Document:

STANDARD OFFICE LEASE - GROSS
                   AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

1.   Basic Provisions ("Basic Provisions")

     1.1 Parties:  This Lease, dated, for reference purposes only, March 5, 2001
is made by and between  Ernest E.  Pestana  and Irene  Pestana,  (herein  called
"Lessor") and Human  Pheromone  Sciences Inc., a California  Corporation,  doing
business  under  the  name  of  Human  Pheromone  Sciences  Inc.,  a  California
Corporation, (herein called "Lessee").

     1.2 Premises: Suite Numbers(s) 720, 7th floors, consisting of approximately
1,767 feet,  more or less, as defined in paragraph 2 and as shown on Exhibit "A"
hereto (the "Premises").

     1.3  Building:  Commonly  described as being located at 84 West Santa Clara
Street,  in the City of San Jose,  County of Santa  Clara,  State of Ca, as more
particulary described in Exhibit "A" hereto, and as defined in paragraph 2.

     1.4 Use:  General  sales office and other legal  related  uses,  subject to
paragraph 6.

     1.5 Term:  36 Months  commencing  April 1, 2001  ("Commencement  Date") and
ending March 31, 2004, as defined in paragraph 3.

     1.6 Base Rent:  $5,035.95 per month,  payable on the 1st day of each month,
per paragraph 4.1.

     1.7 Base Rent Increase: On April 1, 2002 and April 1, 2003 the monthly Base
Rent  payable  under  paragraph  1.6 above  shall be  adjusted  as  provided  in
paragraph 4.3 below.

     1.8 Rent Paid Upon Execution $5,035.95 for 1st month's rent.

     1.9 Security Depost: $5,035.95.

     1.10  Lessee's  Share of  Operating  Expense  Increase:  -0-% as defined in
paragraph 4.2.

2.   Premises, Parking and Common Areas.

     2.1 Premises:  The Premises are a portion of a building,  herein  sometimes
referred to as the  "Building"  identified  in paragraph  1.3 of the Basic Lease
Provisions.  "Building"  shall  include  adjacent  parking  structures  used  in
connection  therewith.  The Premises,  the Building,  the Common Areas, the land
upon which the same are located, along with all other buildings and improvements
thereon  or  thereunder,  are herein  collectively  referred  to as the  "Office
Building  Project." Lessor hereby leases to Lessee and Lessee leases from Lessor
for the term, at the rental,  and upon all of the  conditions  set forth herein,
the real property referred to in the Basic Lease  Provisions,  paragraph 1.2, as
the "Premises", including rights to the Common Areas as hereinafter specified.

     2.2 Vehicle  Parking:  So long as Lessee is not in default,  and subject to
the rules and  regulations  attached  hereto,  and as established by Lessor from
time to time,  Lessee shall be entitled to rent and use 0 parking  spaces in the
Office  Building  Project at the monthly rate  applicable  from time to time for
monthly parking as set by Lessor and/or its licensee.

          2.2.1 If  Lessee  commits,  permits  or allows  any of the  prohibited
activities described in the Lease or the rules then in effect, then Lessor shall
have the right,  without  notice,  in addition to such other rights and remedies
that it may have, to remove or tow away the vehicle involved and charge the cost
to Lessee, which cost shall be immediately payable upon demand by Lessor.

          2.2.2 The monthly  parking rate per parking space will be $0 per month
at the  commencement  of the term of this  Lease,  and is subject to change upon
five (5) days prior  written  notice to  Lessee. Monthly  parking  fees shall be
payable one month in advance prior to the first day of each calendar month.

     2.3 Common Areas -  Definition.  The term "Common  Areas" is defined as all
areas and facilities  outside the Premises and within the exterior boundary line
of the Office  Building  Project that are provided and  designated by the Lessor
from time to time for the  general  non-exclusive  use of Lessor,  Lessee and of
other lessees of the Office  Building  Project and their  respective  employees,
suppliers,  shippers,  customers  and  invitees,  including,  but not limited to
common  entrances,   lobbies,  corridors,   stairways  and  stairwells,   public
restrooms,  elevators,  escalators,  parking  areas to the extent not  otherwise
prohibited by this Lease,  loading and unloading areas,  trash areas,  roadways,
sidewalks, walkways, parkways, ramps, driveways, landscaped areas and decorative
walls.

     2.4 Common  Areas - Rules and  Regulations.  Lessee  agrees to abide by and
conform to the rules and  regulations  attached hereto as Exhibit B with respect
to the Office  Building  Project and Common Areas,  and to cause its  employees,
suppliers,  shippers, customers, and invitees to so abide and conform. Lessor or
such other person(s) as Lessor may appoint shall have the exclusive  control and
management  of the Common Areas and shall have the right,  from time to time, to
modify,  amend and  enforce  said  rules and  regulations.  Lessor  shall not be
responsible to Lessee for the non-compliance  with said rules and regulations by
other  lessees,  their  agents,  employees  and invitees of the Office  Building
Project.

     2.5 Common Areas - Changes.  Lessor shall have the right,  in Lessor's sole
discretion, from time to time:

          (a) To make changes to the  Building  interior and exterior and Common
Areas,  including,  without  limitation,  changes in the  location,  size shape,
number,  and  appearance  thereof, including  but not  limited  to the  lobbies,
windows,  stairways, air shafts, elevators,  escalators,  restrooms,  driveways,
entrances,  parking spaces, parking areas, loading and unloading areas, ingress,
egress,  direction of traffic,  decorative walls, landscaped areas and walkways;
provided,  however,  Lessor  shall at all times  provide the parking  facilities
required by applicable law;

          (b) To  close  temporarily any of the  Common  Areas  for  maintenance
purposes so long as reasonable access to the Premises remains available;

          (c) To designate other land and improvements outside the boundaries of
the Office Building Project to be a part of the Common Areas, provided that such
other land and improvements have a reasonable and functional relationship to the
Office Building Project;

          (d) To add additional buildings and improvements to the Common Areas;

          (e) To use  the  Common  Areas  while  engaged  in  making  additional
improvements,  repairs or alterations  to the Office  Building  Project,  or any
portion thereof;

          (f) To do and perform such other acts and make such other  changes in,
to or with  respect to the Common  Areas and Office  Building  Project as Lessor
may, in the exercise of sound business judgment, deem to be appropriate.

3.   Term.

     3.1  Term.  The  term  and  Commencement  Date of this  Lease  shall  be as
specified in Paragraph 1.5 of the Basic Lease Provisions.

     3.2 Delay In Possession. Notwithstanding said Commencement Date, if for any
reason Lessor cannot  deliver  possession of the Premises to Lessee on said date
and subject to paragraph  3.2.2,  Lessor  shall not be subject to any  liability
therefor,  nor shall  such  failure  affect  the  validity  of this Lease or the
obligations  of Lessee  hereunder or extend the term  hereof;  but in such case,
Lessee  shall not be obligated  to pay rent or perform any other  obligation  of
Lessee  under the terms of this Lease,  except as may be  otherwise  provided in
this  Lease,  until  possession  of the  Premises  is  tendered  to  Lessee,  as
hereinafter defined; provided,  however, that if Lessor shall not have delivered
possession of the Premises within thirty (30) * days following said Commencement
Date, as the same may be extended  under the terms of a Work Letter  executed by
Lessor and  Lessee,  Lessee may,  at  Lessee's  option,  by notice in writing to
Lessor within ten (10) days  thereafter,  cancel this Lease,  in which event the
parties shall be discharged from all obligations hereunder;  provided,  however,
that, as to Lessee's obligations,

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Lessee  first  reimburses   Lessor  for  all  costs  incurred  for  Non-Standard
Improvements  and, as to Lessor's  obligations,  Lessor  shall  return any money
previously  deposited  by Lessee  (less any offsets due Lessor for  Non-Standard
Improvements);  and provided  further,  that if such written notice by Lessee is
not received by Lessor within said ten (10) day period, Lessee's right to cancel
this Lease hereunder shall terminate and be of no further force or effect.

          3.2.1 Possession Tendered - Defined.  Possession of the Premises shall
be deemed tendered to Lessee ("Tender of Possession")  when (1) the improvements
to be provided by Lessor under this Lease are substantially  completed,  (2) the
Building utilities are ready for use in the Premises,  (3) Leasee has reasonable
access to the  Premises,  and (4) ten (10) days  shall  have  expired  following
advance  written notice to Lessee of the occurrence of the matters  described in
(1), (2) and (3), above of this paragraph 3.2.1.

          3.2.2  Delays  Caused by Lessee.  There shall be no abatement of rent,
and the thirty (30) * day period  following the  Commencement  Date before which
Lessee's right to cancel this Lease accrues under paragraph 3.2, shall be deemed
extended  to the extent of any  delays  caused by acts or  omissions  of Lessee,
Lessee's agents, employees and contractors.

     3.3  Early  Possession.  If  Lessee  occupies  the  Premises  prior to said
Commencement  Date,  such  occupancy  shall be subject to all provisions of this
Lease,  such occupancy shall not change the  termination  date, and Lessee shall
pay rent for such occupancy.

     3.4 Uncertain Commencement.  In the event commencement of the Lease term is
defined as the completion of the  improvements,  Lessee and Lessor shall execute
an amendment to this Lease  establishing  the date of Tender of  Possession  (as
defined  in  paragraph  3.2.1) or the  actual  taking of  possession  by Lessee,
whichever first occurs, as the Commencement Date.

4.   Rent.

     4.1. Base Rent. Subject to adjustment as hereinafter  provided in paragraph
4.3, and except as may be  otherwise  expressly  provided in this Lease,  Lessee
shall pay to Lessor the Base Rent for the Premises set forth in paragraph 1.6 of
the Basic Lease Provisions, without offset or deduction. Lessee shall pay Lessor
upon  execution  hereof the advance Base Rent  described in paragraph 1.8 of the
Basic Lease Provisions.  Rent for any period during the term hereof which is for
less than one month  shall be prorated  based upon the actual  number of days of
the calendar month involved. Rent shall be payable in lawful money of the United
States to Lessor at the  address  stated  herein or to such other  persons or at
such other places as Lessor may designate in writing.

*

     4.3 Rent Increase.

          4.3.1 At the  times  set forth in  paragraph  1.7 of the  Basic  Lease
Provisions,  the monthly Base Rent  payable  under  paragraph  4.1 of this Lease
shall be adjusted by the  increase,  if any, in the Consumer  Price Index of the
Bureau of Labor  Statistics of the Department of Labor for All Urban  Consumers,
(1967=100),  "All  Items," for the city  nearest the  location of the  Building,
herein referred to as "C.P.I.," since the date of this Lease.

          4.3.2 The monthly Base Rent payable  pursuant to paragraph 4.3.1 shall
be calculated as follows:  the Base Rent payable for the first month of the term
of this Lease, as set forth in paragraph 4.1 of this Lease,  shall be multiplied
by a fraction the numerator of which shall be the C.P.I.  of the calendar  month
during which the  adjustment  is to take effect,  and the  denominator  of which
shall be the C.P.I.  for the  calendar  month in which the  original  Lease term
commences.  The sum so  calculated  shall  constitute  the new monthly Base Rent
hereunder,  but, in no event,  shall such new monthly Base Rent be less than the
Base Rent  payable  for the month  immediately  preceding  the date for the rent
adjustement.

          4.3.3 In the event the  compilation  and/or  publication of the C.P.I.
shall be transferred to any other governmental department or bureau or agency or
shall be discontinued,  then the index most nearly the same as the C.P.I.  shall
be used to make such  calculations.  In the event that Lessor and Lessee  cannot
agree on such alternative index, then the matter shall be submiteed for decision
to the American Arbitration  Association in the county in which the Premises are
located, in

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accordance  with the then  rules of said  association  and the  decision  of the
arbitrators shall be binding upon the parties, notwithstanding one party failing
to appear after due notice of the proceeding. The cost of said Arbitrators shall
be paid equally by Lessor and Lessee.

          4.3.4 Lessee shall continue to pay the rent at the rate  previously in
effect until the increase, if any, is determined. Within five (5) days following
the date on which the increase is determined,  Lessee shall make such payment to
Lessor as will bring the increased rental current, commencing with the effective
date of such  increase  through  the date of any rental  installments  then due.
Thereafter the rental shall be paid at the increased rate.

          4.3.5 At such time as the amount of any change in the rental  required
by this  Lease is known or  determined,  Lessor  and  Lessee  shall  execute  an
amendment to this Lease setting forth such change.

5.   Security  Deposit.  Lessee shall deposit with Lessor upon execution  hereof
the security deposit set forth in paragraph 1.9 of the Basic Lease Provisions as
security for Lessee's faithful performance of Lessee's obligations hereunder. If
Lessee fails to pay rent or other charges due hereunder,  or otherwise  defaults
with respect to any provision of this Lease, Lessor may use, apply or retain all
or any portion of said  deposit  for the payment of any rent or other  charge in
default for the payment of any other sum to which Lessor may become obligated by
reason of Lessee's default, or to compensate Lessor for any loss or damage which
Lessor may suffer  thereby.  If Lessor so uses or applies  all or any portion of
said deposit,  Lessee shall within ten (10) days after written  demand  therefor
deposit cash with Lessor in an amount  sufficient to restore said deposit to the
full amount then required of Lessee.  If the monthly Base Rent shall,  from time
to time,  increase  during the term of this Lease,  Lessee shall, at the time of
such increase,  deposit with Lessor  additional  money as a security  deposit so
that the total amount of the security  deposit held by Lessor shall at all times
bear the same  proposition to the then current Base Rent as the initial security
deposit  bears to the initial Base Rent set forth in paragraph  1.6 of the Basic
Lease  Provisions.  Lessor shall not be required to keep said  security  deposit
separate  from  its  general  accounts.  If  Lessee  performs  all  of  Lessee's
obligations  hereunder,  said deposit,  or so much thereof as has not heretofore
been applied by Lessor, shall be returned,  without payment of interest or other
increment for its use, to Lessee (or, at Lessor's option,  to the last assignee,
if any, of Lessee's  interest  hereunder) at the  expiration of the term hereof,
and after  Lessee has vacated the  Premises.  No trust  relationship  is created
herein between Lessor and Lessee with respect to said Security Deposit.

6.   Use.

     6.1 Use. The Premises shall be used occupied only for the purpose set forth
in  paragraph  1.4 of the  Basic  Lease  Provisions  or any  other  use which is
reasonably comparable to that use and for no other purpose.

     6.2 Compliance with Law.

          (a) Lessor warrants to Lessee that the Premises, in the state existing
on the date that the Lease term commences,  but without regard to alterations or
improvements  made by  Lessee  or the use  for  which  Lessee  will  occupy  the
Premises,  does not violate any  covenants  or  restrictions  or record,  or any
applicable  building code,  regulation or ordinance in effect on such Lease term
Commencement  Date.  In the event it is  determined  that this warranty has been
violated,  then it shall be the  obligation of the Lessor,  after written notice
from Lessee,  to promptly,  at Lessor's sole cost and expense,  rectify any such
violation.

          (b) Except as provided in paragraph  6.2(a) Lessee shall,  at Lessee's
expense,  promptly  comply  with all  applicable  statutes,  ordinances,  rules,
regulations,  orders,  covenants and restrictions of record, and requirements of
any fire insurance  underwriters or rating  bureaus,  now in effect or which may
hereinafter  come into  effect,  whether or not they  reflect a change in policy
from that now existing, during the term or any part of the term hereof, relating
in any  manner  to the  Premises  and the  occupation  and use by  Lessee of the
Premises. Lessee shall conduct its business in a lawful manner and shall not use
or permit the use of the  Premises  or the Common  Areas in any manner that will
tend to create waste or a nuisance or shall tend to disturb  other  occupants of
the Office Building Project.

