Document:

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                                                                   EXHIBIT 10.22

            ADOPTION, CONSENT AND THIRD AMENDMENT TO RETIREMENT PLAN

     The  Retirement  Plan  adopted by Dollar  Thrifty  Automotive  Group,  Inc.
("DTAG") on December 5, 1998, as amended by First  Amendment to Retirement  Plan
adopted by DTAG on September 23, 1999 and Second  Amendment to  Retirement  Plan
adopted by DTAG on January  14, 2000  ("Plan")  is hereby  amended as of July 1,
2000 as follows:

          1.  Thrifty Car Sales,  Inc.,  an  Oklahoma  corporation  ("TCS"),  by
     signing below,  hereby adopts the Plan and agrees to be bound by all of the
     terms  and  conditions  of  the  Plan  and  agrees  to  perform  all of the
     obligations of an "Employer" under the Plan.

          2. The definition of Employer contained in Section 1.13 of the Plan is
     hereby amended by adding thereto "Thrifty Car Sales, Inc."

          3. DTAG, by signing below,  hereby  consents to the adoption by TCS of
     the Plan.

                                            DTAG:

                                            DOLLAR THRIFTY AUTOMOTIVE GROUP,
                                            INC., a Delaware corporation
ATTEST:

__________________________                  By: _______________________________
Secretary                                            Steven B. Hildebrand
                                                     Executive Vice President

                                            TCS:

                                            THRIFTY CAR SALES, INC.,
                                            an Oklahoma corporation
ATTEST:

__________________________                  By: _______________________________
Secretary                                            Name: _____________________

                                                     Title:_____________________

                                                        -1-FIRST AMENDMENT TO AMENDED AND
                            RESTATED CREDIT AGREEMENT

         THIS FIRST  AMENDMENT TO AMENDED AND  RESTATED  CREDIT  AGREEMENT  (the
"Credit  Agreement"),  dated as of July 1, 2000 is entered  into by and  between
CITIZENS BANK OF MASSACHUSETTS as successor in interest to State Street Bank and
Trust Company (the "Bank") and QC OPTICS INC. (the "Borrower").

         WHEREAS,  as of June 29, 1998, the Bank and the Borrower entered into a
certain  Amended and Restated Credit  Agreement (the "Credit  Agreement") and in
connection  therewith,  the Borrower  executed and delivered to the Bank a First
Allonge to Promissory Note in the face amount of $2,000,000.00  dated as of June
29, 1998 (the "Note"),  as well as various other agreements dated as of June 29,
1998 (all of said  above-referenced  documents shall collectively be referred to
as the "Loan Documents"); and

         WHEREAS,  the Bank has agreed,  subject to the conditions stated herein
and  any  other  conditions  and  requirements  as are  set  forth  in the  Loan
Documents,  to amend certain  provisions of the Loan Documents and to extend the
maturity date of the Loan Documents as provided below.

         NOW,  THEREFORE,  for  valuable  consideration  paid,  the  receipt and
sufficiency  of  which is  hereby  acknowledged,  the  parties  hereby  agree as
follows:

1.   The Credit Agreement shall be, and hereby is, revised as follows:

     (a)  The definition of "Bank"  appearing in the  introductory  paragraph of
          the Credit  Agreement  shall  hereby be amended  by  replacing  "State
          Street Bank and Trust Company" with "Citizens Bank of Massachusetts, a
          Massachusetts banking corporation.

     (b)  The definition of "Commitment" in Section 1.01 shall hereby be amended
          by  deleting  the  definition  contained  therein  and  inserting  the
          following:

               "Commitment"  means  the  Bank's  agreement  as set  forth in the
               Bank's Commitment Letters dated June 5, 1998 and July 27, 2000 to
               make Loans to the Borrower.

     (c)  Section 2.01 shall hereby be amended by replacing the Maturity Date of
          June 30, 2000 with the Maturity Date of June 30, 2001.

     (d)  Section  3.01(6)  shall  hereby be amended by adding the  following to
          tile end of said section:

               "Other documents shall include, but not be limited to, a Covenant
               Compliance Certificate from Borrower, in substance similar to the

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               certificate  a copy  of  which  is  attached  hereto  as  Exhibit
               3.01(6),  certifying  that  Borrower  is in  compliance  with all
               financial covenants contained in the Credit Agreement."

     (e)  Section  5.07(6)  shall hereby be amended by inserting  after the word
          "Bank"  and  before  the  words "a  monthly  aging"  the words "by the
          fifteenth day of each month for the prior month-end".

     (f)  Section  5.07(7)  shall hereby be amended by inserting  after the word
          "hereunder"  and before the words "the Borrower  shall" the following:
          "and  monthly  by the  fifteenth  day of  each  month  for  the  prior
          month-end".

     (g)  Section 6.10 shall  hereby be amended by deleting  the first  sentence
          thereof and inserting the following:

               Section 6.10 Financial Covenants.  So long as any unpaid balances
               are outstanding under the Note:

     (h)  Section  6.10(2)  shall  hereby be amended by  replacing  the  Minimal
          Capital Funds Level of $7,500,000  with a Minimal  Capital Funds Level
          of $4,500,000.

