's prior
discretionary written consent.

         10. If the Premises are furnished with carpeting, Tenant shall provide
a plexiglass or comparable carpet protection mat for each desk chair customarily
used by Tenant. For default or carelessness in these respects, Tenant shall pay
Landlord the cost of repairing or replacing said carpet, in whole or in part, as
Additional Rent when, in Landlord's sole judgment, such repair or replacement is
necessary.

         11. Landlord shall furnish a reasonable number of door keys to Tenant's
Premises and/or the Building which shall be surrendered on termination or
expiration of the Lease. Landlord reserves the right to require a deposit for
such keys to insure their return at the termination or expiration of the Lease.
Tenant shall get keys only from Landlord and shall not obtain duplicate keys
from outside source. Further, Tenant shall not alter the locks or effect any
substitution of such locks as are presently being used in Tenant's Premises or
the Building.

         12. Tenant shall keep all doors to Premises closed at all times except
for ingress and egress to the Premises.

         13. All installations in the Common Telephone/Electrical Equipment
Rooms shall be limited to terminal boards and connections. All other electrical
equipment must be installed within Tenant's Premises.

         14. It is expressly understood and agreed that any items of any nature
whatsoever placed in Common Areas (i.e., hallways, restrooms, elevators, parking
garage, storage areas and equipment rooms) are placed at Tenant's sole risk and
Landlord assumes no responsibility whatsoever for any loss or damages regards
same.
<PAGE>   25
                               AMENDMENT OF LEASE

THIS AMENDMENT OF LEASE ("Amendment") is made this 15th day or June, 1995 by and
between BAYSHORE PROPERTY CORPORATION ("Landlord") and Maryland
Telecommunication Systems, Inc., ("Tenant"), and amends the Lease ("Lease")
dated September 14, 1995, by and between Tenant and Landlord. For good and
valuable consideration, the receipt and adequacy of which are hereby mutually
and respectively acknowledged by them, Landlord and Tenant hereby covenant,
contract and agree as follows:

1. "Premises": Suite No. 500 is expanding into 817 square feet of net rentable
area adjacent to the existing 4,736 square feet of net rentable area. The
amended total square feet of net rentable is 5,553 square feet.

2. "Term": Expansion space will commence May 1, 1995, and will be co-terminus
with the existing Lease.

3. Rent on the 817 square feet shall be as follows:

<TABLE>
<CAPTION>
Period                    Rate                      Monthly Rent
------                    ----                      ------------
<S>                      <C>                       <C>
05/01/95-10/31/95         $ 9.67                    $658.37
11/01/95-10/31/96         $10.17                    $692.41
11/01/96-10/31/97         $10.67                    $726.45
</TABLE>

4. Except as stated in this Amendment, the Lease shall remain in full force and
effect, and the parties hereby ratify and confirm same, as thus amended.

IN WITNESS WHEREOF, the parties by and through their undersigned, duly
authorized representatives, have executed this Amendment for the purposes
therein described.

                                       LANDLORD

WITNESS: [SIGNATURE]                   BAYSHORE PROPERTY CORPORATION
       ------------------------        BY:  /s/ James W. Lewis, Jr.
         [SIGNATURE]                        ---------------------------
       ------------------------        NAME: James W. Lewis, Jr.
                                            ---------------------------
                                       TITLE: President
                                            ---------------------------
                                       TENANT

WITNESS:                               MARYLAND  TELECOMMUNICATION SYSTEMS, INC.
   [SIGNATURE]
-------------------------------        By: /s/ Howard Seeger
   [SIGNATURE]                             ------------------------------
------------------------------         NAME: Howard Seeger
                                            -----------------------------
                                       TITLE: V.P. - Operations
                                            -----------------------------
<PAGE>   26
                               AMENDMENT OF LEASE

THIS AMENDMENT OF LEASE ("Amendment") is made this 27th day of July, 1995 by and
between BAYSHORE PROPERTY CORPORATION ("Landlord") and Maryland
Telecommunication Systems, Inc., ("Tenant"), and amends the Lease ("Lease")
dated September 14, 1995, by and between Tenant and Landlord. For good and
valuable consideration, the receipt and adequacy of which are hereby mutually
and respectively acknowledged by them, Landlord and Tenant hereby covenant,
contract and agree as follows:

1. "Premises": Suite No. 500 is expanding into 936 square feet of net rentable
area adjacent to the existing 5,553 square feet of net rentable area. The
amended total square feet of net rentable is 6,489 square feet.