     6.3 Condition of Premises.

          (a) Lessor shall  deliver the Premises to Lessee in a clean  condition
on the Lease  Commencement  Date (unless  Lessee is already in  possession)  and
Lessor warrants to Lessee that the plumbing,  lighting,  air  conditioning,  and
heating  system in the Premises  shall be in good  operating  condition.  In the
event that it is determined that this warranty has been violated,  then it shall
be the obligation of Lessor, after receipt of written notice from Lessee setting
forth with  specificity  the nature of the violation,  to promptly,  at Lessor's
sole cost, rectify such violation.

          (b) Except as otherwise provided in this Lease,  Lessee hereby accepts
the Premises and the Office Building  Project in their condition  existing as of
the Lease  Commencement  Date or the date that Lessee  takes  possession  of the
Premises,  whichever is earlier,  subject to all applicable  zoning,  municipal,
county and state laws,  ordinances and regulations  governing and regulating the
use of the Premises, and any easements, covenants or restrictions of record, and
accepts this Lease subject thereto and to all matters  disclosed  thereby and by
any exhibits attached hereto.  Lessee  acknowledges that is has satisfied itself
by its own  independent  investigation  that the  Premises  are suitable for its
intended use, and that neither  Lessor nor Lessor's agent or agents has made any
representation  or  warranty  as to the  present  or  future  suitablity  of the
Premises,  Common Areas, or Office Building  Project for the conduct of Lessee's
business.

7.   Maintenance, Repairs, Alterations and Common Area Services.

     7.1 Lessor's  Obligations.  Lessor shall keep the Office Building  Project,
including the Premises, intereior and exterior walls, roof and common areas, and
the equipment  whether used exclusively for the Premises or in common with other
premises, in good condition and repair;  provided,  however, Lessor shall not be
obligated to paint,  repair or replace wall  coverings,  or to repair or replace
any  improvements  that are not  ordinarily  a part of the Building or are above
then Building standards.  Except as provided in paragraph 9.5, there shall be no
abatement  of  rent  or  liability  of  Lessee  on  account  of  any  injury  or
interference   with  Lessee's   business  with  respect  to  any   improvements,
alterations or repairs made by Lessor to the Office Building Project or any part
thereof. Lessee expressly waives the benefits of any statute now or hereafter in
effect which would otherwise afford Lessee the right to make repairs at Lessor's
expense or to  terminate  this Lease  because  of  Lessor's  failure to keep the
Premises in good, order condition and repair.

     7.2 Lessee's Obligations.

          (a)  Notwithstanding  Lessor's obligation to keep the Premises in good
condition  and  repair,  Lessee  shall be  responsible  for  payment of the cost
thereof  to  Lessor  as  additional  rent  for that  portion  of the cost of any
maintenance and repair of the Premises, or any equipment (wherever located) that
serves only Lessee or the Premises,  to the extent such cost is  attributable to
causes beyond normal wear and tear.  Lessee shall be responsible for the cost of
painting,  repairing or replacing wall  coverings,  and to repair or replace any
Premises improvements that are not ordinarily a part of the Building or that are
above  then  Building  Building  standards.  Lessor  may,  at  it  option,  upon
reasonable notice,  elect to have Lessee perform any particular such maintenance
or repairs the cost of which is otherwise Lessee's responsibility hereunder.

          (b) On the last day of the term hereof, or on any sooner  termination,
Lessee shall surrender the Premises to Lessor in the same condition as received,
ordinary  wear and tear  excepted,  clean  and free of  debris.  Any  damage  or
deterioration  of the Premises shall not be deemed  ordinary wear or tear if the
same could have been prevented by good maintenance  practices by Lessee.  Lessee
shall  repair any  damage to the  Premises  occasioned  by the  installation  or
removal of Lessee's  trade  fixtures,  alterations,  furnishings  and equipment.
Except as otherwise stated in the Lease, Lessee shall leave the airlines,  power
panels,  electrical  distribution systems,  lighting fixtures, air conditioning,
window coverings, wall coverings,  carpets, wall paneling, ceilings and plumbing
on the Premises and in good operating condition.

     7.3 Alterations and Additions.

          (a) Lessee shall not,  without  Lessor's  prior  written  consent that
shall  not  be  unreasonably   withheld  make  any  alterations,   improvements,
additions, Utility Installations or repairs in, on or about the Premises, or the
Office  Building  Project.  As used  in this  paragraph  7.3 the  term  "Utility
Installation"  shall mean carpeting,  window and wall  coverings,  power panels,
electrical distribution systems, lighting fixtures, air conditioning,  plumbing,
and telephone and telecommunications  wiring and equipment. At the expiration of
the  term,  Lessor  may  require  the  removal  of any or all said  alterations,
improvements,  additions or Utility  Installations,  and the  restoration of the
Premises and the Office Building Project to their prior  condition,  at Lessee's
expense. Should Lessor permit Lessee to make its own alterations,  improvements,
additions or Utility Installations, Lessee shall use only such contractor as has
been  expressly  approved by Lessor,  and Lessor may  require  Lessee to provide
Lessor,  at Lessee's  sole cost and expense,  a lien and  completion  bond in an
abount equal to one and one-half times the estimated cost of such  improvements,
to insure Lessor against any liability for mechanic's  and  materialmen's  liens
and to  insure  completion  of the work.  Should  Lessee  make any  alterations,
improvements,  additions or Utility  Installations without the prior approval of
Lessor, or use a contractor not expressly approved by Lessor, Lessor may, at any
time during the term of this Lease,  require that Lessee  remove any part or all
of the same. Lessee may install a reasonable amount of picture hooks in walls.

          (b) Any alterations,  improvements, additions or Utility Installations
in or about the Premises or the Office Building Project that Lessee shall desire
to make shall be presented to Lessor in written  form,  with  proposed  detailed
plans.  If Lessor  shall give its  consent to Lessee's  making such  alteration,
improvement,  addition  or Utility  Installation,  the  consent  shall be deemed
conditioned  upon  Lessee  acquiring  a  permit  to do so  from  the  applicable
governmental  agencies,  furnishing  a  copy  thereof  to  Lessor  prior  to the
commencement  of the work,  and compliance by Lessee with all conditions of said
permit in a prompt and expeditious manner.

          (c) Lessee  shall  pay,  when due,  all claims for labor or  materials
furnished  or alleged to have been  furnished  to or for Lessee at or for use in
the  Premises,  which  claims  are or  may  be  secured  by  any  mechanic's  or
materialmen's  lien against the  Premises,  the Building or the Office  Building
Project, or any

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interest therein.

          (d) Lessee shall give Lessor not less than ten (10) days' notice prior
to the commencement of any work in the Premises by Lessee, and Lessor shall have
the right to post  notices of  non-responsibility  in or on the  Premises or the
Building  as  provided  by law.  If Lessee  shall,  in good  faith,  contest the
validity  of any such lien,  claim or demand,  then  Lessee  shall,  at its sole
expense  defend itself and Lessor against the same and shall pay and satisfy any
such  adverse  judgment  that may be  rendered  thereon  before the  enforcement
thereof against the Lessor or the Premises,  the Building or the Office Building
Project,  upon the condition that if Lessor shall require,  Lessee shall furnish
to Lessor a surety  bond  satisfactory  to  Lessor  in an  amount  equal to such
contested lien claim or demand  indemnifying  Lessor  against  liability for the
same and holding the Premises, the Building and the Office Building Project free
from the effect of such lien or claim. In addition, Lessor may require Lessee to
pay Lessor's reasonable attorneys fees and costs in participating in such action
if Lessor shall decide it is to Lessor's best interest so to do.

          (e) All alterations, improvements, additions and Utility Installations
(whether or not such Utility Installations constitute trade fixtures of Lessee),
which may be made to the Premises by Lessee, including but not limited to, floor
coverings, panelings, doors, drapes, built-ins, moldings, sound attenuation, and
lighting and telephone or communication  systems,  conduit,  wiring and outlets,
shall  be made  and  done  in a good  and  workmanlike  manner  and of good  and
sufficient  quality and materials and shall be the property of Lessor and remain
upon and be  surrendered  with the Premises at the expiration of the Lease term,
unless Lessor  requires  their removal  pursuant to paragraph  7.3(a).  Provided
Lessee is not in  default,  notwithstanding  the  provisions  of this  paragraph
7.3(a),  Lessee's  personal  property  and  equipment,  other than that which is
affixed to the Premises so that it cannot be removed without  material damage to
the Premises or the Building, and other than Utility Installations, shall remain
the property of Lessee and may be removed by Lessee subject to the provisions of
paragraph 7.2.

          (f) Lessee shall provide Lessor with as-built plans and specifications
for any alterations, improvements, additions or Utility Installations.

     7.4  Utility  Additions.  Lessor  reserves  the  right  to  install  new or
additional  utility  facilities  throughout the Office Building  Project for the
benefit of Lessor or Lessee, or any other lessee of the Office Building Project,
including, but not by way of limitation, such utilities as plumbing,  electrical
systems,  communication  systems,  and fire protection and detection systems, so
long as such  installations do not  unreasonably  interfere with Lessee's use of
the Premises.

8.   Insurance; Indemnity.

     8.1 Liability Insurance - Lessee. Lessee shall, at Lessee's expense, obtain
and  keep in force  during  the term of this  Lease a  policy  of  Comprehensive
General Liability insurance utilizing an Insurance Services Office standard form
with Broad Form General Liability  Endorsement  (GL0404),  or equivalent,  in an
amount of not less than  $1,000,000 per occurrence of bodily Injury and property
damage  combined or In a greater  amount as reasonably  determined by Lessor and
shall  insure  Lessee with Lessor as an  additional  insured  against  liability
arising out of the use,  occupancy or  maintenance  of the Premises.  Compliance
with the above  requirement  shall not,  however,  limit the liability of Lessee
hereunder.

     8.2  Liability  Insurance - Lessor.  Lessor  shall obtain and keep in force
during the term of this Lease a policy of Combined  Single Limit  Bodily  Injury
and Broad Form Property Damage Insurance, plus coverage against such other risks
Lessor  deems  advisable  from time to time,  insuring  Lessor,  but not Lessee,
against liability arising out of the ownership, use, occupancy or maintenance of
the  Office  Building  Project  in an  amount  not less than  $5,000,000.00  per
occurrence.

     8.3 Property insurance - Lessee. Lessee shall, at Lessee's expense,  obtain
and keep in force  during  the term of this  Lease for the  benefit  of  Lessee,
replacement  cost fire and  extended  coverage  insurance,  with  vandalism  and
malicious   mischief,   sprinkler  leakage  and  earthquake   sprinkler  leakage
endorsements,  in an amount  sufficient  to cover not less than 100% of the full
replacement  cost,  as the same may exist from time to time,  of all of Lessee's
personal property, fixtures, equipment and tenant improvements.

     8.4  Property  insurance - Lessor.  Lessor  shall  obtain and keep in force
during the term of this Lease a policy or policies of insurance covering loss or
damage to the Office Building Project  improvements,  but not Lessee's  personal
property, fixtures, equipment or tenant improvements,  in the amount of the full
replacement  cost  thereof,  as the same may exist from time to time,  utilizing
Insurance  Services  Office standard form, or equivalent,  providing  protection
against  all  perils  included  within  the  classification  of  fire,  extended
coverage,  vandalism,  malicious mischief, plate glass, and such other perils as
Lessor  deems  advisable  or may be  required  by a lender  having a lien on the
Office  Building  Project.  In addition,  Lessor shall obtain and keep in force,
during the term of this Lease,  a policy of rental  value  insurance  covering a
period of one year,  with loss  payable to Lessor,  which  insurance  shall also
cover all  Operating  Expenses for said period.  Lessee will not be named in any
such  policies  carried  by  Lessor  and  shall  have no right  to any  proceeds
therefrom.  The policies  required by these paragraphs 8.2 and 8.4 shall contain
such deductibles as Lessor or the aforesaid  lender may determine.  In the event
that the Premises  shall  suffer an insured loss as defined in paragraph  9.1(f)
hereof, the deductible amounts under the applicable  insurance policies shall be
deemed an Operating  Expense.  Lessee shall not do or permit to be done anything
which shall invalidate the insurance  policies  carried by Lessor.  Lessee shall
pay the  entirety of any  increase  in the  property  insurance  premium for the
Office Building  Project over what it was immediately  prior to the commencement
of the term of this Lease if the  increase is  specified  by Lessor's  insurance
carrier  as being  caused by the  nature  of  Lessee's  occupancy  or any act or
omission of Lessee.

     8.5 Insurance Policies.  Lessee shall deliver to Lessor copies of liability
insurance  policies required under paragraph 8.1 or certificates  evidencing the
existence  and  amounts  of such  insurance  within  seven  (7) days  after  the
Commencement  Date of this Lease.  No such policy shall be cancelable or subject
to  reduction  of coverage or other  modification  except after thirty (30) days
prior written notice to Lessor. Lessee shall, at least thirty (30) days prior to
the expiration of such policies, furnish Lessor with renewals thereof.

     8.6 Waiver of  Subrogation.  Lessee  and Lessor  each  hereby  release  and
relieve the other,  and waive their entire right of recovery  against the other,
for direct or  consequential  loss or damage  arising  out of or incident to the
perils covered by property  insurance carried by such party,  whether due to the
negligence of Lessor or Lessee or their agents,  employees,  contractors  and/or
Invitees. If necessary all property insurance policies required under this Lease
shall be endorsed to so provide.

     8.7  lndemnity.  Lessee shall  indemnify and hold  harmless  Lessor and its
agents, Lessor's master or ground lessor, partners and lenders, from and against
any and all claims for damage to the person or  property of anyone or any entity
arising from Lessee's use of the Office Building Project, or from the conduct of
Lessee's  business  or from any  activity,  work or things  done,  permitted  or
suffered  by Lessee in or about the  Premises  or  elsewhere  and shall  further
indemnify  and hold harmless  Lessor from and against any and all claims,  costs
and  expenses  arising  from any  breach or default  In the  performance  of any
obligation  on Lessee's part to be performed  under the terms of this Lease,  or
arising  from  any  act or  omission  of  Lessee,  or any  of  Lessee's  agents,
contractors,  employees or invitees, and from and against all costs,  attorney's
fees, expenses and liabilities incurred by Lessor as the result of any such use,
conduct,  activity, work, things done, permitted or suffered, breach, default or
negligence,  and in dealing reasonably  therewith,  including but not limited to
the  defense  or  pursuit  of any  claim or any  action or  proceeding  involved
therein;  and in case any  action or  proceeding  be brought  against  Lessor by
reason of any such matter,  Lessee upon notice from Lessor shall defend the same
at  Lessee's  expense by counsel  reasonably  satisfactory  to Lessor and Lessor
shall cooperate With Lessee in such defense. Lessor need not have first paid any
such claim in order to be so  indemnified.  Lessee,  as a  material  part of the
consideration  to Lessor,  thereby  assumes  all risk of damage to  property  of
Lessee or injury to  persons,  in,  upon or about the  Office  Building  Project
arising from any cause and Lessee  hereby  waives all claims in respect  thereof
against Lessor.