     (i)  Section  6.10(3) shall hereby be amended by replacing the Maximum Debt
          to Capital  Funds ratio of not less than 1.0 to 1 with a Maximum  debt
          to Capital Funds ratio of not less than .75 to 1.

     (j)  Section 6.10 shall hereby be amended by deleting subsection (4) in its
          entirety and inserting a new subsection (4) as follows:

               (4) Quarterly  Earnings.  The  Borrower's  net income will not be
               less than zero for any two consecutive quarters.

2.       The  Borrower  hereby  represents  and  warrants  that  it is  in  full
         compliance with the terms and conditions of the Loan Documents and that
         there are no defaults  under the terms and conditions  which,  with the
         lapse of time or the giving of notice, would constitute a default under
         any of the loan documents.

3.       Except  as  modified  by this  Agreement,  all  terms,  provisions  and
         conditions of the Credit  Agreement and the Loan Documents shall remain
         unchanged and in full force and effect.

4.       This Agreement may be executed  simultaneously in several counterparts,
         each of which shall constitute one and the same instrument.

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         IN WITNESS WHEREOF,  the parties have executed this Agreement under the
seal by  their  duly  authorized  officers  as of the day and year  first  above
written.

BANK:

CITIZENS BANK OF MASSACHUSETTS

By:/s/ Bruce S. Daniels
   ----------------------------------
Bruce S. Daniels, Vice President

BORROWER:

QC OPTICS, INC.

By:/s/ Eric T. Chase
   ----------------------------------
Eric T. Chase, President

                                       3LEASE

    In  consideration of the covenants  herein  contained,  JUDITH ANN SPINELLI,
Middlesex  County,  Massachusetts,  as  TRUSTEE  of  the  JONSPIN  REALTY  TRUST
hereinafter  called  LESSOR,  does hereby  lease to QC OPTICS,  INC., a Delaware
Corporation,  hereinafter  called  LESSEE,  the  following  described  premises,
hereinafter  called the leased  premises:  a portion of the building known as 46
JONSPIN ROAD, WILMINGTON, MASSACHUSETTS,  containing approximately 24,714 square
feet,  and as shown on the attached  plan referred to as Exhibit C together with
the  exclusive  right to use 20  parking  spaces as shown on the  attached  plan
entitled  "site  layout" and parking  plan  entitled  Exhibit D. The premises is
located on Lot 42 which is  located in and forms a part of the North  Wilmington
Industrial Park as shown on the attached plan entitled Exhibit B.

TO HAVE AND HOLD the leased premises for a term of FIVE (5) years  commencing at
noon on MAY 1, 2001  ("commencement  date") and ending at noon on APRIL 31, 2006
("expiration  date") unless sooner  terminated  as herein  provided.  LESSOR and
LESSEE now  covenant and agree that the  following  terms and  conditions  shall
govern this lease  during the term hereof and for such further  time,  as LESSEE
shall hold the lease premises.

     1.  RENT.  LESSEE shall pay to LESSOR base rent at the rate of
$ 216,247.50 U.S. dollars  per year drawn on a U.S. bank,  payable in advance in
monthly  installments  of $ 18,020.62 on the first day in each calendar month in
advance, for lease years one (1), two (2) and three(3) $ 222,426.00 U.S. dollars
per year drawn on a U.S. bank,  payable in advance in monthly  installments of $
18,535.50  on the first day in each  calendar  month in advance,  for lease year
four (4) $ 234,783.00  U.S.  dollars per year drawn on a U.S.  bank,  payable in
advance in monthly installments of $ 19,565.25 on the first day in each calendar
month in advance,  for lease year five (5) the first monthly  payment to be made
upon  LESSEE's  execution  of  this  lease,  including  payment  in  advance  of
appropriate  fractions of a monthly  payment to be of a monthly  payment for any
portion of a month at the  commencement  or end of said lease term. All payments
shall be made to the LESSOR or agent at 745 Concord Ave.,  Cambridge,  MA 02138,
or at such other place as LESSOR shall from time to time in writing designate.

     2.  SECURITY  DEPOSIT.  LESSEE  shall pay LESSOR a security  deposit in the
amount of $ 18,020.62 dollars upon the execution of this lease by LESSEE,  which
shall be held as  security  for  LESSEE's  performance  as herein  provided  and
refunded to LESSEE without interest at the end of this lease subject to LESSEE's
satisfactory  compliance  with the conditions  hereof,  LESSEE may not apply the
security  deposit  to  payment  of the last  month's  rent.  In the event of any
default or breach of this lease by LESSEE,  LESSOR shall  immediately  apply the
security  deposit  to  payment  of the last  month's  rent.  In the event of any
default or breach of this lease by LESSEE,  LESSOR shall  immediately  apply the
security deposit first to any unamortized improvements completed for LESSEE's

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occupancy, then to offset an outstanding invoice or other payment due to LESSOR,
with the  balance  applied to  outstanding  rent.  If all or any  portion of the
security  deposit is applied to cure a default or breach  during the term of the
lease,  LESSEE shall be  responsible  for restoring  said deposit  forthwith and
failure to do so shall be  considered  a  substantial  default  under the lease.
LESSEE's  failure to remit the full security deposit or any portion thereof when
due shall also constitute a substantial lease default.