2. "Term": Expansion space will commence September 1, 1995, and will be
co-terminus with the existing Lease.

3. Rent on the 936 square feet shall be as follows:

<TABLE>
<CAPTION>
Period                       Rate                 Monthly Rent
------                       ----                 ------------
<S>                         <C>                  <C>
09/01/95-10/31/95           $10.00               $780.00
11/01/95-10/31/96           $10.50               $819.00
11/01/96-10/31/97           $11.00               $858.00
</TABLE>

4. Except as stated in this Amendment, the Lease shall remain in full force and
effect, and the parties hereby ratify and confirm same, as thus amended.

IN WITNESS WHEREOF, the parties by and through their undersigned, duly
authorized representatives, have executed this Amendment for the purposes
therein described.

                                       LANDLORD

WITNESS: [SIGNATURE]                   BAYSHORE PROPERTY CORPORATION
       ------------------------        BY: /s/ James W. Lewis, Jr.
         [SIGNATURE]                       ---------------------------
       ------------------------        NAME: James W. Lewis, Jr.
                                            ---------------------------
                                       TITLE: President
                                            ---------------------------
                                       TENANT

WITNESS:                               MARYLAND TELECOMMUNICATION SYSTEMS, INC.
        [SIGNATURE]
-------------------------------        By: /s/ Richard A. Young
        [SIGNATURE]                        ------------------------------
------------------------------         NAME: Richard A. Young
                                            -----------------------------
                                       TITLE: Senior Vice President, Operations
                                            -----------------------------
<PAGE>   27
                               AMENDMENT OF LEASE

THIS AMENDMENT OF LEASE ("Amendment") is made this 28th day of November, 1995 by
and between BAYSHORE PROPERTY CORPORATION ("Landlord") and Maryland
Telecommunication Systems, Inc., ("Tenant"), and amends the Lease ("Lease")
dated September 14, 1995, by and between Tenant and Landlord. For good and
valuable consideration, the receipt and adequacy of which are hereby mutually
and respectively acknowledged by them, Landlord and Tenant hereby covenant,
contract and agree as follows:

1. "Premises": Suite No. 500 is expanding into 878 square feet of et rentable
area adjacent to the existing 6,489 square feet of net rentable area. The
amended total square feet of net rentable is 7,367 square feet.

2. "Term": Expansion space will commence January 1, 1995, and will be
co-terminus with the existing Lease.

3. Rent on the 878 square feet shall be as follows:

<TABLE>
<CAPTION>
Period                       Rate                   Monthly Rent
------                       ----                   ------------
<S>                         <C>                     <C>
1/01/96-10/31/96             $10.50                    $819.00
11/01/96-10/31/97            $11.00                    $858.00
</TABLE>

4. Except as stated in this Amendment, the Lease shall remain in full force and
effect, and the parties hereby ratify and confirm same, as thus amended.

IN WITNESS WHEREOF, the parties by and through their undersigned, duly
authorized representatives, have executed this Amendment for the purposes
therein described.

                                       LANDLORD

WITNESS: /s/ Beth C. Lewis             BAYSHORE PROPERTY CORPORATION
       ------------------------        BY:  /s/ James W. Lewis, Jr.
        [SIGNATURE]                         ---------------------------
       ------------------------       NAME: James W. Lewis, Jr.
                                            ---------------------------
                                       TITLE: President

                                       TENANT

WITNESS:                               MARYLAND TELECOMMUNICATION SYSTEMS, INC.
        /s/ Howard Seeger
-------------------------------        By: /s/ Richard A. Young
       /s/ V.P. Operations                 ------------------------------
------------------------------         NAME: Howard Seeger
                                            -----------------------------
                                       TITLE: V.P. - Operations
                                            -----------------------------
<PAGE>   28
                            FOURTH AMENDMENT OF LEASE