     8.8  Exemption of Lessor from  Liability,  Lessee hereby agrees that Lessor
shall  not be  liable  for  Injury to  Lessee's  business  or any loss of Income
therefrom  or for loss of or damage to the goods,  wares,  merchandise  or other
property of Lessee, Lessee's employees, Invitees, customers, or any other person
in or about the  Premises or the Office  Building  Project,  nor shall Lessor be
liable  for  injury  to the  person of  Lessee,  Lessee's  employees,  agents or
contractors,  whether  such damage or injury Is caused by or results from theft,
fire,  steam,  electricity,  gas, water or rain, or from the breakage,  leakage,
obstruction or other defects of pipes, sprinklers, wires, appliances,  plumbing,
air  conditioning or lighting  fixtures,  or from any other cause,  whether said
damage or injury results from conditions arising upon the Premises or upon other
portions of the Office  Building  Project,  or from other sources or places,  or
from new  construction  or the repair,  alteration or improvement of any part of
the Office  Building  Project,  or of the equipment,  fixtures or  appurtenances
applicable thereto, and regardless of whether the cause of such damage or injury
or the means of repairing the same is  inaccessible,  Lessor shall not be liable
for any damages arising from any act or neglect of any other lessee, occupant or
user of the Office Building  Project,  nor from the failure of Lessor to enforce
the  provisions  of any other lease of any other  lessee of the Office  Building
Project.

     8.9 No Representation of Adequate Coverage.  Lessor makes no representation
that the limits or forms of coverage of insurance  specified in this paragraph 8
are adequate to cover Lessee's property or obligations under this Lease.

9.   Damage or Destruction.

     9.1 Definitions.

          (a)  "Premises  Damage"  shall  mean if the  Premises  are  damaged or
destroyed to any extent.

          (b) "Premises  Building  Partial Damage" shall mean if the Building of
which the  Premises  are a part is damaged or  destroyed  to the extent that the
cost to repair is less than fifty percent (50%) of the then  Replacement Cost of
the Building.

          (c) "Premises  Building Total  Destruction" shall mean if the Building
of which the Premises are a part is damaged or destroyed to the that the cost

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to repair is fifty  percent  (50%) or more of the then  Replacement  Cost of the
Building.

          (d)  "Office  Building  Project  Buildings"  shall  mean  all  of  the
buildings on the Office Building Project site.

          (e) "Office Building Project Buildings Total  Destruction"  shall mean
if the Office Building Project  Buildings are damaged or destroyed to the extent
that the cost to repair is fifty percent  (50%) or more of the then  Replacement
Cost of the Office Building Project Buildings.

          (f) "Insured Loss" shall mean damage or  destruction  which was caused
by an event  required to be covered by the  insurance  described in paragraph 8.
The fact that an Insured Loss has a deductible amount shall not make the loss an
uninsured loss.

          (g) "Replacement  Cost" shall mean the amount of money necessary to be
spent in order to repair or  rebuild  the  damaged  area to the  condition  that
existed  immediately prior to the damage  occurring,  excluding all Improvements
made by lessees, other than those installed by Lessor at Lessee's expense.

     9.2 Premises Damage; Premises Building Partial Damage.

          (a) Insured Loss: Subject to the provisions of paragraphs 9.4 and 9.5,
if at any time during the term of this Lease there is damage which is an Insured
Loss and  which  falls  into the  classification  of either  Premises  Damage or
Premises  Building  Partial  Damage,  then Lessor  shall,  as soon as reasonably
possible  and to the  extent  the  required  materials  and  labor  are  readily
available through usual commercial  channels,  at Lessor's expense,  repair such
damage (but not Lessee's fixtures,  equipment or tenant improvements  originally
paid for by Lessee) to its  condition  existing at the time of the  damage,  and
this Lease shall continue in full force and effect.

          (b) Uninsured  Loss:  Subject to the  provisions of paragraphs 9.4 and
9.5, if at any time  during the term of this Lease there is damage  which is not
an insured Loss and which falls within the  classification of Premises Damage or
Premises Building Partial Damage, unless caused by a negligent or willful act of
Lessee (in which event Lessee shall make the repairs at Lessee's expense), which
damage prevents  Lessee from making any substantial use of the Premises,  Lessor
may at  Lessor's  option  either (i) repair  such  damage as soon as  reasonably
possible at Lessor's  expense,  in which event this Lease shall continue in full
force and effect,  or (ii) give written notice to Lessee within thirty (30) days
after the date of the occurrence of such damage of Lessor's  intention to cancel
and terminate  this Lease as of the date of the  occurrence  of such damage,  in
which event this Lease shall  terminate as of the date of the occurrence of such
damage.

     9.3 Premises  Building Total  Destruction;  Office  Building  Project Total
Destruction. Subject to the provisions of paragraphs 9.4 and 9.5, if at any time
during the term of this Lease  there Is damage,  whether or not it is an Insured
Loss, which fails Into the classifications of either (i) Premises Building Total
Destruction, or (ii) Office Building Project Total Destruction,  then Lessor may
at  Lessor's  option  either (i) repair such  damage or  destruction  as soon as
reasonably  possible at Lessor's  expense (to the extent the required  materials
are readily  available  through  usual  commercial  channels)  to its  condition
existing at the time of the damage,  but not  Lessee's  fixtures,  equipment  or
tenant improvements,  and this Lease shall continue in full force and effect, or
(ii) give  written  notice to Lessee  within  thirty (30) days after the date of
occurrence  of such damage of Lessor's  intention to cancel and  terminate  this
Lease, in which case this Lease shall terminate as of the date of the occurrence
of such damage.

     9.4 Damage Near End of Term.

          (a) Subject to paragraph 9.4(b), if at any time during the last twelve
(12)  months  of the term of this  Lease  there  is  substantial  damage  to the
Premises,  Lessor may at Lessor's  option cancel and terminate  this Lease as of
the date of  occurrence  of such  damage by giving  written  notice to Lessee of
Lessor's  election to do so within 30 days after the date of  occurrence of such
damage.

          (b) Notwithstanding  paragraph 9.4(a), In the event that Lessee has an
option to extend or renew this Lease,  and the time within which said option may
be exercised has not yet expired, Lessee shall exercise such option, if it is to
be exercised at all, no later than twenty (20) days after the  occurrence  of an
Insured Loss falling  within the  classification  of Premises  Damage during the
last twelve (12) months of the term of this Lease. If Lessee duly exercises such
option during said twenty (20) day period,  Lessor shall,  at Lessor's  expense,
repair such damage, but not Lessee's fixtures, equipment or tenant improvements,
as soon as reasonably  possible and this Lease shall  continue in full force and
effect.  If Lessee  falls to exercise  such  option  during said twenty (20) day
period, then Lessor may at Lessor's option terminate and cancel this Lease as of
the expiration of said twenty (20) day period by giving written notice to Lessee
of Lessor's  election to do so within ten (10) days after the expiration of said
twenty (20) day period,  notwithstanding  any term or  provision in the grant of
option to the contrary.

     9.5 Abatement of Rent; Lessee's Remedies.

          (a) In the event  Lessor  repairs or restores the Building or Premises
pursuant to the provisions of this paragraph 9, and any part of the Premises are
not usable (including loss of use due to loss of access or essential  services),
the rent  payable  hereunder  (including  Lessee's  Share of  Operating  Expense
Increase)  for the  period  during  which  such  damage,  repair or  restoration
continues  shall be  abated,  provided  (1) the damage was not the result of the
negligence  of Lessee,  and (2) such  abatement  shall only be to the extent the
operation and  profitability of Lessee's  business as operated from the Premises
is adversely  affected.  Except for said abatement of rent, if any, Lessee shall
have no claim  against  Lessor  for any  damage  suffered  by reason of any such
damage, destruction, repair or restoration.

          (b) If Lessor  shall be obligated to repair or restore the Premises or
the Building  under the  provisions  of this  Paragraph 9 and shall not commence
such repair or restoration within forty-five (45) days after such occurrence, or
If Lessor shall not complete the restoration and repair within ninety (90) after
such  occurrence,  Lessee may at Lessee's option cancel and terminate this Lease
by giving Lessor written notice of Lessee's  election to do so at any time prior
to the commencement or completion,  respectively, of such repair or restoration.
In such event this Lease shall terminate as of the date of such notice.

          (c) Lessee agrees to cooperate with Lessor in connection with any such
restoration  and  repair,  including  but not  limited  to the  approval  and/or
execution of plans and specifications required.

     9.6 Termination - Advance Payments. Upon termination of this Lease pursuant
to this paragraph 9, an equitable  adjustment  shall be made concerning  advance
rent and any  advance  payments  made by  Lessee to  Lessor.  Lessor  shall,  in
addition,  return to  Lessee so much of  Lessee's  security  deposit  as has not
theretofore been applied by Lessor.

     9.7 Waiver.  Lessor and Lessee waive the  provisions  of any statute  which
relate to termination of leases when leased property is destroyed and agree that
such event shall be governed by the terms of this Lease.

10.  Real Property Taxes.

     10.1 Payment of Taxes.  Lessor shall pay the real  property tax, as defined
In  paragraph  10.3,  applicable  to the  Office  Building  Project  subject  to
reimbursement  by Lessee of Lessee's Share of such taxes in accordance  with the
provisions of paragraph 4.2, except as otherwise provided in paragraph 10.2.

     10.2  Additional  improvements.  Lessee shall not be responsible for paying
any increase in real  property tax  specified in the tax  assessors  records and
work sheets as being caused by  additional  improvements  placed upon the Office
Building  Project by other lessees or by Lessor for the  exclusive  enjoyment of
any  other  lessee.  Lessee  shall,  however,  pay to  Lessor  at the time  that
Operating  Expenses  are  payable  under  paragraph  4.2(c) the  entirety of any
increase  in real  property  tax if  assessed  solely by  reason  of  additional
improvements placed upon the Premises by Lessee or at Lessee's request.

     10.3  Definition of "Real  Property  Tax".  As used herein,  the term "real
property tax" shall include any form of real estate tax or assessment,  general,
special, ordinary or extraordinary,  and any license fee, commercial rental tax,
improvement bond or bonds, levy or tax (other than Inheritance,  personal income
or estate taxes) imposed on the Office  Building  Project or any portion thereof
by any authority having the direct or indirect power to tax, including any city,
county,  state or federal  government,  or any school,  agricultural,  sanitary,
fire,  street,  drainage or other improvement  district thereof,  as against any
legal or equitable  interest of Lessor in the Office Building  Project or In any
portion thereof,  as against  Lessor's right to rent or other income  therefrom,
and as against  Lessor's  business of leasing the Office Building  Project.  The
term "real  property tax" shall also include any tax, fee,  levy,  assessment or
charge (i) in  substitution  of,  partially  or  totally,  any tax,  fee,  levy,
assessment  or  charge  hereinabove  included  within  the  definition  of "real
property tax", or (ii) the nature of which was hereinbefore  included within the
definition  of "real  property  tax", or (iii) which is imposed for a service or
right not  charged  prior to June 1, 1978 or, if  previously  charged,  has been
increased  since June 1, 1978,  or (iv) which is imposed as a result of a change
in ownership, as defined by applicable local statutes for property tax purposes,
of the Office Building Project or which is added to a tax or charge hereinbefore
included  within the definition of real property tax by reason of such change of
ownership,  or  (v)  which  is  imposed  by  reason  of  this  transaction,  any
modifications or changes hereto, or any transfers hereof.

     10.4 Joint Assessment. If the improvements or property, the taxes for which
are to be paid  separately  by  Lessee  under  paragraph  10.2  or 10.5  are not
separately assessed,  Lessee's portion of that tax shall be equitably determined
by Lessor from the respective  valuations  assigned in the assessors work sheets
or such other information (which may include the cost of construction) as may be
reasonably available.  Lessor's reasonable determination thereof, in good faith,
shall be conclusive.

     10.5 Personal Property Taxes.

          (a) Lessee shall pay prior to delinquency  all taxes assessed  against
and levied upon trade  fixtures,  furnishings,  equipment and all other personal
property of Lessee contained in the Premises or elsewhere.

          (b) If any of Lessee's said personal  property  shall be assessed with
Lessor's real property,  Lessee.  shall pay to Lessor the taxes  attributable to
Lessee within ten (10) days after receipt of a written  statement  setting forth
the taxes applicable to Lessee's property.

11.  Utilities.

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     11.1.   Services   Provided  by  Lessor.   Lessor  shall  provide  heating,
ventilation,  air conditioning,  and janitorial service as reasonably  required,
reasonable amounts of electricity for normal lighting and office machines, water
for reasonable and normal drinking and lavatory use, and replacement light bulbs
and/or fluorescent tubes and ballasts for standard overhead fixtures.

     11.2  Services  Exclusive to Lessee.  Lessee shall pay for all water,  gas,
heat,  light,  power,  telephone and other  utilities and services  specially or
exclusively  supplied  and/or metered  exclusively to the Premises or to Lessee,
together with any taxes thereon. If any such services are not separately metered
to the Premises, Lessee shall pay at Lessor's option, either Lessee's Share or a
reasonable  proportion to be determined by Lessor of all charges jointly metered
with other premises in the Building.

     11.3 Hours of Service. Said services and utilities shall be provided during
generally  accepted  business  days and hours or such other days or hours as may
hereafter be set forth.  Utilities and services required at other times shall be
subject to advance  request  and  reimbursement  by Lessee to Lessor of the cost
thereof.

     11.4  Excess  Usage by  Lessee.  Lessee  shall not make  connection  to the
utilities  except by or through  existing  outlets  and shall not install or use
machinery or equipment in or about the Premises that uses excess water, lighting
or power,  or  suffer  or  permit  any act that  causes  extra  burden  upon the
utilities  or services,  including  but not limited to security  services,  over
standard  office usage for the Office  Building  Project.  Lessor shall  require
Lessee to reimburse  Lessor for any excess  expenses or costs that may arise out
of a breach of this subparagraph by Lessee.  Lessor may, in its sole discretion,
install at Lessee's  expense  supplemental  equipment  and/or separate  metering
applicable to Lessee's excess usage or loading.

     11.5  Interruptions.  There shall be no  abatement of rent and Lessor shall
not  be  liable  in  any  respect  whatsoever  for  the  inadequacy,   stoppage,
interruption or  discontinuance  of any utility or service due to riot,  strike,
labor  dispute,  breakdown,  accident,  repair or other  cause  beyond  Lessor's
reasonable control or in cooperation with governmental request or directions.

12.  Assignment and Subletting.

     12.1  Lessor's  Consent  Required.  Lessee  shall  not  voluntarily  or  by
operation of law assign,  transfer,  mortgage,  sublet, or otherwise transfer or
encumber all or any part of Lessee's  interest in the Lease or in the  Premises,
without  Lessor's  prior written  consent,  which Lessor shall not  unreasonably
withhold.  Lessor shall respond to Lessee's  request for consent  hereunder in a
timely manner and any attempted assignment,  transfer, mortgage,  encumbrance or
subletting  without such consent shall be void, and shall  constitute a material
default  and breach of this Lease  without  the need for notice to Lessee  under
paragraph 13.1. "Transfer" within the meaning of this paragraph 12 shall include
the transfer or transfers aggregating: (a) if Lessee is a corporation, more than
twenty-five  percent  (25%) of the voting stock of such  corporation,  or (b) if
Lessee is a partnership,  more than twenty-five  percent (25%) of the profit and
loss participation in such partnership.