     3. USE OF PREMISES.  LESSEE use of the leased  premises  shall  include any
configuration  of a.) all lawful general office  purposes,  b.) all lawful light
industrial  purposes,  c.) all lawful  light  manufacturing  and light  assembly
purposes,  and d.) all lawful  purposes  related to the business  operations  of
LESSEE.

     4. ADDITIONAL RENT. LESSEE shall pay to LESSOR as additional rent forty one
(41%) percent,  the  proportionate  share (based on the square footage leased by
LESSEE as compared with the total leaseable square footage of the building which
the lease premises are a part, LESSEE's  "proportionate  share"), of real estate
taxes levied  against the land and  building of which the leased  premises are a
part and forty one (41%) percent of those common area maintenance  (CAM) charges
as set forth in  Exhibit E which is  incorporated  herein by  reference.  LESSEE
shall make payment  within  fifteen (15) days of written notice from LESSOR that
such taxes are payable,  and any  additional  rent shall be prorated  should the
lease terminate  before the end of any tax year.  LESSEE shall have the right at
its sole expense to seek  abatement of such real estate taxes paid by LESSEE and
LESSEE  shall be entitled to receive  any  refunds  with  respect to real estate
taxes paid by LESSEE.

     5. UTILITIES. LESSEE shall pay all charges for any electricity and gas used
on the  leased  premises,  provided  that  gas and  electric  meters  have  been
installed  by LESSOR or forty one  percent  (41%) of charges  for  utilities  if
separate  meters have not been installed by LESSOR.  LESSEE shall pay LESSOR for
water use as determined  by LESSOR either by a separate  water meter serving the
leased  premises,  or as a  proportionate  share of water charges for the entire
building of which the leased premises are a part if not separately metered,  and
LESSEE  shall pay LESSOR a  proportionate  share of any other  fees and  charges
relating in any way to water use at the building.  No plumbing,  construction or
electrical  work of any  type  shall  be done  without  LESSOR's  prior  written
approval,  which shall not be unreasonably  withheld or delayed, and appropriate
municipal permit.  LESSEE's share of utilities charges shall be  proportionately
adjusted in the event that the adjoining tenant's use of same materially exceeds
LESSEE's use.

     6. COMPLIANCE WITH LAWS.  LESSEE  acknowledges  that no trade,  occupation,
activity or work shall be conducted  in the leased  premises or use made thereof
which may be unlawful, improper, noisy, offensive, or contrary to any applicable
statute, regulation, ordinance or bylaw. LESSEE shall keep all employees working
in the leased premises  covered with Worker's  Compensation  Insurance and shall
obtain any licenses and permits necessary for LESSEE's occupancy. LESSEE shall

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be  responsible  for causing the leased  premises and any  alterations by LESSEE
which  are  allowed  hereunder  to be in full  compliance  with  any  applicable
statute, regulation, ordinance or bylaw.

     7.  FIRE,CASUALTY,  EMININT  DOMAIN.  Should a  substantial  portion of the
leased  premises,  or of the property of which they are a part be  substantially
damaged by fire or other  casualty,  or be taken by eminent  domain,  LESSOR may
elect to terminate  this lease.  When such fire,  casualty or taking renders the
leased  premises  substantially  unsuitable  for their  intended use, a just and
proportionate abatement of rent shall be made, and LESSEE may elect to terminate
this lease if: (a) LESSOR fails to give written  notice when thirty (30) days of
intention  to restore  the leased  premises  or (b) LESSOR  fails to restore the
leased  premises to a condition  substantially  suitable for their  intended use
within ninety (90) days of said fire,  casualty or taking.  LESSOR  reserves all
rights for  damages or injury to the leased  premises  for any taking by eminent
domain, except for damage to LESSEE's property or equipment.

     8.  MAINTENANCE OF PREMISES.  LESSOR will be responsible for all structural
(the  roof and  exterior  facade  of the  building)  maintenance  of the  leased
premises including common area ADA modifications  required for entry to LESSEE's
leased space. LESSOR at LESSEE'S expense shall be responsible for the normal day
time  maintenance  of all  space  heating  and  cooling  equipment,  sprinklers,
plumbing,  septic and electrical  wiring,  but  specifically  excluding  damaged
caused by the malicious,  willful,  or gross negligent acts of LESSEE or others,
chemical,  water or corrosion damage from any source, and maintenance of any non
"building  standard"  leasehold  improvements.  LESSOR shall use best efforts to
maintain competitive pricing for maintenance  services described herein.  LESSEE
agrees to maintain at its  expense all other  aspects of the leased  premises in
the same condition as they are at the commencement of the term or as they may be
put in during the term of this lease, normal wear and tear and damage by fire or
other casualty only excepted,  and whenever  necessary,  to replace light bulbs,
plate glass and other glass therein,  acknowledging  the leased premises are now
in good order and the light bulbs and glass whole.  LESSEE will properly control
or vent all solvents,  degreasers,  smoke,  odors,  etc. and shall not cause the
area  surrounding  the leased  premises to be in anything  other than a neat and
clean condition,  depositing all waste in appropriate receptacles.  LESSEE shall
be solely responsible for any damage to plumbing  equipment,  sanitary lines, or
any other portion of the building which results from the discharge or use of any
acid or  corrosive  substance  by  LESSEE.  LESSEE  shall not  permit the leased
premises to be overloaded,  damaged,  stripped or defaced, not suffer any waste,
and will not keep animals  within the leased  premises.  If the leased  premises
include any wooden  mezzanine  type space,  the floor  capacity of such space is
suitable  only for office use,  light storage or assembly  work.  Unless heat is
provided at LESSOR's expense,  LESSEE shall maintain  sufficient heat to prevent
freezing of pipes or damage.  Any  increase  in air  conditioning  equipment  or
electrical  capacity,  or any installation and/or maintenance of equipment which
is  necessitated  by some specific aspect of LESSEE's use of the leased premises
shall be at LESSEE's expense. All maintenance provided by LESSOR shall be during
LESSOR's normal business hours.