This Fourth Amendment of Lease ("Fourth Amendment") is made effective the 2nd
day of November, 1998, by and between Bayshore Property Corporation ("Landlord")
and Maryland Telecommunication Systems, Inc. ("Tenant"), and amends the Lease
Agreement ("Lease") dated September 14, 1995, amended June 15, 1995, July 27,
1995, and November 28, 1995, by and between Tenant and Landlord. For good and
valuable consideration, the receipt and adequacy of which are hereby mutually
and respectively acknowledged by them, Landlord and Tenant hereby covenant,
contract, and agree as follows:

         1. Lease term shall terminate on December 31, 2005.

         2. Current Premises of approximately 7,367 rentable square feet shall
            be expanded to include a storage building consisting of
            approximately 1,500 rentable square feet to be constructed at
            Landlord's expense on existing concrete pad located in the northwest
            area of parking lot. Storage building shall be constructed per
            Exhibit "A" attached. Tenant agrees to use the building for material
            storage and not modify the use or improvements in any respect
            without the prior written consent of Landlord.

         3. Rent Schedule for the "Premises" will be as follows:

<TABLE>
<CAPTION>
From                          Through            Monthly Rent   Suite 500     Storage
                                                                Rent/sf       Rent/sf
<S>             <C>                            <C>              <C>           <C>
January 1, 1999   -December 31, 1999             $8,648.25      $12.00        $10.25
January 1, 2000   -December 31, 2000             $8,986.46      $12.50        $10.50
January 1, 2001   -December 31, 2001             $9,355.92      $13.00        $11.00
January 1, 2002   -December 31, 2002             $9,725.38      $13.50        $11.50
January 1, 2003   -December 31, 2003            $10,094.84      $14.00        $12.00
January 1, 2004   -December 31, 2004            $10,464.30      $14.50        $12.50
January 1, 2005   -December 31, 2005            $10,464.30      $14.50        $12.50
</TABLE>

            Tenant agrees to pay and be responsible for all applicable sales
            tax.

         4. Tenant warrants that there are no claims for brokers' or finders'
            fees in connection with the execution of this Fourth Amendment.

         5. Except as stated in this Fourth Amendment, the Lease shall remain in
            full force and effect, and the parties hereby ratify and confirm
            same, as thus amended.

IN WITNESS WHEREOF, the parties, by and through their undersigned duly
authorized representatives have executed this Fourth Amendment for the purposes
herein described.

--------------------------------          BAYSHORE PROPERTY CORPORATION,
Witness                                   AS LANDLORD

--------------------------------          By:
Printed Name of Witness                      --------------------------------
                                                 James W. Lewis, Jr.
                                                 President

--------------------------------
Witness

--------------------------------
Printed Name of Witness
                                           MARYLAND TELECOMMUNICATION
                                           SYSTEMS, INC.
                                           AS TENANT
/s/  Bruce White
---------------------------------          By:/s/  Richard A. Young
Witness                                       -------------------------------
     Bruce White                           Printed Name: Richard A. Young
---------------------------------                       ---------------------
Printed Name of Witness                    Title:   Executive Vice President
                                                 -----------------------------
/s/  Elizabeth E. LaGrange
--------------------------------
Witness
     Elizabeth E. LaGrange
-------------------------------
Printed Name of Witness

<PAGE>   29
                                   EXHIBIT "A"

                           ATTACHED TO AND MADE A PART OF
                            FOURTH AMENDMENT TO LEASE
                                     BETWEEN
                     BAYSHORE PROPERTY CORPORATION, LANDLORD
                                       AND
                    MARYLAND TELECOMMUNICATIONS, INC., TENANT

                                STORAGE BUILDING

Building construction consisting of two storage areas approximately 750 square
feet each. Wood frame building, stucco exterior painted to match Bayshore
Buildings, 10 foot eave height, fiberglass shingled roof. Each storage area to
include: one (1) roll-up door, one (1) entry door, one (1) double electric
outlet, six (6) eight foot (8') fluorescent strip fixtures with two (2) bulbs
per fixture, one (1) security light at entry door and one (1) security light at
roll-up door.

                          [STORAGE BUILDING FLOORPLAN]

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