     12.2 Lessee  Affiliate.  Notwithstanding  the  provisions of paragraph 12.1
hereof,  Lessee may  assign or sublet  the  Premises,  or any  portion  thereof,
without Lessor's consent, to any corporation which controls, is controlled by or
is under common control with Lessee,  or to any  corporation  resulting from the
merger or consolidation  with Lessee,  or to any person or entity which acquires
all the  assets of  Lessee  as a going  concern  of the  business  that is being
conducted on the Premises,  all of which are referred to as "Lessee  Affiliate";
provided that before such assignment shall be effective, (a) said assignee shall
assume, in full, the obligations of Lessee under this Lease and (b) Lessor shall
be given written notice of such assignment and  assumption.  Any such assignment
shall not, in any way,  affect or limit the  liability of Lessee under the terms
of this Lease  even if after such  assignment  or  subletting  the terms of this
Lease are  materially  changed or altered  without  the  consent of Lessee,  the
consent of whom shall not be necessary.

     12.3 Terms and Conditions Applicable to Assignment and Subletting.

          (a) Regardless of Lessor's consent,  no assignment or subletting shall
release Lessee of Lessee's  obligation  hereunder or alter the primary liability
of Lessee to pay the rent and other sums due Lessor hereunder including Lessee's
Share of Operating Expense Increase,  and to perform all other obligations to be
performed by Lessee hereunder.

          (b) Lessor may accept rent from any person  other than Lessee  pending
approval or disapproval of such assignment.

          (c) Neither a delay in the approval or disapproval of such  assignment
or subletting, nor the acceptance of rent, shall constitute a waiver or estoppel
of Lessor's right to exercise its remedies for the breach of any of the terms or
conditions of this paragraph 12 or this Lease.

          (d) If Lessee's  obligation  under this Lease have been  guaranteed by
third parties,  then an assignment or sublease,  and Lessor's  consent  thereto,
shall not be effective unless said guarantors give their written consent to such
sublease and the terms thereof.

          (e) The consent by Lessor to any  assignment or  subletting  shall not
constitute a consent to any subsequent  assignment or subletting by Lessee or to
any subsequent or successive assignment or subletting by the sublessee. However,
Lessor may consent to subsequent  sublettings and assignments of the sublease or
any amendments or modifications  thereto without notifying Lessee or anyone else
liable on the Lease or sublease  and without  obtaining  their  consent and such
action shall not relieve such  persons from  liability  under this Lease or said
sublease;  however, such persons shall not be responsible to the extent any such
amendment or modification eplarges or increases the obligations of the Lessee or
sublessee under this Lease or such sublease.

          (f) In the event of any default  under this Lease,  Lessor may proceed
directly  against  Lessee,  any  guarantors or anyone else  responsible  for the
performance  of this Lease,  including the sublessee,  without first  exhausting
Lessor's  remedies  against any other person or entity  responsible  therefor to
Lessor, or any security held by Lessor or Lessee.

          (g) Lessor's  written  consent to any  assignment or subletting of the
Premises by Lessee shall not constitute an  acknowledgment  that no default then
exists under this Lease of the  obligations  to be performed by Lessee nor shall
such consent be deemed a waiver of any then existing  default,  except as may be
otherwise stated by Lessor at the time.

          (h) The discovery of the fact that any financial statement relied upon
by Lessor in giving its consent to an assignment or  subletting  was  materially
false shall, at Lessor's election, render Lessor's said consent null and void.

     12.4 Additional Terms and Conditions  Applicable to Subletting.  Regardless
of Lessor's  consent,  the  following  terms and  conditions  shall apply to any
subletting  by  Lessee  of all or any part of the  Premises  and shall be deemed
included in all subleases under this Lease whether or not expressly incorporated
therein:

          (a) Lessee  hereby  assigns  and  transfers  to Lessor all of Lessee's
interest In all rentals  and income  arising  from any  sublease  heretofore  or
hereafter made by Lessee,  and Lessor may collect such rent and income and apply
same toward Lessee's obligations under this Lease; provided, however, that until
a default  shall occur in the  performance  of Lessee's  obligations  under this
Lease,  Lessee may  receive,  collect  and enjoy the rents  accruing  under such
sublease.  Lessor shall not, by reason of this or any other  assignment  of such
sublease  to  Lessor  nor by  reason  of the  collection  of  the  rents  from a
sublessee,  be  deemed  liable to the  sublessee  for any  failure  of Lessee to
perform and comply with any of Lessee's obligations to such sublessee under such
sublease.  Lessee hereby irrevocably  authorizes and directs any such sublessee,
upon receipt of a written  notice from Lessor  stating that a default  exists In
the performance of Lessee's  obligations  under this Lease, to pay to Lessor the
rents  due and to  become  due  under  the  sublease.  Lessee  agrees  that such
sublessee  shall have the right to rely upon any such statement and request from
Lessor,  and that such  sublessee  shall pay such  rents to  Lessor  without  an
obligation  or  right  to  inquire  as  to  whether  such  default   exists  and
notwithstanding  any notice  from or claim from  Lessee to the  contrary  Lessee
shall have no right or claim against said sublessee or Lessor for any such rents
so paid by said sublessee to Lessor.

          (b) No sublease  entered into by Lessee shall be effective  unless and
until it has been approved in writing by Lessor.  In entering into any sublease,
Lessee shall use only such form of sublease as is  satisfactory  to Lessor,  and
once approved by Lessor,  such sublease shall not be changed or modified without
Lessor's prior written consent. Any sublease shall, by reason of entering into a
sublease under this Lease, be deemed for the benefit of Lessor,  to have assumed
and agreed to conform  and comply  with each and every  obligation  herein to be
performed  by  Lessee  other  than  such  obligations  as  are  contrary  to  or
inconsistent  with  provisions  contained  in a  sublease  to which  Lessor  has
expressly consented in writing.

          (c) In the  event  Lessee  shall  default  in the  performance  of its
obligations under this Lease, Lessor at its option and without any obligation to
do so, may  require any  sublessee  to attorn to Lessor,  In which event  Lessor
shall  undertake the  obligations of Lessee under such sublease from the time of
the  exercise  of said option to the  termination  of such  sublease;  provided,
however,  Lessor shall not be liable for any prepaid  rents or security  deposit
paid by such sublessee to Lessee or for any other prior defaults of Lessee under
such sublease.

          (d) No sublessee shall further assign or sublet all or any part of the
Premises without Lessor's prior written consent.

          (e) With  respect to any  subletting  to which  Lessor has  consented,
Lessor  agrees to  deliver  a copy of any  notice  of  default  by Lessee to the
sublessee.  Such  sublessee  shall  have the right to cure a  default  of Lessee
within  three  (3) days  after  service  of said  notice  of  default  upon such
sublessee, and the sublessee shall have a right of reimbursement and offset from
and against Lessee for any such defaults cured by the sublessee.

     12.5  Lessor's  Expenses.  In the event  Lessee  shall assign or sublet the
Premises or request the consent of Lessor to any  assignment or subletting or if
Lessee  shall  request the  consent of Lessor for any act Lessee  proposes to do
then  Lessee  shall pay  Lessor's  reasonable  costs and  expenses  incurred  in
connection  therewith,  including attorneys',  architects',  engineers' or other
consultants' fees.

     12.6  Conditions  to Consent.  Lessor  reserves the right to condition  any
approval to assign or sublet upon Lessor's  determination  that (a) the proposed
assignee or  sublessee  shall  conduct a business  on the  Premises of a quality
substantially  equal to that of Lessee and consistent with the general character
of the other  occupants of the Office  Building  Project and not In violation of
any  exclusives  or rights  then  held by other  tenants,  and (b) the  proposed
assignee or sublessee

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be at least as financially  responsible as Lessee was expected to be at the time
of the execution of this Lease or of such assignment or subletting, whichever is
greater.

13.  Default; Remedies.

     13.1 Default.  The  occurrence  of any one or more of the following  events
shall constitute a material default of this Lease by Lessee:

          (a) The vacation or abandonment of the Premises by Lessee. Vacation of
the Premises  shall  Include the failure to occupy the Premises for a continuous
period of sixty (60) days or more, whether or not the rent is paid.

          (b) The  breach  by  Lessee  of any of the  covenants,  conditions  or
provisions of paragraphs 7.3(a),  (b) or (d) (alterations),  12.1 (assignment or
subletting),  13.1(a) (vacation or abandonment),  13.1(e)  (insolvency),  13.1(0
(false  statement),  16(a) (estoppel  certificate),  30(b)  (subordination),  33
(auctions), or 41.1 (easements),  all of which are hereby deemed to be material,
non-curable  defaults  without the  necessity  of any notice by Lessor to Lessee
thereof.

          (c) The  failure  by Lessee to make any  payment  of rent or any other
payment  required to be made by Lessee  hereunder,  as and when due,  where such
failure  shall  continue  for a period of three (3) days  after  written  notice
thereof  from Lessor to Lessee.  In the event that Lessor  serves  Lessee with a
Notice to Pay Rent or Quit pursuant to  applicable  Unlawful  Detainer  statutes
such  Notice to Pay Rent or Quit shall also  constitute  the notice  required by
this subparagraph.

          (d) The failure by Lessee to observe or perform any of the  covenants,
conditions  or  provisions  of this Lease to be observed or  performed by Lessee
other than those  referenced In  subparagraphs  (b) and (c),  above,  where such
failure  shall  continue for a period of thirty (30) days after  written  notice
thereof from Lessor to Lessee; provided, however, that if the nature of Lessee's
noncompliance  is such that more than thirty (30) days are  reasonably  required
for its  cure,  then  Lessee  shall not be  deemed  to be in  default  if Lessee
commenced such cure within said thirty (30) day period and thereafter diligently
pursues such cure to  completion.  To the extent  permitted by law,  such thirty
(30) day notice shall  constitute the sole and exclusive  notice  required to be
given to Lessee under applicable Unlawful Detainer statutes.

          (e) (i) The  making by Lessee of any  general  arrangement  or general
assignment  for the benefit of  creditors;  (ii)  Lessee  becoming a "debtor' as
defined in 11 U.S.C.  ss.101 or any successor  statute thereto  (unless,  in the
case of a petition filed against Lessee, the same Is dismissed within sixty (60)
days;  (iii) the  appointment  of a trustee or  receiver to take  possession  of
substantially  all of  Lessee's  assets  located at the  Premises or of Lessee's
interest in this Lease, where possession is not restored to Lessee within thirty
(30)  days;  or (iv) the  attachment,  execution  or other  judicial  seizure of
substantially  all of  Lessee's  assets  located at the  Premises or of Lessee's
interest in this Lease,  where such seizure Is not discharged within thirty (30)
days. In the event that any provision of this  paragraph  13.1(e) is contrary to
any applicable law, such provision shall be of no force or effect.

          (f) The  discovery  by Lessor that any  financial  statement  given to
Lessor by Lessee,  or its  successor in interest or by any guarantor of Lessee's
obligation hereunder, was materially false.

     13.2 Remedies. In the event of any material default or breach of this Lease
by Lessee,  Lessor may at any time thereafter,  with or without notice or demand
and without  limiting Lessor in the exercise of any right or remedy which Lessor
may have by reason of such default:

          (a)  Terminate  Lessee's  right to  possession  of the Premises by any
lawful means,  in which case this Lease and the term hereof shall  terminate and
Lessee shall immediately surrender possession of the Premises to Lessor. In such
event Lessor  shall be entitled to recover  from Lessee all damages  incurred by
Lessor by reason of Lessee's default including,  but not limited to, the cost of
recovering  possession  of  the  Premises;  expenses  of  reletting,   including
necessary renovation and alteration of the Premises,  reasonabe attorneys' fees,
and any real estate commission  actually paid; the worth at the time of award by
the court having jurisdiction thereof of the amount by which the unpaid rent for
the balance of the term after the time of such award  exceeds the amount of such
rental loss for the same period that Lessee proves could be reasonably  avoided;
that portion of the leasing  commission  paid by Lessor pursuant to paragraph 15
applicable to the unexpired term of this Lease.

          (b) Maintain  Lessee's  right to  possession  in which case this Lease
shall  continue in effect  whether or not Lessee shall have vacated or abandoned
the Premises.  In such event Lessor shall be entitled to enforce all of Lessor's
rights and remedies under this Lease, including the right to recover the rent as
it becomes due hereunder.

          (c) Pursue any other remedy now or hereafter available to Lessor under
the laws or judicial  decisions  of the state  wherein the Premises are located.
Unpaid  installments  of rent and other unpaid  monetary  obligations  of Lessee
under the  terms of this  Lease  shall  bear  interest  from the date due at the
maximum rate then allowable by law.

     13.3 Default by Lessor.  Lessor shall not be in default unless Lessor fails
to perform  obligations  required of Lessor within a reasonable  time, but in no
event later than thirty (30) days after  written  notice by Lessee to Lessor and
to the holder of any first mortgage or deed of trust covering the Premises whose
name and address  shall have  theretofore  been  furnished to Lessee in writing,
specifying  wherein  Lessor  has failed to perform  such  obligation;  provided,
however, that if the nature of Lessor's obligation is such that more than thirty
(30) days are  required for  performance  then Lessor shall not be in default if
Lessor commences performance within such 30-day period and thereafter diligently
pursues the same to completion.

     13.4 Late Charges.  Lessee hereby  acknowledges that late payment by Lessee
to Lessor of Base Rent,  Lessee's Share of Operating  Expense  Increase or other
sums due  hereunder  will cause Lessor to incur costs not  contemplated  by this
Lease, the exact amount of which will be extremely difficult to ascertain.  Such
costs include,  but are not limited to, processing and accounting  charges,  and
late  charges  which may be  imposed on Lessor by the terms of any  mortgage  or
trust deed covering the Office Building Project. Accordingly, if any installment
of Base Rent, Operating Expense Increase, or any other sum due from Lessee shall
not be received by Lessor or Lessor's  designee  within ten (10) days after such
amount shall be due, then, without any requirement for notice to Lessee,  Lessee
shall  pay to  Lessor a late  charge  equal to 6% of such  overdue  amount.  The
parties  hereby  agree that such late charge  represents  a fair and  reasonable
estimate  of the costs  Lessor  will incur by reason of late  payment by Lessee.
Acceptance  of such late charge by Lessor shall In no event  constitute a waiver
of Lessee's default with respect to such overdue amount, nor prevent Lessor from
exercising any of the other rights and remedies granted hereunder.