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     9. ALTERATIONS.  LESSEE shall not make structural  alterations or additions
of any kind to leased premises, but may make nonstructural  alterations provided
LESSOR  consents  thereto in writing  which  consent  shall not be  unreasonably
withheld or delayed.  All such allowed  alterations shall be at LESSEE's expense
and shall conform to LESSOR's  construction  specifications.  If LESSOR provides
any services or maintenance  for LESSEE in connection  with such  alterations or
otherwise under this lease, any just invoice will be promptly paid. LESSEE shall
not permit any  mechanics'  liens,  or similar  liens,  to remit upon the leased
premises in connection  with work of any character  performed or claimed to have
been  performed  at the  direction of LESSEE and shall cause any such lien to be
released  or removed  forthwith  without  cost to  LESSOR.  Any  alterations  or
additions  shall become part of the leased  premises and the property of LESSOR.
Any alterations completed by LESSOR shall be LESSOR's "building standard" unless
noted  otherwise.  LESSOR  shall  have  the  right  at any  time to  change  the
arrangement  of parking  areas,  stairs,  walkways or other  common areas of the
building of which the leased premises are a part.

     10. ASSIGNMENT OR SUBLEASING.  LESSEE shall not assign this lease or sublet
or allow any other  firm or  individual  to occupy  the whole or any part of the
leased  premises  without  LESSOR's  approval  which  shall not be  unreasonably
withheld, conditioned or delayed. LESSOR will respond to LESSEE's request within
fifteen (15) days.  LESSOR shall not be able to withhold approval for assignment
or  sublet  based on the fact  that  LESSOR  has  prime  space  within  the park
available for lease. Notwithstanding such assignment or subleasing, LESSEE shall
remain liable to LESSOR for the payment of all rent and for the full performance
of the covenants and conditions of this lease.  LESSEE shall pay LESSOR promptly
for  reasonable  legal  and  administrative   expenses  incurred  by  LESSOR  in
connection with any consent requested  hereunder by LESSEE.  Such approval shall
not be required if such  assignment  or sublease is to a parent,  subsidiary  or
other  organization  affiliated  with LESSEE.  In the event such  assignment  or
sublease shall result in excess profits after reasonable administrative expenses
have been  deducted,  such profits  shall be split  equally  between  LESSEE and
LESSOR.  Said  administrative  costs  shall  not  include  vacancy,  promotional
materials, permits or commissions that are related to said sublease.

     11.  SUBORDINATION.  This lease shall be subject and subordinate to any and
all mortgages and other  instruments in the nature of a mortgage,  now or at any
time hereafter,  and LESSEE shall, when requested,  promptly execute and deliver
such written instruments as shall be necessary to show the subordination of this
lease to said mortgages or other such instruments in the nature of a mortgage.

     12. LESSOR'S ACCESS.  LESSOR or agents of LESSOR may at any reasonable time
enter to view the leased  premises,  to make repairs and  alterations  as LESSOR
should  elect to do for the  leased  premises,  the  common  areas or any  other
portions  of the  building  of which the  leased  premises  are a part,  to make
repairs  which  LESSEE is required  but has failed to do, and to show the leased
premises to others.

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     13. SNOW REMOVAL.  The plowing of snow from all  roadways,  access ways and
unobstructed  parking and  loading  areas  shall be the sole  responsibility  of
LESSOR.  LESSEE shall be responsible  for their  proportionate  share  forty-one
(41%)  percent of this charge.  The control of snow and ice on all steps serving
the leased premises and all other areas not readily accessible to plows shall be
the sole  responsibility  of LESSEE.  Notwithstanding  the  foregoing,  however,
LESSEE shall hold LESSOR  harmless  from any and all claims by LESSEE's  agents,
representatives,  employees,  callers or invitees for damage or personal  injury
resulting in any way from snow or ice on any area serving the leased premises.

     14.  ACCESS AND  PARKING.  LESSEE shall have the right  without  additional
charge to use parking  spaces  outlined on Exhibit D as provided  for the leased
premises in common with others  entitled to the use thereof.  Said parking areas
plus any stairs, walkways, elevators or other common areas shall in all cases be
considered a part of the leased premises to the extent that they are utilized by
LESSEE,  or LESSEE's  employees,  agents,  callers or invitees.  LESSEE will not
obstruct in any manner any portion of the building or the walkways or approaches
to said building, and will conform to all rules and regulations now or hereafter
made by  LESSOR  for  parking,  and for the  care,  use,  or  alteration  of the
building, its facilities and approaches. LESSEE further warrants the LESSEE will
not permit any  employee  or visitor to violate  this or any other  covenant  or
obligation of LESSEE. With the exception of not more than five (5) vehicles,  no
unattended  parking  will  be  permitted  between  7:00 PM and  7:00 AM  without
LESSOR's prior written approval,  and from December 1 through March 31 annually,
such parking shall be permitted only in those areas specifically  designated for
assigned  overnight  parking.  Unregistered  or  disabled  vehicles,  or storage
trailers of any type, may not be parked at any time. LESSOR may tow, at LESSEE's
sole risk and expense,  any  misparked  vehicle  belonging to LESSEE or LESSEE's
agents,  employees,  invitees  or  callers,  at any  time.  LESSOR  shall not be
responsible for providing any security services for the leased premises.

     15. LESSEE'S LIABILITY AND INSURANCE. LESSEE shall be solely responsible as
between  LESSOR  and  LESSEE  for deaths or  personal  injuries  to all  persons
whomsoever  occurring  in or on the leased  premises  (including  any  extension
thereof) within the control of the LESSEE from whatever cause arising and damage
to property to whomsoever  belonging arising out of the use, control,  condition
or  occupation  of the leased  premises by LESSEE and LESSEE agrees to indemnify
and save harmless  LESSOR from any and all liability,  including but not limited
to expenses,  damage,  causes of action, suits, claims or judgments caused by or
in any way  growing  out of any matters  aforesaid,  except for death,  personal
injuries or property  damage  directly  resulting  from the sole  negligence  of
LESSOR,  LESSEE will secure and carry at its own expense a comprehensive general
liability  policy  insuring  LESSEE,  LESSOR  against any claims based on bodily
injury  (including death) or property damage arising out of the condition of the
leased  premises or their use by LESSEE,  such policy to insure  LESSEE,  LESSOR
against any claim up to Two Million  ($2,000,000) dollars in the case of any one
accident  involving  bodily  injury  (including  death),  and up to One  Million
($1,000,000) Dollars against any claim for damage to property.  LESSOR and OWNER

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shall be included in each such policy as additional  insureds.  LESSEE will file
with  LESSOR  prior to  occupancy  certificates  and any  applicable  riders  or
endorsements  showing that such insurance is in force,  and thereafter will file
renewal  certificates  prior to the  expiration of any such  policies.  All such
insurance  certificates  shall provide that such policies  shall not be canceled
without  at least ten (10) days prior  written  notice to each  insured.  In the
event LESSEE shall fail to provide or maintain such insurance at any time during
the term of this lease then LESSOR may elect to contract  for such  insurance at
LESSEE's expense.

     16. FIRE INSURANCE.  LESSEE shall not permit any use of the leased premises
which will  adversely  affect or make  violable any insurance on the property of
which the leased  premises are a part, or on the contents of the said  property,
or  which  shall  be  contrary  to any  law or  regulation  from  time  to  time
established  by  the  Insurance  Services  Office  (or  successor),  local  Fire
Department,  LESSOR's  insurer,  or any  similar  body.  LESSEE  shall on demand
reimburse LESSOR, and all other tenants,  all extra insurance premiums caused by
LESSEE's use of the leased premises. LESSEE shall not vacate the leased premises
or permit it to be unoccupied other than during LESSEE's customary  non-business
days of hours.

     17.  BROKERAGE.  LESSEE  warrants and  represents to LESSOR that LESSEE has
utilized  only  David  G.  Stubblebine  of The  Stubblebine  Company,  as  their
exclusive  representative  with  respect  to this  lease  and  LESSEE  agrees to
indemnify  LESSOR  against any  brokerage  claims  arising  from an alleged dual
representation of LESSEE under this lease.

     18. SIGNS.  LESSOR  authorizes,  and LESSEE at LESSEE's  expense  agrees to
erect,  signage for the leased  premises in accordance  with  LESSOR's  building
standards for style, size, location,  etc. LESSEE shall obtain the prior written
consent of LESSOR before erecting any sign on the leased premises, which consent
shall include  approval as to size,  wording,  design and  location.  LESSOR may
remove and dispose of any sign not approved, erected or displayed in conformance
with this lease.

     19. DEFAULT AND  ACCELERATION  OF RENT. In the event that: (a) LESSEE shall
default  in  the  observance  or  performance  of  any  of  LESSEE's  covenants,
agreements,  or obligations hereunder,  other than substantial monetary payments
as provided below,  and such default shall not be corrected within ten (10) days
after written notice thereof,  or (b) LESSEE vacates the leased  premises,  then
LESSOR shall have the right thereafter, while such default continues and without
demand or further notice, to reenter and take possession of the leased premises,
to declare the term of this lease ended, and to remove LESSEE's effects, without
being guilty of any manner of trespass, provided such LESSOR entry complies with
all  applicable  statutes and without  prejudice to any remedies  which might be
otherwise  used for arrears of rent or other default shall continue for ten (10)
days  after  written  notice  thereof  and,  because  both  parties  agree  that
nonpayment  of said  sums when due is  substantial  breach  of the  lease,  and,
because the payment of rent in monthly  installments is for the sole benefit and