14. Condemnation.  If the Premises or any portion thereof or the Office Building
Project are taken under the power of eminent domain, or sold under the threat of
the exercise of said power (all of which are herein called "condemnation"), this
Lease  shall  terminate  as to the part so  taken as of the date the  condemning
authority takes title or possession, whichever first occurs; provided that is so
much  of the  Premises  or  the  Office  Building  Project  are  taken  by  such
condemnation  as would  substantially  and  adversely  affect the  operation and
profitability  of Lessee's  business  conducted from the Premises,  Lessee shall
have the option,  to be exercised  only in writing within thirty (30) days after
Lessor shall have given Lessee  written notice of such taking (or in the absence
of such notice,  within thirty (30) days after the  condemning  authority  shall
have taken  possession),  to terminate  this Lease as of the date the condemning
authority  takes such  possession.  If Lessee does not  terminate  this Lease in
accordance with the foregoing,  this Lease shall remain In full force and effect
as to the portion of the Premises  remaining,  except that the rent and Lessee's
Share of Operating  Expense Increase shall be reduced in the proportion that the
floor area of the Premises  taken bears to the total floor area of the Premises.
Common Areas taken shall be excluded  from the Common Areas usable by Lessee and
no  reduction  of rent shall occur with  respect  thereto or by reason  thereof.
Lessor shall have the option in its sole  discretion to terminate  this Lease as
of the taking of  possession  by the  condemning  authority,  by giving  written
notice to Lessee of such  election  within  thirty  (30) days  after  receipt of
notice of a taking by  condemnation  of any part of the  Premises  or the Office
Building Project. Any award for the taking of all or any part of the Premises or
the Office  Building  Project  under the power of eminent  domain or any payment
made under threat of the exercise of such power shall be the property of Lessor,
whether such award shall be made as compensation  for diminution in value of the
leasehold  or for the  taking of the fee,  or as  severance  damages;  provided,
however,  that Lessee  shall be entitled  to any  separate  award for loss of or
damage to Lessee's trade fixtures,  removable  personal property and unamortized
tenant improvements that have been paid for by Lessee. For that purpose the cost
of such  improvements  shall be amortized  over the original  term of this Lease
excluding any options.  In the event that this Lease is not terminated by reason
of such  condemnation,  Lessor shall to the extent of severance damages received
by Lessor  in  connection  with  such  condemnation,  repair  any  damage to the
Premises caused by such  condemnation  except to the extent that Lessee has been
reimbursed therefor by the Condemning authority.  Lessee shall pay any amount in
excess of such severance damages required to complete such repair.

15.  Broker's Fee.

          (a) The brokers involved in this transaction are Ritchie Commercial as
"listing broker' and Ritchie  Commercial as cooperating  broker,"  licensed real
estate broker(s). A "cooperating broker' is defined as any broker other than the
listing broker  entitled to a share of any commission  arising under this Lease.
Upon  execution of this Lease by both parties,  Lessor shall pay to said brokers
jointly, or in such separate shares as they may mutually designate in writing, a
fee as set forth in a separate  agreement between Lessor and said broker(s),  or
in the event there is no separate  agreement  between Lessor and said broker(s),
the sum of $ per separate  agreement , for brokerage  services  rendered by said
broker(s) to Lessor in this transaction.

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          (b) Lessor further agrees that (i) if Lessee exercises any Option,  as
defined in paragraph  39.1 of this Lease,  which is granted to Lessee under this
Lease, or any subsequently granted option wijich is substantially  similar to an
Option granted to Lessee under this Lease, or (ii) if Lessee acquires any rights
to  the  Premises  or  other   premises   described  in  this  Lease  which  are
substantially  similar to what Lessee would have  acquired had an Option  herein
granted to Lessee been  exercised,  or (iii) if Lessee  remains in possession of
the Premises  after the expiration of the term of this Lease after having failed
to exercise an Option,  or (iv) if said broker(s) are the procuring cause of any
other lease or sale entered into between the parties  pertaining to the Premises
and/or any adjacent property in which Lessor has an interest, or (v) if the Base
Rent is  increased,  whether by agreement or operation of an  escalation  clause
contained herein, then as to any of said transactions or rent increases,  Lessor
shall pay said broker(s) a fee in accordance with the schedule of said broker(s)
in effect at the time of execution of this Lease.  Said fee shall be paid at the
time of such increased rental is determined.

          (c)  Lessor  agrees to pay said fee not only on  behalf of Lessor  but
also on behalf of any person,  corporation,  association, or other entity having
an ownership  interest in said real property or any part thereof,  when such fee
is due  hereunder.  Any transferee of Lessor's  interest in this Lease,  whether
such  transfer is by agreement  or by operation of law,  shall be deemed to have
assumed   Lessor's   obligation  under  this  paragraph  15.  Each  listing  and
cooperating  broker shall be a third party beneficiary of the provisions of this
paragraph 15 to the extent of their  interest In any  commission  arising  under
this  Lease and may  enforce  that  right  directly  against  Lessor;  provided,
however,  that all brokers  having a right to any part of such total  commission
shall be a necessary party to any suit with respect thereto.

          (d) Lessee and Lessor  each  represent  and  warrant to the other that
neither has had any dealings with any person, firm, broker or finder (other than
the person(s),  if any, whose names are set forth in paragraph 15(a),  above) In
connection  with the  negotiation of this Lease and/or the  consummation  of the
transaction  contemplated  hereby, and no other broker or other person,  firm or
entity is entitled to any  commission  or finders  fee in  connection  with said
transaction  and Lessee and Lessor do each hereby  indemnify  and hold the other
harmless from and against any costs, expenses,  attorneys' fees or liability for
compensation or charges which may be claimed by any such unnamed broker,  finder
or other similar party by reason of any dealings or actions of the  indemnifying
party.

16.  Estoppel Certificate.

          (a) Each party (as "responding party") shall at any time upon not less
than ten (10) days'  prior  written  notice  from the other  party  ("requesting
party") execute,  acknowledge and deliver to the requesting party a statement in
writing  (i)  certifying  that this  Lease is  unmodified  and in full force and
effect (or, if modified,  stating the nature of such modification and certifying
that this Lease,  as so  modified,  is in full force and effect) and the date to
which  the  rent  and  other  charges  are  paid in  advance,  if any,  and (ii)
acknowledging  that there are not,  to the  responding  party's  knowledge,  any
uncured  defaults  on the  part of the  requesting  party,  or  specifying  such
defaults if any are claimed.  Any such statement may be conclusively relied upon
by any prospective  purchaser or encumbrancer of the Office Building  Project or
of the business of Lessee.

          (b) At the  requesting  party's  option,  the failure to deliver  such
statement  within  such time  shall be a  material  default of this Lease by the
party who is to respond,  without any further notice to such party,  or it shall
be  conclusive  upon such party that (I) this Lease is in full force and effect,
without  modification except as may be represented by the requesting party, (ii)
there are no uncured defaults In the requesting party's  performance,  and (iii)
if Lessor is the requesting  party, not more than one month's rent has been paid
in advance.

          (c) If  Lessor  desires  to  finance,  refinance,  or sell the  Office
Building  Project,  or any part thereof,  Lessee hereby agrees to deliver to any
lender or purchaser  designated by Lessor such financial statements of Lessee as
may be reasonably  required by such lender or purchaser.  Such statements  shall
include  the past  three (3) years'  financial  statements  of Lessee.  All such
financial statements shall be received by Lessor and such lender or purchaser in
confidence and shall be used only for the purposes herein set forth.

17.  Lessor's  Liability.  The term  "Lessor' as used herein shall mean only the
owner  or  owners,  at the time in  question,  of the fee  title  or a  lessee's
interest  in a ground  lease of the  Office  Building  Project,  and  except  as
expressly  provided in paragraph  15, In the event of any transfer of such title
or interest,  Lessor herein named (and in case of any subsequent  transfers then
the grantor)  shall be relieved  from and after the date of such transfer of all
liability as respects Lessor's obligations thereafter to be performed,  provided
that any funds in the hands of  Lessor or the then  grantor  at the time of such
transfer,  in which Lessee has an  interest,  shall be delivered to the grantee.
The obligations contained in this Lease to be performed by Lessor shall, subject
as aforesaid,  be binding on Lessor's successors and assigns,  only during their
respective periods of ownership.

18. Severability. The invalidity of any provision of this Lease as determined by
a court of  competent  jurisdiction  shall in no way affect the  validity of any
other provision hereof.

19. Interest on Past-due Obligations.  Except as expressly herein provided,  any
amount due to Lessor not paid when due shall bear  interest at the maximum  rate
then allowable by law or judgments  from the date due.  Payment of such interest
shall not excuse or cure any  default  by Lessee  under  this  Lease;  provided,
however,  that interest shall not be payable on late charges  incurred by Lessee
nor on any amounts upon which late charges are paid by Lessee.

20. Time of Essence.  Time is of the essence with respect to the  obligations to
be performed under this Lease.

21.  Additional  Rent.  All monetary  obligations  of Lessee to Lessor under the
terms of this Lease,  including  but not limited to Lessee's  Share of Operating
Expense  Increase and any other expenses  payable by Lessee  hereunder  shall be
deemed to be rent.

22.  lncorporation  of Prior  Agreements;  Amendments.  This Lease  contains all
agreements of the parties with respect to any matter mention herein. No prior or
contemporaneous  agreement or understanding  pertaining to any such matter shall
be effective.  This Lease may be modified in writing only, signed by the parties
in interest at the time of the modification.  Except as otherwise stated in this
Lease,  Lessee hereby acknowledges that neither the real estate broker listed in
paragraph  15 hereof  nor any  cooperating  broker on this  transaction  nor the
Lessor or any  employee  or agents of any of said  persons  has made any oral or
written warranties or representations to Lessee relative to the condition or use
by Lessee of the Premises or the Office Building Project and Lessee acknowledges
that Lessee assumes all responsibility  regarding the Occupational Safety Health
Act, the legal use and  adaptability of the Premises and the compliance  thereof
with all  applicable  laws and  regulations  in effect  during  the term of this
Lease.

23. Notices.  Any notice required or permitted to be given hereunder shall be in
writing and may be given by  personal  delivery or by  certified  or  registered
mail, and shall be deemed sufficiently given if delivered or addressed to Lessee
or to Lessor at the address  noted below or  adjacent  to the  signature  of the
respective  parties,  as the case may be.  Mailed  notices shall be deemed given
upon actual  receipt at the address  required,  or forty-eight  hours  following
deposit in the mail, postage prepaid,  whichever first occurs.  Either party may
by notice to the other specify a different  address for notice  purposes  except
that upon  Lessee's  taking  possession  of the  Premises,  the  Premises  shall
constitute Lessee's address for notice purposes.  A copy of all notices required
or permitted to be given to Lessor  hereunder shall be concurrently  transmitted
to such  party or  parties  at such  addresses  as Lessor  may from time to time
hereafter designate by notice to Lessee.

24.  Waivers.  No waiver by Lessor  of any  provision  hereof  shall be deemed a
waiver of any other  provision  hereof or of any subsequent  breach by Lessee of
the same or any other  provision.  Lessor's  consent to, or approval of, any act
shall not be deemed to render  unnecessary the obtaining of Lessor's  consent to
or approval of any subsequent act by Lessee. The acceptance of rent hereunder by
Lessor shall not be a waiver of any preceding  breach by Lessee of any provision
hereof, other than the failure of Lessee to pay the particular rent so accepted,
regardless  of  Lessor's  knowledge  of such  preceding  breach  at the  time of
acceptance of such rent.

25.  Recording.  Either  Lessor or Lessee  shall,  upon  request  of the  other,
execute,  acknowledge and deliver to the other a "short form" memorandum of this
Lease for recording purposes.

26. Holding Over. If Lessee, with Lessor's consent, remains in possession of the
Premises or any part  thereof  after the  expiration  of the term  hereof,  such
occupancy shall be a tenancy from month to month upon all the provisions of this
Lease  pertaining  to the  obligations  of Lessee,  except that the rent payable
shall  be * One  hundred  fifty  percent  150% of the rent  payable  immediately
preceding the termination date of this Lease,  and all Options,  if any, granted
under the terms of this Lease  shall be deemed  terminated  and be of no further
effect during said month to month tenancy. Should Lessee enter into an extension
of this Lease, new rate to be retroactive to the date immediately following last
day of initial Lease term.

27.  Cumulative  Remedies.  No  remedy  or  election  hereunder  shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies at
law

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28.  Covenants and  Conditions.  ~Each  provision of this Lease  performable  by
Lessee shall be deemed both a covenant and a condition.

29. Binding Effect;  Choice of Law. Subject to any provisions hereof restricting
assignment or subletting by Lessee and subject to the provision of paragraph 17,
this Lease shall bind the parties,  their personal  representatives,  successors
and  assign.  This Lease  shall be  governed  by the laws of the State where the
Office  Building  Project is located and any  litigation  concerning  this Lease
between the parties  hereto shall be initiated in the county in which the Office
Building Project is located.

30.  Subordination.

          (a) This  Lease,  and any  Option  or right of first  refusal  granted
hereby, at Lessor's option, shall be subordinate to any ground lease,  mortgage,
deed of trust, or any other  hypothecation  or security now or hereafter  placed
upon  the  Office  Building  Project  and to any  and all  advances  made on the
security   thereof   and  to  all   renewals,   modifications,   consolidations,
replacements  and  extensions  thereof,   Notwithstanding   such  subordination,
Lessee's  right to quiet  possession  of the Premises  shall not be disturbed if
Lessee is not In default  and so long as Lessee  shall pay the rent and  observe
and perform all of the provisions of this Lease,  unless this Lease is otherwise
terminated  pursuant to its terms.  If any  mortgagee,  trustee or ground lessor
shall elect to have this Lease and any Options  granted hereby prior to the lien
of its mortgage,  deed of trust or ground lease,  and shall give written  notice
thereof to  Lessee,  this Lease and such  Option  shall be deemed  prior to such
mortgage,  deed of trust or ground lease, whether this Lease or such Options are
dated prior or subsequent to the date of said mortgage,  deed of trust or ground
lease or the date of recording thereof.

          (b) Lessee agrees to execute any  documents  required to effectuate an
attornment, a subordination,  or to make this Lease or any Option granted herein
prior to the lien of any mortgage,  deed of trust or ground  lease,  as the case
may be.  Lessee's  failure to execute such documehts  within ten (10) days after
written demand shall constitute a material  default by Lessee hereunder  without
further  notice to Lessee or, at Lessor's  option,  Lessor  shall  execute  such
documents  on behalf of Lessee as Lessee's  attomey-In-fact.  Lessee does hereby
make, constitute and irrevocably appoint Lessor as Lessee's attorney-in-fact and
in Lessee's name,  place and stead, to execute such documents in accordance with
this paragraph 30(b).

31.  Attorneys' Fees.

     31.1 If  either  party or the  broker(s)  named  herein  bring an action to
enforce the terms hereof or declare rights  hereunder,  the prevailing  party in
any such action,  trial, or appeal thereon,  shall be entitled to his reasonable
attorneys' fees to be paid by the losing party as fixed by the court in the same
or  separate  suit,  and  whether or not such  action is pursued to  decision or
judgment.  The  provisions of this  paragraph  shall inure to the benefit of the
broker named herein who seeks to enforce a right hereunder.

     31.2 The attorneys' fee award shall not be computed in accordance  with any
court fee schedule,  but shall be such as to fully reimburse all attorneys' fees
reasonably incurred in good faith.

     31.3 Lessor shall be entitled to reasonable  attorneys'  fees and all other
costs and expenses Incurred In the preparation and service of notices of default
and consultations in connection therewith, whether or not a legal transaction is
subsequently commenced in connection with such default.

32.  Lessor's Access.

     32.1 Lessor and Lessor's  agents shall have the right to enter the Premises
at  reasonable  times for the purpose of  inspecting  the same,  performing  any
services  required  of  Lessor,  showing  the  same to  prospective  purchasers,
lenders, or lessees,  taking such safety measures,  erecting such scaffolding or
other necessary structures,  making such alterations,  repairs,  improvements or
additions  to the  Premises  or to the  Office  Building  Project  as Lessor may
reasonably  deem necessary or desirable and the erecting,  using and maintaining
of utilities,  services,  pipes and conduits  through the Premises  and/or other
premises as long as there is no material  adverse  effect to Lessee's use of the
Premises.  Lessor may at any time place on or about the Premises or the Building
any  ordinary  "For Sale"  signs and Lessor may at any time  during the last 120
days of the term hereof place on or about the Premises any ordinary  "For Lease"
signs.

     32.2 All activities of Lessor  pursuant to this paragraph  shall be without
abatement of rent, nor shall Lessor have any liability to Lessee for the same.

     32.3  Lessor  shall have the right to retain  keys to the  Premises  and to
unlock all doors in or upon the Premises other than to files,  vaults and safes,
and in the case of emergency to enter the Premises by any reasonably appropriate
means,  and any such entry shall not be deemed a forceable or unlawful  entry or
detainer of the Premises or an eviction.  Lessee  waives any charges for damages
or injuries or  interference  with  Lessee's  property or business in connection
therewith.

33.  Auctions.  Lessee shall not  conduct,  nor permit to be  conducted,  either
voluntarily or involuntarily,  any auction upon the Premises or the Common Areas
without first having obtained  Lessor's prior written  consent.  Notwithstanding
anything  to the  contrary  in this  Lease,  Lessor  shall not be  obligated  to
exercise any standard of  reasonableness  in  determining  whether to grant such
consent. The holding of any auction on the Premises or Common Areas In violation
of this paragraph shall constitute a material default of this Lease.

34.  Signs.  Lessee  shall not place any sign upon the  Premises  or the  Office
Building Project without Lessor's prior written consent.  Under no circumstances
shall Lessee place a sign on any roof of the Office Building Project.

35.  Merger.  The  voluntary or other  surrender  of this Lease by Lessee,  or a
mutual  cancellation  thereof,  or a  termination  by  Lessor,  shall not work a
merger,  and  shall,  at the  option of Lessor,  terminate  all or any  existing
subtenancies or may, at the option of Lessor, operate as an assignment to Lessor
of any or all of such subtenancles.

36.  Consents.  Except for  paragraphs  33  (auctions)  and 34  (signs)  hereof,
wherever  in this Lease the  consent of one party is  required  to an act of the
other party such consent shall not be unreasonably withheld ot delayed.

37.  Guarantor.  In the event  that there is a  guarantor  of this  Lease,  said
guarantor shall have the same obligations as Lessee under this Lease.

38. Quiet Possession. Upon Lessee paying the rent for the Premises and observing
and performing all of the covenants,  conditions and provisions on Lessee's part
to be observed and performed  hereunder,  Lessee shall have quiet  possession of
the Premises for the entire term hereof subject to all of the provisions of this
Lease.  The individuals  executing this Lease on behalf of Lessor  represent and
warrant  to  Lessee  that they are  fully  authorized  and  legally  capable  of
executing this Lease on behalf of Lessor and that such execution is binding upon
all parties holding an ownership interest In the Office Building Project.

39.  Options.

     39.1  Definition.  As used in this  paragraph  the  word  "Option"  has the
following  meaning:  (1) the right or option to extend the term of this Lease or
to renew  this  Lease or to extend or renew any lease  that  Lessee has on other
property  of  Lessor;  (2) the  option  of right of first  refusal  to lease the
Premises or the right of first offer to lease the Premises or the right of first
refusal  to lease  other  space  within  the  Office  Building  Project or other
property of Lessor or the right of first  offer to lease other space  within the
Office Building Project or other property of Lessor;  (3) the right or option to
purchase  the  Premises or the Office  Building  Project,  or the right of first
refusal to purchase the Premises or the Office Building  Project or the right of
first offer to purchase  the  Premises or the Office  Building  Project,  or the
right or option to  purchase  other  property  of Lessor,  or the right of first
refusal to purchase  other  property  of Lessor,  or the right of first offer to
purchase other property of Lessor.

     39.2  Options  Personal.  Each  Option  granted  to Lessee In this Lease is
personal to the original Lessee and may be exercised only by the original Lessee
while  occupying  the  Premises  who does so without  the  intent of  thereafter
assigning this Lease or subletting the Premises or any portion thereof,  and may
not be exercised  or be assigned,  voluntarily  or  involuntarily,  by or to any
person or entity other than  Lessee;  provided,  however,  that an Option may be
exercised by or assigned to any Lessee Affiliate as defined in paragraph 12.2 of
this Lease.  The Options,  if any,  herein  granted to Lessee are not assignable
separate and apart from this Lease,  nor may any Option be  separated  from this
Lease In any manner, either by reservation or otherwise.

     39.3 Multiple Options. In the event that Lessee has any multiple options to
extend or renew this Lease a later option  cannot be exercised  unless the prior
option to extend or renew this Lease has been so exercised.

     39.4 Effect of Default on Options.

          (a) Lessee shall have no right to exercise an Option,  notwithstanding
any  provision  in the grant of  Option to the  contrary,  (I)  during  the time
commencing from the date Lessor gives to Lessee a notice of default  pursuant to
paragraph 13.1(c) or 13.1(d) and continuing until the  noncompliance  alleged in
notice of

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                                  Page 9 of 11
<PAGE>

default is, cured, or (ii) during the period of time commencing on the day after
a monetary  obligation  to Lessor is due from  Lessee and  unpaid  (without  any
necessity for notice thereof to Lessee) and  continuing  until the obligation is
paid,  or (iii) in the event  that  Lessor  has  given to  Lessee  three or more
notices of default under paragraph 13.1(c), or paragraph 13.1(d), whether or not
the defaults are cured,  during the 12 month period of time immediately prior to
the time that Lessee attempts to exercise the subject Option, (iv) if Lessee has
committed any non-curable  breach,  including without limitation those described
in paragraph 13.1(b), or is otherwise in default of any of the terms,  covenants
or conditions of this Lease.

          (b) The period of time within which an Option may be  exercised  shall
not be  extended or  enlarged  by reason of  Lessee's  inability  to exercise an
Option because of the provisions of paragraph 39.4(a).

          (c) All  rights of  Lessee  under the  provisions  of an Option  shall
terminate and be of no further force or effect, notwithstanding Lessee's due and
timely  exercise of the Option,  if, after such  exercise and during the term of
this Lease,  (i) Lessee fails to pay to Lessor a monetary  obligation  of Lessee
for a period of thirty (30) days after such obligation  becomes due (without any
necessity of Lessor to give notice  thereof to Lessee),  or (ii) Lessee fails to
commence to cure a default  specified in paragraph  13.1(d)  within  thirty (30)
days after the date that Lessor gives  notice to Lessee of such  default  and/or
Lessee fails  thereafter to diligently  prosecute  said cure to  completion,  or
(iii) Lessor gives to Lessee  three or more notices of default  under  paragraph
13.1(c), or paragraph 13.1(d), whether or not the defaults are cured, or (iv) if
Lessee has committed any non-curable breach,  including without limitation those
described in paragraph 13.1(b),  or Is otherwise in default of any of the terms,
covenants and conditions of this Lease.

40.  Security Measures - Lessor's Reservations.

     40.1  Lessee  hereby  acknowledges  that  Lessor  shall have no  obligation
whatsoever to provide guard service or other  security  measures for the benefit
of  the  Premises  or  the  Office   Building   Project.   Lessee   assumes  all
responsibility  for the protection of Lessee,  its agents,  and invitees and the
property  of Lessee  and of  Lessee's  agents  and  invitees  from acts of third
parties. Nothing herein contained shall prevent Lessor, at Lessor's sole option,
from providing  security  protection for the Office Building Project or any part
thereof, in which event the cost thereof shall be included within the definition
of Operating Expenses, as set forth in paragraph 4.2(b).

     40.2 Lessor shall have the following rights:

          (a) To  change  the  name,  address  or title of the  Office  Building
Project or building in which the Premises are located upon not less than 90 days
prior written notice;

          (b) To, at Lessee's  expense,  provide and install  Building  standard
graphics on the door of the  Premises  and such  portions of the Common Areas as
Lessor shall reasonably deem appropriate;

          (c) To permit any lessee the  exclusive  right to conduct any business
as long as such  exclusive  does not conflict  with any rights  expressly  given
herein;

          (d) To place such  signs,  notices or  displays  as Lessor  reasonably
deems  necessary or advisable  upon the roof,  exterior of the  buildings or the
Office Building Project or on pole sighs in the Common Areas;

     40.3 Lessee shall not:

          (a) Use a  representation  (photographic or otherwise) of the Building
or the Office  Building  Project or their  name(s) in  connection  with Lessee's
business;

          (b) Suffer or permit anyone, except In emergency,  to go upon the roof
of the Building.

41.  Easements.

     41.1 Lessor reserves to itself the right,  from time to time, to grant such
easements,  rights and dedications that Lessor deems necessary or desirable, and
to cause  the  recordation  of  Parcel  Maps and  restrictions,  so long as such
easements,  rights,  dedications,  Maps  and  restrictions  do not  unreasonably
interfere  with the use of the Premises by Lessee.  Lessee shall sign any of the
aforementioned  documents  upon  request  of Lessor  and  failure to do so shall
constitute  a  material  default of this  Lease by Lessee  without  the need for
further notice to Lessee.

     41.2 The  obstruction  of Lessee's  view,  air,  or light by any  structure
erected in the  vicinity of the  Building,  whether by Lessor or third  parties,
shall in no way affect this Lease or impose any liability upon Lessor.

42.  Performance  Under Protest.  If at any time a dispute shall arise as to any
amount or sum of money to be paid by one party to the other under the provisions
hereof, the party against whom the obligation to pay the money is asserted shall
have the right to make payment  "under  protest"  and such payment  shall not be
regarded as a voluntary  payment,  and there shall survive the right on the part
of said  party  to  institute  suit for  recovery  of such  sum.  If it shall be
adjudged  that  there was no legal  obligation  on the part of said party to pay
such sum or any part  thereof,  said party shall be entitled to recover such sum
or so much thereof as it was not legally required to pay under the provisions of
this Lease.

43.  Authority.  If  Lessee is a  corporation,  trust,  or  general  or  limited
partnership,  Lessee, and each individual executing this Lease on behalf of such
entity  represent and warrant that such individual is duly authorized to execute
and deliver  this Lease on behalf of said  entity.  if Lessee is a  corporation,
trust or partnership,  Lessee shall,  within thirty (30) days after execution of
this Lease, deliver to Lessor evidence of such authority satisfactory to Lessor.

44. Conflict.  Any conflict between the printed provisions,  Exhibits or Addenda
of this Lease and the  typewritten or handwritten  provisions,  if any, shall be
controlled by the typewritten or handwritten provisions.

45.  No  Offer.  Preparation  of this  Lease by  Lessor  or  Lessor's  agent and
submission  of same to  Lessee  shall not be deemed an offer to Lessee to lease.
This Lease shall become  binding upon Lessor and Lessee only when fully executed
by both parties.

46. Lender Modification.  Lessee agrees to make such reasonable modifications to
this  Lease  as  may  be  reasonably  required  by an  institutional  lender  in
connection  with the obtaining of normal  financing or refinancing of the Office
Building Project.

47.  Multiple  Parties.  If more  than one  person  or entity is named as either
Lessor or Lessee herein,  except as otherwise  expressly  provided  herein,  the
obligations  of the  Lessor or  Lessee  herein  shall be the  joint and  several
responsibility of all persons or entities named herein as such Lessor or Lessee,
respectively.

48. Work Letter.  This Lease is supplemented by that certain Work Letter of even
date  executed  by  Lessor  and  Lessee,  attached  hereto  as  Exhibit  C,  and
incorporated herein by this reference.

49. Attachments.  Attached hereto are the following documents which constitute a
part of this Lease:

ADDENDUM
EXHIBIT "A"
EXHIBIT "B"

LESSOR AND LESSEE HAVE  CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND
PROVISION  CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED
AND VOLUNTARY  CONSENT THERETO.  THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS
LEASE IS  EXECUTED,  THE TERMS OF THIS  LEASE ARE  COMMERCIALLY  REASONABLE  AND
EFFECTUATE  THE INTENT AND  PURPOSE  OF LESSOR  AND LESSEE  WITH  RESPECT TO THE
PREMISES.

     IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN  PREPARED  FOR  SUBMISSION  TO
     YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE
     BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL

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(C)1984 - American Industrial Real Estate Association                    REVISED

                                  Page 10 of 11
<PAGE>

     ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL
     EFFECT,  OR TAX  CONSEQUENCES  OF THIS  LEASE OR THE  TRANSACTION  RELATING
     THERETO;  THE PARTIES  SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL
     COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.

                                     LESSOR

                       Ernest E. Pestana and Irene Pestana
                       -----------------------------------

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

                       By /s/ Ernest E. Pestana
                          --------------------------------

                       Its
                          --------------------------------

                       By /s/ Irene Pestana
                          --------------------------------

                       Its
                          --------------------------------

                       Executed at
                                  ------------------------
                       on
                         ---------------------------------

                       Address
                              ----------------------------

                                     LESSEE

                       Human Pheromone Sciences Inc., a
                       -----------------------------------
                       California Corporation
                       -----------------------------------

                       By /s/ William Horgan
                          --------------------------------

                       Its Chairman, CEO
                          --------------------------------

                       By
                          --------------------------------
                       Its
                          --------------------------------

                       Executed at San Jose, CA
                                  ------------------------
                       on March 7, 2001
                          --------------------------------
                       Address 2365 Warden Sq.
                               ---------------------------

NOTE: These forms are often  modified to meet changing  requirements  of law and
      needs of the industry. Always write or call to make sure you are utilizing
      the most current form: AMERICAN  INDUSTRIAL REAL ESTATE  ASSOCIATION,  700
      South Flower Street, Suite 600, Los Angeles, CA 90017. (213) 687-8777.

                                                           Initials:  WH/EP/IP
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                                                                      FG-0/6/84E

(C)1984 - American Industrial Real Estate Association                    REVISED

                                  Page 11 of 11
<PAGE>

                       STANDARD LEASE ADDENDUM PARAGRAPHS

51. Rent Payments.  All payments due under this Lease by Lessee shall be made to
the following payee and address until Lessor shall notify Lessee otherwise.

                          84 West Santa Clara Building
                      c/o Portfolio Realty Management, Inc.
                        20380 Town Center Lane, Suite 170
                               Cupertino, CA 95014

52. Base Rent  Adjustment.  In order to adjust the Base Rent  payable  under the
Lease in accordance with changes in the cost of living from time to time, Lessee
agrees  to  pay  to  Lessor,   commencing   twelve  (12)  months  following  the
Commencement Date (the "Rent Adjustment Date") as additional Base Rent an amount
determined under this paragraph (the "Rent Escalation").  The term "Index" shall
mean the  Consumer  Price  Index for All Urban  Consumers  Oakland-San  Jose-San
Francisco Metropolitan Statistical District (1982-84=100 or such new replacement
base  year  as it may  become  available)  published  by  the  Bureau  of  Labor
Statistics  of the United  States  Department  of Labor.  The amount of the Rent
Escalation   shall  be  calculated  by  multiplying  the  Base  Rent  in  effect
immediately  prior  to the  subject  Rent  Adjustment  Date by a  fraction,  the
numerator  of which  shall be the  Index  for the  first  month  available  most
immediately  preceding the Rent  Adjustment  Date in question  (the  "Comparison
Index") and the denominator of which shall be the Index for the first month most
immediately  preceding  the most recent  prior Rent  Adjustment  Date (the "Base
Index") as long as such months are twelve (12) months  apart.  In no event shall
the Base Rent  payable for any month during the Lease Term be less than the Base
Rent payable for the immediately  preceding  month. In the event  publication of
the Index is  discontinued or changed,  Lessor shall select a replacement  index
published by a  governmental  agency.  Failure of Lessor to notify Lessee of any
change in the Index or any Rent Escalation  shall in no event be deemed to waive
or affect Lessor's right thereafter to collect said Rent Escalation.