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convenience  of LESSEE,  then in addition to the  foregoing  remedies the entire
balance of rent which is due hereunder shall become  immediately due and payable
as liquidated damages.  LESSOR,  without being under any obligation to do so and
without  thereby  waving any  default may remedy same for the account and at the
expense of LESSEE. If LESSOR pays or incurs any obligations  payment of money in
connection  therewith,  such sums paid or obligations incurred plus interest and
costs,  shall be paid to LESSOR by LESSEE as additional  rent. Any sums received
by LESSOR from or on behalf of LESSEE at any time shall be applied  first to any
unamortized  improvements  completed for LESSEE's occupancy,  then to offset any
outstanding  invoice or other payment due to LESSOR, with the balance applied to
outstanding  rent.  LESSEE  agrees  to pay  reasonable  attorney's  fees  and/or
administrative  costs incurred by LESSOR in enforcing any or all  obligations of
LESSEE  under  this lease at any time  provided  that  LESSOR is the  prevailing
party.  In the event  that  LESSOR  is  unable to pay its debts in the  ordinary
course of business,  LESSEE may at its option and upon thirty- (30) days written
notice  terminate  this lease.  LESSEE shall pay LESSOR  interest at the rate of
eighteen  (18%)  percent per annum on any payment from LESSEE to LESSOR which is
past due.

     20.  NOTICE.  Any  notice  from  LESSOR to LESSEE  relating  to the  leased
premises or to the  occupancy  thereof  shall be deemed duly served when left at
the leased premises addressed to LESSEE, or served by constable,  or sent to the
leased premises by certified  mail,  return receipt  requested,  postage prepaid
addressed  to LESSEE.  Any notice from  LESSEE to LESSOR  relating to the leased
premises or to the occupancy  thereof shall be deemed duly served when served by
constable,  or delivered to LESSOR by certified mail, return receipt  requested,
postage prepaid,  addressed to LESSOR at 745 Concord Avenue, Cambridge, MA 02138
or at LESSOR's last designated address.  No oral notice or representation  shall
have any force or effect. Time is of the essence in service of any notice.

     21.  OCCUPANCY.  In the event that LESSEE takes  possession  of said leased
premises prior to the start of said term, LESSEE will perform and observe all of
LESSEE's  covenants from the date upon which LESSEE takes possession  except for
the obligation for the payment of extra rent for any period less than one month.
LESSOR with LESSEE's written approval shall have the right to relocate LESSEE at
LESSOR'S  complete  expense to another  facility  upon prior  written  notice to
LESSEE  and on terms  comparable  to those  herein.  In the  event  that  LESSEE
continues to occupy or control all or any part of the leased  premises after the
agreed termination of this lease without the written permission of LESSOR,  then
LESSEE  shall be liable to LESSOR  for any and all  loss,  damages  or  expenses
incurred by LESSOR,  and all other  terms of this lease shall  continue to apply
except that the rent shall be due in full monthly  installments at a rate of two
hundred (200) percent of that which would  otherwise be due under this lease, it
being understood between the parties that such extended occupancy is as a tenant
as  sufferance  and is solely for the benefit and  convenience  of LESSEE and as
such has greater rental value.  LESSEE's control of occupancy of all or any part
of the leased  premises beyond noon on the last day of the monthly rental period
shall  constitute  LESSEE's  occupancy  for  an  entire  additional  month,  and
increased rent as provided in this section shall be due and payable  immediately
in advance. LESSOR's acceptance of any payments from LESSEE during such extended
occupancy shall not alter LESSEE's status as a tenant at sufferance.

                                       7
<PAGE>

     22.  FIRE  PREVENTION.  LESSEE  agrees to use every  reasonable  precaution
against  fire  and  agrees  to  provide  and  maintain  approved,  labeled  fire
extinguishers,  emergency  lighting  equipment,  and exit sign and  complete any
other modifications within the leased premises as required or recommended by the
Insurance  Services  Office (or successor  organization),  OSHA,  the local Fire
Department, or any similar body.

     23. OUTSIDE AREA. No goods, equipment, or things of any type or description
shall be held or stored  outside the leased  premises at any time without  prior
written consent from LESSOR.  LESSOR acknowledges and agrees that LESSEE has and
may use a picnic table and gas grills  located at the rear of the building.  Any
goods,  equipment or things left outside the leased  premises  without  LESSOR's
prior written  consent shall be deemed  abandoned and may be removed at LESSEE's
expense without notice by LESSOR. A single ten-yard  capacity dumpster is hereby
authorized  for the  disposal  of  trash,  provided  that the  location  of said
receptacle is approved by LESSOR. A temporary  thirty-yard capacity dumpster may
be used on a temporary  basis,  provided that the location of said receptacle is
approved by LESSOR.

     24. ENVIRONMENT.  LESSEE will so conduct and operate the leased premises as
not to interfere in any way with the use and enjoyment of their  portions of the
same or  neighboring  buildings  by others by  reason of odors,  smoke,  smells,
noise,  pets,  accumulation  of  garbage  or trash,  vermin or other  pests,  or
otherwise, and will at its expense employ a professional pest control service if
necessary.  LESSEE  agrees to  maintain  efficient  and  effective  devices  for
preventing damage to heating equipment from solvents,  degreasers, cutting oils,
propellants,  etc.  which may be present at the leased  premises.  No  hazardous
materials  or wastes  shall be stored,  disposed of, or allowed to remain at the
leased premises at any time, and LESSEE shall be solely  responsible for any and
all corrosion or other damage  associated with the use,  storage and/or disposal
of same by LESSEE.  LESSOR shall have the right upon reasonable notice to LESSEE
to inspect  the demised  premises  with  regard to any  materials  being used by
LESSEE in its business  operation and with respect to any wastes being generated
as a result of use of those  materials for the purpose of  ascertaining  whether
environmentally  hazardous conditions exist at the demised premises as result of
use by  LESSEE  of  certain  materials  in its  business  operation.

     If LESSOR  determines in her reasonable  judgment that hazardous wastes are
being generated by LESSEE at the subject premises,  then, in that event,  LESSOR
shall notify LESSEE forthwith of that fact and if it is no longer  determined by
the  Massachusetts  Department of Environmental  Protection to be a "very small"
quantity of  generator,  LESSEE  shall be  obligated to engage the services of a
recognized and certified  environmental firm for the purpose of performing a 21E
and/or  other   environmental   study  in  order  to  determine  the  extent  of
contamination  which has occurred at the demised premises.  It shall be LESSEE's
responsibility to pay for the services of the environmental  firm with regard to
the  aforementioned  study and LESSEE and LESSOR shall  mutually  agree upon the

                                       8
<PAGE>

identity of the  environmental  firm,  which is going to conduct the 21E and /or
other environmental study. Notwithstanding the foregoing, LESSOR recognizes that
LESSEE may use and store on site certain controlled and hazardous  substances (a
list of these substances incorporated herein by reference entitled Exhibit F) in
the  ordinary  course of business  and such  continued  use will at all times be
permitted subject to all local, state and federal laws

     25. RESPONSIBILITY.  Neither LESSOR shall be held liable to anyone for loss
or damage caused in any way by the use, leakage, seepage or escape of water from
any source,  or for the cessation of any service  rendered  customarily  to said
premises  or  buildings,  or agreed to by the  terms of this  lease,  due to any
accident,  the  making  of  repairs,  alterations  and/or  improvements,   labor
difficulties,  weather conditions, mechanical breakdowns, trouble or scarcity in
obtaining  fuel,  electricity,  service or supplies  from the sources from which
they are  usually  obtained  for said  building  or any  cause  beyond  LESSOR's
immediate control

     26. SURRENDER.  LESSEE shall at the termination of this lease remove all of
the LESSEE's goods and effects from the leased premises. LESSEE shall deliver to
LESSOR the leased  premises  and all keys and locks  thereto,  all  fixtures and
equipment connected therewith,  and all alterations,  additions and improvements
made to or upon the leased  premises,  whether  completed  by LESSEE,  LESSOR or
others,  including but not limited to any offices,  partitions,  window  blinds,
floor coverings (including computer floors), plumbing and plumbing fixtures, air
conditioning  equipment  and  ductwork  of any type,  exhaust  fans or  heaters,
telephone wiring,  telephone equipment, air or gas distribution piping, overhead
cranes, hoists,  trolleys or conveyors,  counters, or signs attached to walls or
floors,  all electrical work,  including but not limited to lighting fixtures of
any type, wiring,  conduit, EMT,  transformers,  distribution panels, bus ducts,
raceways,  outlets and  disconnects,  and  furnishings  or equipment  which have
bolted,  welded, nailed screwed,  glued or otherwise attached to any wall, floor
or ceiling, or which have been plumbed to the water supply,  drainage or venting
systems  serving the leased  premises.  LESSEE shall deliver the leased premises
sanitized from chemicals or other contaminants,  and broom clean and in the same
condition  as they were at the  commencement  of this  lease or any prior  lease
between the parties of the leased premises, or as they were modified during said
term with LESSOR's written consent,  reasonable wear and tear and damage by fire
or other casualty only excepted.  In the event of LESSEE's failure to remove any
of LESSEE's  property from the leased  premises upon  termination  of the lease,
LESSOR is hereby  authorized,  without  liability  to LESSEE  for loss or damage
thereto,  and at the sole risk of LESSEE,  to remove and store any such property
at LESSEE's  expense,  or to retain same under LESSOR's  control,  or to sell at
public or private  sale  (without  notice),  any or all of the  property  not so
removed  and to apply the net  proceeds  of such sale to the payment and sum due
hereunder,  or to destroy such abandoned  property.  In no case shall the leased
premises be deemed  surrendered  to LESSOR until the  termination  date provided
herein or such other date as may be specified in a written agreement between the
parties, notwithstanding the delivery of any keys to LESSOR.

                                       9
<PAGE>

     As of the termination date of this lease, LESSEE, at LESSEE's sole expense,
shall  return  the lease  premises  free from any and all  hazardous  materials,
hazardous wastes and biological,  radiological,  chemical or other contamination
and shall be solely  responsible  for remedying any and all damage  removing any
and all  contamination,  and  properly  disposing  of any  hazardous  materials,
hazardous wastes and contamination. Time is of the essence.