53. Replacement for Paragraph 8.7,  Indemnity.  The following paragraph replaces
paragraph  8.7 of the  Lease in its  entirety.  Lessee  shall  indemnify  Lessor
against,  and hold  Lessor  harmless  from,  any and all claims  (whether or not
meritorious)  for  personal  injury or property  damage  arising from any of the
following:

(a)  Lessee's use and occupancy of the Premises;

(b)  Lessee's conduct of business in the Premises;

(c)  Any work performed by or for Lessee in the Premises;

(d)  Lessee's failure to perform Lessee's obligations under this Lease; or

(e)  Any act or omission of Lessee occurring within the Office Building Project.

     For purposes of this  paragraph,  "Lessor"  includes  Lessor;  and "Lessee"
includes  Lessee,   Lessee's  employees,   agents,   partners,   invitees,   and
contractors.  The indemnity  given in this paragraph  shall cover all liability,
loss, damages,  and expenses of all kinds incurred by Lessor,  including without
limitation  attorney's fees, costs of suit,  expert's and consultant's fees, and
other  litigation   expenses.   Lessor  shall  be  entitled  to  such  indemnity
notwithstanding  Lessor's contributory negligence whether active or passive, but
Lessee  shall  not be  required  to  indemnify  Lessor  against  Lessor's  gross
negligence,  willful  injury to persons or property  or Lessor's s violation  of
law.  Lessee's  indemnity shall include a defense of Lessor at Lessee's  expense
through legal counsel  selected by Lessee and  reasonably  acceptable to Lessor.
Lessee shall  provide such  defense upon written  notice from Lessor,  who shall
cooperate with Lessee in the defense.

54. Hours of Operation;  Utilities.  Lessor shall  furnish to the  Premises,  at
Lessor's sole cost,  during ordinary business hours (i.e. from 7:00 a.m. to 6:00
p.m., Monday through Saturday, holidays excepted) the following services:

(a)  Normal  electrical  service,  heat, and air conditioning as required in the
     reasonable  judgment of Lessor for the comfortable use and occupancy of the
     Premises,  subject  to any  regulations  imposed by any  local,  state,  or
     federal government authority; and

(b)  Janitorial and trash removal service five days per week, holidays excepted;
     and

(c)  Water and sewage  services as is customary with other Lessees in the Office
     Building Project.

Lessor shall not be liable,  under any circumstances and however occurring,  for
injury to person, inconvenience, damage to or loss of use of property and Lessee
shall not be entitled to any  abatement  or  reduction  of Rent or other sums by
reason of Lessor's  failure to furnish any service for any cause beyond Lessor's
reasonable control.

(d)  Notwithstanding  the foregoing,  and subject to regulations  imposed by any
     local, state, or federal governmental agency,  Lessor shall keep electrical
     service available to the Premises 24 hours a day, 7 days a week.

55. Utility Rooms; Telephone Equipment;  Telecommunications Wiring. Lessee shall
not install telecommunications  equipment nor telecommunications wiring anywhere
outside the immediate  Premises of Lessee without the expressed  written consent
of Lessor and in accordance with the following limitations--

(a)  Location of Lessee's  Equipment.  Lessee shall install  Lessee's  telephone
     equipment  within  Lessee's  Premises  and not within the utility  rooms or
     telephone  closets on each floor.  Lessor and Lessee agree that these rooms
     are available  for making  Lessee's  telephone  line  connections  only. No
     rooftop  locations  are  available  to Lessee at any time without a special
     lease amendment and compensation to Lessor.

(b)  Lessor May Elect to Either Remove or Keep Telecommunications Wiring. Within
     fifteen (15) days after the expiration or sooner termination of this Lease,
     Lessor may elect (the "Election Right") by written notice to Lessee to:

     (i)  Retain any or all  electrical or  telecommunications  wiring,  cables,
          risers, mounts, and/or similar installations installed by 'Lessee (the
          "Telecommunications Wiring");

     (ii) Remove  any or all such  Telecommunications  Wiring  and  restore  the
          Premises or other areas  within the Office  Building  Project to their
          condition prior to the installation of the  Telecommunications  Wiring
          (the "Wiring  Restoration  Work").  Lessor  shall  perform such Wiring
          Restoration Work at Lessee's sole cost and expense; or

    (iii) Require  Lessee to perform  the Wiring  Restoration  Work at  Lessee's
          sole cost and expense.

(c)  Survival.  The provisions of this paragraph shall survive the expiration or
     sooner termination of this Lease.

(d)  Condition   of  Wiring.   In  the  event   Lessor   elects  to  retain  the
     Telecommunications  Wiring  pursuant to this  paragraph,  Lessee  covenants
     that:

                                Initials: Lessor    EP/IP    Lessee     WH
                                                 -----------         -----------

                        PORTFOLIO REALTY MANAGEMENT, INC.
                                  408/255-2278
<PAGE>

                       STANDARD LEASE ADDENDUM PARAGRAPHS

     (i)  Lessee shall be the sole owner of such Telecommunications Wiring, that
          Lessee shall have good right surrender such Telecommunications  Wiring
          to Lessor,  and that such  Telecommunications  Wiring shall be free of
          all liens and encumbrances; and

     (ii) All Telecommunications Wiring shall be left in good condition.

(e)  Lessor May Retain Security  Deposit.  Lessor may retain  Lessee's  Security
     Deposit after the expiration or sooner  termination of this Lease until the
     earliest of the following events:

     (i)  Lessor elects to retain the Telecommunications Wiring pursuant to this
          paragraph; see (b) above.

     (ii) Lessor elects to perform the Wiring  Restoration Work pursuant to this
          paragraph and the Wiring  Restoration  Work is complete and the Lessee
          has fully reimbursed Lessor for all costs related thereto; or

    (iii) Lessor  elects to  require  Lessee to perform  the Wiring  Restoration
          Work pursuant to this  paragraph and' the Wiring  Restoration  Work is
          complete and Lessee has paid for all costs related thereto.

(f)  Lessor Can Apply Security Deposit.  In the event Lessee fails or refuses to
     pay all costs of the Wiring  Restoration  Work within  fifteen (15) days of
     Lessee's receipt of Lessor's notice, Lessor may apply all or any portion of
     Lessee's  Security Deposit toward the payment of such unpaid costs relative
     to the Wiring  Restoration  Work.  The retention or application of Lessee's
     Security Deposit by Lessor pursuant to this paragraph does not constitute a
     limitation on or waiver of Lessor's  right to seek further remedy under law
     or equity.

56. Heat Generating  Equipment.  Whenever heat generating machines or equipment,
including  computer  servers,   are  used  in  the  Premises  which  affect  the
temperature  maintained in the Premises or elsewhere in the building by the HVAC
(heating,  ventilating, and air conditioning) systems, Lessor reserves the right
to provide supplementary FIVAC. The costs of acquiring, installing,  maintaining
and powering such FIVAC shall be paid by Lessee upon demand as Additional Rent.

57. Additional  Electrical  Power.  Lessee shall not use, without Lessor's prior
written consent,  any machines or equipment of any type whatsoever which will or
in fact increase the amount of electricity  ordinarily  furnished for use in the
Premises as general  office  space.  If Lessee  requires  additional  electrical
power,  Lessee shall request Lessor to provide such power,  which request Lessor
may refuse in  Lessor's  sole  discretion.  If  additional  electrical  power is
furnished,  Lessee  shall  pay on  demand  and as  Additional  Rent  the  costs,
including  without  limitation,   installation,   maintenance  costs  and  power
consumption,  plus all  expenses  incurred by Lessor in keeping  accounts of the
electric power consumed,  including the cost of special  circuits,  transformers
and/or submeters.

58. Bonus Value Retained by Lessor.  It is the intent of the parties hereto that
this Lease, including any amendments and addendum, shall confer upon Lessee only
the right to use and occupy the  Premises,  and to exercise such other rights as
are  conferred  upon Lessee by this Lease.  The parties agree that this Lease is
not intended to have a bonus value, nor to serve as a vehicle whereby Lessee may
profit by a future  transfer  of the  Lease or the  right to use or  occupy  the
Premises  as a result of any  favorable  terms  contained  herein or any  future
changes in the market for lease space.  It is the intent of the parties that any
such bonus value that may attach to this Lease shall be and remain the exclusive
property of Lessor.  In the event  Lessee seeks to transfer its interest in this
Lease or the  Premises,  Lessor  shall  have  the  options  provided  for in the
section(s) of the Lease dealing with  assignment  and  subletting,  which may be
exercised at Lessor's sole choice without limiting Lessor in the exercise of any
other  rights or  remedies at law or equity  which  Lessor may have by reason of
such transfer.

59. Partnerships and Corporations.  if Lessee is a partnership,  a withdrawal or
substitution  (whether  voluntary,  involuntary,  or by  operation  of law,  and
whether  occurring  at one  time or over a  reasonable  period  of  time) of any
partner(s)  owning 25% or more of the partnership,  any  assignment(s) of 25% or
more   (cumulatively)  of  any  interest  in  the  capital  or  profits  of  the
partnership, or the dissolution of the partnership shall be deemed a transfer of
this Lease. If Lessee is a corporation,  any dissolution,  merger, consolidation
or other  reorganization of Lessee, any sale or transfer (or cumulative sales or
transfers)  of the  capital  stock of Lessee  in excess of 25%,  or any sale (or
cumulative  sales) of 51% of the value of the assets of Lessee shall be deemed a
transfer of this Lease.  This section shall not apply to  corporations  in which
the capital stock of the  corporation is publicly  traded or is being offered to
the public for the first time in an initial public offering (IPO).

60.  Reasonableness.   Lessee  expressly  agrees  that  the  provisions  of  the
paragraphs  in this  Addendum  are not  unreasonable  for  purposes  of  Section
1951.4(b)(2) of the California Civil Code, as amended from time to time.

61.  Disclosures.  Various laws,  regulations and policies require disclosure of
the following information:

(a) Alquist-Priolo Notification;  Aiquist-Priolo Special Earthquake Studies Zone
Act: The Premises and the property  containing the Premises may be situated in a
"Special Study Zone" as designated under the Alquist-Priolo Special Studies Zone
Act, Sections 2621-2630,  inclusive, of the California Public Resources Code. As
such,  the  construction  of the Premises and the property may be subject to the
findings of a geologic report prepared by a geologist registered in the State of
California,  unless such report is waived by the city or county  under the terms
of that  act.  No  representations  on the  subject  are  made by  Lessor  or by
Portfolio Realty  Management,  Inc., its agents or its employees.  Lessee should
make its own inquiry or investigation of the geological risks.

(b)  Hazardous Wastes or Substances and Underground Storage Tanks: Comprehensive
     federal  and  state  laws and  regulations  have been  enacted  in the past
     several years in an effort to control the use, storage, handling, clean-up,
     removal and disposal of hazardous  wastes or  substances.  Some of the laws
     and  regulations  (for example,  CERCLA) provide for broad liability on the
     part of  property  owners,  Lessees,  or other  users of the  property  for
     clean-up costs and damages  regardless of fault. Other laws and regulations
     set standards for the handling of asbestos,  and establish requirements for
     the use,  modification,  abandonment,  and closure of  underground  storage
     tanks.

     It is not  practical or possible to list all such laws and  regulations  in
this  disclosure.  Therefore,  property  owners and Lessees are urged to consult
legal counsel to determine their respective  rights and liabilities with respect
to 'the issues described in this disclosure,  as well as all other aspect of the
proposed transaction. If hazardous wastes or substances have

                                Initials: Lessor   EP/IP     Lessee     WH
                                                 -----------         -----------

                        PORTFOLIO REALTY MANAGEMENT, INC.
                                  408/255-2278
<PAGE>

                       STANDARD LEASE ADDENDUM PARAGRAPHS

be used, stored,  handled or disposed of within the Premises or on the property,
or if  the  property  has or may  have  had  underground  storage  tanks,  it is
essential that legal and technical advice be obtained to determine,  among other
things,  the nature of permits and approvals which have been obtained or may' be
required;  the estimated costs and expenses  associated  with the use,  storage,
handling,  clean-up,  disposal or removal of hazardous wastes or substances; and
the nature and extent of contractual  provisions  necessary or desirable in this
transaction.

     Lessor  agrees to disclose to  Portfolio  Realty  Management,  Inc.  and to
Lessee any and all information  which it has regarding present and future zoning
and  environmental  matters  affecting  the  Premises  or the  property  and the
condition  of the  Premises  or the  property,  including,  but not  limited  to
structural,  mechanical  and soils  conditions,  the  presence  and  location of
asbestos, PCB transformers,  other toxic, hazardous or contaminated  substances,
and underground storage tanks in or about the property.

     Portfolio Realty Management,  Inc. has conducted no investigation regarding
the subject  matter  hereof,  except as may be separately  provided by Portfolio
Realty Management,  Inc. Otherwise,  Portfolio Realty Management,  Inc. makes no
representations  concerning the existence or nonexistence of hazardous wastes or
substances, or underground storage tanks in or about the property. Lessee should
contact a professional,  such as a civil engineer, industrial hygienist or other
experienced person, to advise on these matters.

The term  "hazardous  wastes or  substances" is used herein in its very broadest
sense and includes,  but is not limited to,  petroleum based  products,  paints,
solvents, lead, cyanide,  printing inks, acids, pesticides,  ammonium compounds,
asbestos, PCB's and other chemical products.

(c) Americans With  Disabilities Act: Be advised that an owner or Lessee of real
property may be subject to the Americans  With  Disabilities  Act (the ADA). ADA
requires  owners and Lessees of "public  accommodations"  to remove  barriers to
access by  disabled  persons  and to provide  auxiliary  aids and  services  for
hearing,  vision or speech  impaired  persons.  You are advised to consult  your
attorney  with  respect  to the  application  of ADA to  the  Premises  and  the
property.

(d) Portfolio  Realty  Management,  Inc.  Disclosure:  The parties to this Lease
hereby  expressly  acknowledge  Portfolio  Realty  Management,   Inc.,  Lessor's
managing  agent,   has  made  no  independent   determination  or  investigation
regarding,  but  not  limited  to,  present  or  future  use  of  the  property;
environmental  matters  affecting the  property;  the condition of the property,
including,  but not limited to structural,  mechanical and soils conditions,  as
well as issues  surrounding  hazardous  wastes or  substances  as set out above;
violations  of the  Occupational  Safety and  Health Act (OSHA) or any  federal,
state,  county or municipal laws,  ordinances,  or statutes;  or measurements of
land or buildings; except as otherwise disclosed by Portfolio Realty Management,
Inc. Lessee agrees to make its own  investigation  and  determination  regarding
such items.

62. Improvements: Lessor, at Lessor's sole cost and expense, shall:

          1)   Install building standard vertical blinds on exterior windows.

          2)   Provide  new  building   standard   carpet  and  touch  up  paint
               throughout entire suite.

          3)   Replace or repair all ceiling  tiles and light  fixtures that are
               damaged or stained.

          4)   Deliver  Premises with all  electrical  and FIVAC in good working
               order.

          5)   Remove  wall  marked as 'A' and add wall  marked as 'C' with door
               marked as 'C2'.

          Lessee,  at Lessee's  sole cost and expense shall have the wall marked
as 'B' reinforced to minimize vibration and sound. Improvements shall be subject
to Lessor's prior approval.

63. This Lease shall be subject to approval of the Lessor.

64.  Lessee shall pay the real estate fee owed Ritchie  Commercial in the amount
of $9,541.80. Said fee shall be due within thirty (30) days of lease execution.

Copyright (C) Portfolio Realty Management, Inc., 1999 -- 2000

                                Initials: Lessor    EP/IP     Lessee     WH
                                                 -----------         -----------

                        PORTFOLIO REALTY MANAGEMENT, INC.
                                  408/255-2278
<PAGE>

                        STANDARD OFFICE LEASE FLOOR PLAN

                              [FLOOR PLAN OMITTED]

                                    EXHIBIT A

                                                           Initials:  WH/EP/IP
                                                                     -----------
                                                                      FG-0/6/84E

                                                              FULL SERVICE-GROSS
(C)1984 - American Industrial Real Estate Association                    REVISED

                                   Page 1 of 1
<PAGE>

                            RULES AND REGULATIONS FOR
                              STANDARD OFFICE LEASE

                                    [LOGO]AIR

Dated: March 1, 2002.

By and Between  Ernest & Irene Pestana as Lessor and Human  Pheromone  Sciences,
                ----------------------------------------------------------------
                Inc., a Calif. Corp. as Lessee.

                                  GENERAL RULES

     1. Lessee shall not suffer or permit the  obstruction  of any Common Areas,
including driveways, walkways and stairways.

     2. Lessor reserves the right to refuse access to any persons Lessor in good
faith judges to be a threat to the safety and  reputation of the Project and its
occupants.

     3.  Lessee  shall  not make or  permit  any  noise or odors  that  annoy or
interfere with other lessees or persons having business within the Project.

     4. Lessee shall not keep animals or birds within the Project, and shall not
bring  bicycles,  motorcycles  or other  vehicles  Into areas not  designated as
authorized for same.

     5. Lessee shall not make,  suffer or permit  litter  except in  appropriate
receptacles for that purpose.

     6. Lessee  shall not alter any lock or install new or  additional  locks or
bolts.

     7. Lessee  shall be  responsible  for the  inappropriate  use of any toilet
rooms, plumbing or other utilities.  No foreign substances of any kind are to be
inserted therein.

     8. Lessee shall not deface the walls,  partitions or other  surfaces of the
Premises or Project.

     9. Lessee shall not suffer or permit  anything in or around the Premises or
Building  that causes  excessive  vibration or floor  loading in any part of the
Project.

     10. Furniture, significant freight and equipment shall be moved into or out
of the building  only with the Lessor's  knowledge  and consent,  and subject to
such  reasonable  limitations,  techniques  and timing,  as may be designated by
Lessor.  Lessee  shall be  responsible  for any  damage to the  Office  Building
Project arising from any such activity.

     11. Lessee shall not employ any service or contractor  for services or work
to be performed in the Building, except as approved by Lessor.

     12. Lessor  reserves the right to close and lock the Building on Saturdays,
Sundays  and  Building  Holidays,  and  on  other  days  between  the  hours  of
______________  P.M. and  _______________  A.M. of the following  day. If Lessee
uses the Premises during such periods,  Lessee shall be responsible for securely
locking any doors it may have opened for entry.

     13.  Lessee  shall  return all keys at the  termination  of its tenancy and
shall be responsible for the cost of replacing any keys that are lost.

     14. No window  coverings,  shades or awnings  shall be installed or used by
Lessee.

     15. No Lessee, employee or invitee shall go upon the roof of the Building.

     16. Lessee shall not suffer or permit smoking or carrying of lighted cigars
or  cigarettes  in  areas  reasonably  designated  by  Lessor  or by  applicable
governmental agencies as non-smoking areas.

     17.  Lessee shall not use any method of heating or air  conditioning  other
than as provided by Lessor.

     18. Lessee shall not install, maintain or operate any vending machines upon
the Premises without Lessor's written consent.

     19. The Premises shall not be used for lodging or manufacturing, cooking or
food preparation.

     20. Lessee shall comply with all safety,  fire  protection  and  evacuation
regulations established by Lessor or any applicable governmental agency.

     21.  Lessor  reserves  the  right  to  waive  any  one of  these  rules  or
regulations,  and/or as to any particular  Lessee, and any such waiver shall not
constitute  a  waiver  of  any  other  rule  or  regulation  or  any  subsequent
application thereof to such Lessee.

     22. Lessee assumes all risks from theft or vandalism and agrees to keep its
Premises locked as may be required.

     23.  Lessor  reserves  the right to make such  other  reasonable  rules and
regulations  as it may from  time to time  deem  necessary  for the  appropriate
operation and safety of the Project and its occupants. Lessee agrees to abide by
these and such rules and regulations.

                                  PARKING RULES

     1. Parking  areas shall be used only for parking by vehicles no longer than
full size,  passenger  automobiles  herein  called  "Permitted  Size  Vehicles."
Vehicles other than Permitted Size Vehicles are herein referred to as "Oversized
Vehicles."

     2.  Lessee  shall not permit or allow any  vehicles  that  belong to or are
controlled by Lessee or Lessee's employees,  suppliers,  shippers, customers, or
invitees to be loaded,  unloaded, or parked in areas other than those designated
by Lessor for such activities.

     3.  Parking  stickers or  identification  devices  shall be the property of
Lessor and be returned to Lessor by the holder  thereof upon  termination of the
holders  parking  privileges.  Lessee  will pay such  replacement  charge  as is
reasonably established by Lessor for the loss of such devices.

     4. Lessor  reserves the right to refuse the sale of monthly  identification
devices  to any  person or entity  that  willfully  refuses  to comply  with the
applicable rules, regulations, laws and/or agreements.

     5. Lessor  reserves the right to relocate  all or a part of parking  spaces
from floor to floor,  within one floor,  and/or to reasonably  adjacent  offsite
location(s),  and to reasonably  allocate them between compact and standard size
spaces,  as long as the same  complies  with  applicable  laws,  ordinances  and
regulations.

     6. Users of the  parking  area will obey all posted  signs and park only in
the areas designated for vehicle parking.

     7. Unless  otherwise  instructed,  every  person  using the parking area Is
required to park and lock his own vehicle.  Lessor will not be  responsible  for
any damage to  vehicles,  injury to persons  or loss of  property,  all of which
risks are assumed by the party using the parking area.

     8. Validation,  if established,  will be permissible only by such method or
methods  as  Lessor  and/or  its  licensee  may  establish  at  rates  generally
applicable to visitor parking.

     9. The maintenance,  washing, waxing or cleaning of vehicles in the parking
structure or Common Areas is prohibited.

     10.  Lessee  shall be  responsible  for seeing  that all of its  employees,
agents and invitees comply with the applicable parking rules, regulations,  laws
and agreements.

     11. Lessor reserves the right to modify these rules and/or adopt such other
reasonable and non-discriminatory rules and regulations as it may deem necessary
for the proper operation of the parking area.

     12. Such parking use as is herein  provided is intended merely as a license
only and no bailment is intended or shall be created hereby.

                                                                       WH/EP/IP
-----------                                                          -----------
-----------                                                          -----------
Initials                                                               Initials

                                   Page 1 of 1

(C)1999 - American Industrial Real Estate Association

                                     REVISED
                                                                FORM OFG-1-9/99E<PAGE>

                                                                   Exhibit 10.18

                       NATIONWIDE FINANCIAL SERVICES, INC.
                              AMENDED AND RESTATED
                 STOCK RETAINER PLAN FOR NON-EMPLOYEE DIRECTORS

     1.   Name of Plan. This plan shall be known as the "Nationwide Financial
Services, Inc. Stock Retainer Plan for Non-Employee Directors" and is
hereinafter referred to as the "Plan."

     2.   Purpose of Plan. The purpose of the Plan is to enable Nationwide
Financial Services, Inc. (the "Company") to attract and retain qualified persons
to serve as directors, to enhance the equity interest of directors in the
Company, and to solidify the common interests of its directors and stockholders
in enhancing the value of the Company's Class A common stock (the "Common
Stock"). The Plan seeks to encourage the highest level of director performance
by providing such directors with a proprietary interest in the Company's
performance and progress by paying a portion of their annual retainer in the
form of Common Stock.

     3.   Effective Date and Term. The Plan shall be effective as of the date on
which the Company's Registration Statement on Form S-1 (N. 333-18527) filed
under the Securities Act of 1933, as amended (the "Securities Act") with respect
to the Common Stock is declared effective by the Securities and Exchange
Commission (the "Effective Date").

     4.   Eligible Participants. Each member of the Board of Directors of the
Company (the "Board") from time to time who is not a full-time employee of the
Company or any of its subsidiaries or of any controlling affiliate or its
subsidiaries shall be a participant ("Participant") in the Plan.

     5.   Delivery of Shares.

          (a) Commencing on the Effective Date, each payment of all or any
     portion of the retainer payable to each Participant for service on the
     Board (the "Retainer"), shall be made by delivering one-half in cash and
     one-half in the form of whole or fractional shares of Common Stock (such
     shares, the "Stock Retainer") having a Fair Market Value (as defined below)
     as of the date of payment, equal to one-half of the amount of the Retainer
     that is being paid. The payment of all Stock Retainers shall be made
     subject to any applicable restrictions set forth in Section 6 hereof.

          (b) The "Fair Market Value" of a share of Common Stock as of any date
     of determination shall mean the closing price of a share of Common Stock on
     the trading day immediately preceding the date of the valuation. The
     closing price for such day shall be the last sale price, regular way, or,
     in case no such sale takes place on such day, the average of the closing
     bid and asked prices, regular way, in either case as reported on the
     principal consolidated transaction reporting system with respect to
     securities listed or

                                       1

<PAGE>
     admitted to trading on the New York Stock Exchange or, if the Common Stock
     is not listed or admitted to trading on the New York Stock Exchange, as
     reported on the principal consolidated transaction reporting system with
     respect to securities listed on the principal national securities exchange
     on which the Common Stock is listed or admitted to trading or, if the
     Common Stock is not listed or admitted to trading on any national
     securities exchange, the last quoted price or, if not so quoted, the
     average of the high bid and low asked prices in the over-the-counter
     market, as reported by the National Association of Securities Dealers, Inc.
     Automated Quotations System ("NASDAQ") or such other system then in use,
     or, if on any such date the Common Stock is not quoted by any such
     organization, the average of the closing bid and asked prices as furnished
     by a professional market maker making a market in the Common Stock.

6.   Share Certificates; Voting and other Rights; Restrictions.

     (a)  All Stock Retainers shall be paid by delivering to the Participant
share certificates issued in the name of the Participant or registering such
shares of Common Stock in the name of the Participant, and upon such delivery or
registration the Participant shall be entitled to all rights of a stockholder
with respect to Common Stock for all such shares issued or registered in his or
her name, including the right to vote the shares, and the Participant shall
receive all dividends and other distributions paid or made with respect thereto.

     (b)  Notwithstanding any other provision of the Plan, the Company shall not
be required to issue or deliver any certificate or certificates for shares or
register any shares of Common Stock under the Plan prior to fulfillment of all
of the following conditions:

          (i)  Any registration or other qualification of such shares of Common
     Stock under any state or federal law or regulation, or the maintaining in
     effect of any such registration or other qualification which the Company
     shall, in its absolute discretion upon the advice of counsel, deem
     necessary or advisable; and

          (ii) Obtaining any other consent, approval, or permit from any state
     or federal governmental agency which the Company shall in its absolute
     discretion after receiving the advice of counsel, determine to be necessary
     or advisable.

     (c)  Nothing contained in the Plan shall prevent the Company from adopting
other or additional compensation arrangements for the Participants.

     (d)  No Common Stock received by a Participant pursuant to the Plan may be
pledged, sold, transferred or otherwise disposed of unless and until either:

          (i)  the Common Stock has been held by the Participant for six months
     from the date of issuance, or

                                       2

<PAGE>

               (ii) the Common Stock is otherwise transferred in a manner that
          complies with the requirements of Rule 16b-3 ("Rule 16b-3")
          promulgated under the Securities Exchange Act of 1934, as amended (the
          "Exchange Act"), so that the transaction is exempt from
          characterization as a "sale" under Section 16(b) of the Exchange Act.

          The Common Stock issued to any Participant shall bear an appropriate
          restrictive legend, if issued in certificated form, and be subject to
          appropriate "stop transfer" orders. Any additional Common Stock or
          other securities or property that may be issued with respect to the
          Common Stock issued under the Plan as a result of any stock dividend,
          stock split, business combination or other event shall be subject to
          the restrictions and other terms and conditions of the Plan.

     7.   Shares Available. Shares of Common Stock issuable under the Plan shall
be taken from authorized but unissued or treasury shares of the Company as shall
from time to time be necessary for issuance pursuant to the Plan.

     8.   Amendment.

          (a) The Board may from time to time make such amendments to the Plan
     as it may deem proper and in the best interest of the Company without
     further approval of the Company's stockholders; provided, however, that no
     amendment which impairs or adversely affects a Participant's previously
     accrued entitlements under the Plan shall be effective with respect thereto
     without the Participant's written consent; and provided, further, that to
     the extent required to qualify transactions under the Plan for exemption
     under Rule 16b-3 no amendment to the Plan shall be adopted without the
     approval of the Company's stockholders; and, provided, further, that no
     amendment to the Plan shall be made more than once in any six-month period
     other than to comply with changes in the Internal Revenue Code of 1986, as
     amended; the Exchange Act; the Employee Retirement Income Security Act of
     1974, as amended; or the regulations thereunder.

          (b) The Board may terminate the Plan on a prospective basis at any
     time.

          (c) Notwithstanding any other provision of the Plan, no member of the
     Board shall be authorized to exercise any discretion with respect to his or
     her own selection as a person to receive Stock Retainers under the Plan or
     concerning the amount or timing of the delivery of his or her Stock
     Retainers under the Plan.

          (d) This Plan shall terminate on April 1, 2006.

     9.   Administration of the Plan. The Plan shall be administered by the
Compensation Committee of the Board, which shall adopt such rules as it may deem
appropriate in order to carry out the purpose of the Plan. All questions of
interpretation, administration and application of the Plan shall be determined
by the Compensation Committee, except that

                                       3

<PAGE>

          the Compensation Committee may authorize any one or more of its
          members, or any officer of the Company, to execute and deliver
          documents on behalf of the Compensation Committee. The Compensation
          Committee shall take all steps necessary to ensure that the Plan
          complies with the law at all times, and the determination of the
          Compensation Committee shall be final and binding in all matters
          relating to the Plan.

     10.  Miscellaneous.

          (a) Nothing in the Plan shall be deemed to create any obligation on
     the part of the Board to nominate any director for reelection by the
     Company's stockholders or to limit the rights of the stockholders to remove
     any director.

          (b) The Company shall have the right to require, prior to the issuance
     or delivery of any shares of Common Stock pursuant to the Plan, payment by
     a Participant to the Company of any taxes required by law to be withheld
     with respect to the issuance or delivery of such shares.

     11.  Governing Law. The Plan and all actions taken thereunder shall be
governed by and construed in accordance with the laws of the State of Delaware.

                                       4

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