     27. GENERAL. a) The invalidity or unenforceability of any provision of this
lease shall not affect or render invalid or  unenforceable  any other  provision
hereof.  (b) The  obligations  of this lease  shall run with the land,  and this
lease shall be binding  upon and inure to the benefit of the parties  hereto and
their respective successors and assigns, except that LESSOR shall be liable only
for  obligations   occurring  which  LESSOR,  or  hereto  and  their  respective
successors and assigns,  except that LESSOR shall be liable only for obligations
occurring  which LESSOR,  or master  LESSEE of the  premises.  (c) Any action or
proceeding  arising out of the subject  matter of this lease shall be brought by
LESSEE  within  one year after the cause of action  has  occurred  and only in a
court of the Commonwealth of Massachusetts.  (d) If LESSOR is acting under or as
agent for any trust or corporation, but not upon any trustee, officer, director,
shareholder, or any beneficiary of the trust or corporation individually. (e) If
LESSOR is not the OWNER of the  leased  premises,  LESSOR  represents  that said
OWNER  has  agreed to be bound by the terms of this  lease  unless  LESSEE is in
default  hereof.  (f) This lease is made and  delivered in the  Commonwealth  of
Massachusetts,  and shall be interpreted,  construed, and enforced in accordance
with the laws  thereof.  (g) This lease was the result of  negotiations  between
parties of equal  bargaining  strength,  and when executed by both parties shall
constitute the entire agreement  between said parties.  No other oral or written
representation  shall  have any effect  hereon,  and this  agreement  may not be
altered,  extended or amended except by written agreement  attached hereto or as
otherwise  provided herein.  (h)  Notwithstanding  any other statements  herein,
LESSOR makes no warranty, express or implied,  concerning the suitability of the
leased premises for LESSEE's intended use. (i) LESSEE agrees that if LESSOR does
not deliver possession of the leased premises as herein provided for any reason,
LESSOR  shall not be liable  for any  damages to LESSEE  for such  failure,  but
LESSOR agrees to use reasonable  efforts to deliver  possession to LESSEE at the
earliest  possible date, and a proportionate  abatement of rent for such time as
LESSEE may be deprived of possession of said leased  premises  shall be LESSEE's
sole remedy.  (j) Neither the submission of this lease form, nor the prospective
acceptance of the security deposit and/or rent shall constitute a reservation of
or option  for the leased  premises,  or an offer to lease,  it being  expressly
understood  and agreed that this lease shall not bind either party in any manner
whatsoever  until it has been executed by both parties.  (k) LESSEE shall not be
entitled to exercise any option  contained herein if LESSEE is in default of any
terms or conditions  hereof.  (l) The headings in this lease are for convenience
only and shall not be considered part of the terms hereof. (m) No endorsement by
LESSEE on any check shall bind LESSOR in any way.

    28. SECURITY AGREEMENT. INTENTIONALLY DELETED

                                       10
<PAGE>

     29. WAIVERS,  ETC. No consent or waiver,  express or implied, by LESSOR, to
or of any breach of any covenant, condition or duty of LESSEE shall be construed
as a  consent  or  waiver  to or of any  other  breach  of the same or any other
covenant,  condition or duty. If LESSEE is several persons, several corporations
or a  partnership,  LESSEE's  obligations  are  joint  or  partnership  and also
several. Unless repugnant to the context,  "LESSOR" and "LESSEE" mean the person
or  persons,  natural  or  corporate,  named  above  as  LESSOR  and  as  LESSEE
respectively, and their respective heirs, executors, administrators,  successors
and assigns.

     30. QUIET  ENJOYMENT.  LESSEE shall  reasonably and quietly have,  hold and
enjoy the premises for the term hereof  without  hindrance or  molestation  from
LESSOR,  provided LESSEE is not in arrears of any rent or invoice payment and is
in full compliance with all terms, conditions and obligation provided herein.

     31.  ADDITIONAL  PROVISIONS.  a) LESSEE's  access to the roof is limited to
maintenance of HVAC equipment serving the leased premises. LESSEE further agrees
that no other work shall be carried on or any other  equipment  installed on the
roof without prior written consent of LESSOR.  LESSEE shall be fully responsible
for, and agrees to indemnify and hold LESSOR  harmless from, any property damage
and personal  injury  associated  in any way with the  activities  of LESSEE and
LESSEE's  agents,  employees  and  contractors  on the roof and/or the location,
installation or maintenance of LESSEE's equipment on the roof including, but not
limited to damage to watertight integrity of the roof and the roof membrane from
whatever cause.

IN WITNESS  WHEREOF,  LESSOR AND LESSEE have hereunto set their hands and common
seals and intend to be legally bound hereby this 30th day of June, 2000.

LESSOR: Judith Ann Spinelli, Trustee               LESSEE: Eric Chase, President
                                                           QC Optics, Inc.

By:  /s/Judith Ann Spinelli                        By:  /s/ Eric Chase
   -----------------------------                      --------------------------
                                                      President

                                       11

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