Document:

Exhibit 10.45

                  Standard Form of Agreement Between Owner and
           Contractor where the basis for payment is the COST OF THE
           WORK PLUS A FEE with a negotiated Guaranteed Maximum Price

                            AIA Document A111 - 1997
                        1997 Edition - Electronic Format

AGREEMENT made as of the 31 day of March in the year 2000.
(In words, indicate day, month and year)

BETWEEN the Owner:                        Urban Fetch
(Name, address and other information)     536 Broadway
                                          New York, NY

and the Contractor:                       Mastercraft Builders, Inc.
(Name, address and other information)     600 West 57th Street
                                          New York, NY 10019

The Project is:                           Urban Fetch
(Name and location)                       380 11th Ave
                                          New York, NY

The Architect is:                         Tuller-McNealus Feld
(Name, address and other information)     596 Broadway
                                          New York, NY 10012

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The Owner and Contractor agree as follows.

ARTICLE 1 THE CONTRACT DOCUMENTS

      The Contractor Documents consist of this Agreement, Conditions of the
      Contract (General, Supplementary and other Conditions), Drawings,
      Specifications, Addenda issued prior to execution of this Agreement, other
      documents listed in this Agreement and Modifications issued after
      execution of this Agreement; these form the Contract, and are as fully a
      part of the Contract as if attached to this Agreement or repeated herein.
      The contract represents the entire and integrated agreement between the
      parties hereto and supersedes prior negotiations, representations or
      agreements, either written or oral. An enumeration of the Contract
      Documents, other than Modifications, appears in Article 15. If anything in
      the other Contract Documents is inconsistent with this Agreement, this
      Agreement shall govern.

ARTICLE 2 THE WORK OF THIS CONTRACT

      The Contractor shall fully execute the Work described in the Contract
      Documents, except to the extent specifically indicated in the Contract
      Documents to be the responsibility of others.

ARTICLE 3 RELATIONSHIP OF THE PARTIES

      The Contractor accepts the relationship of trust and confidence
      established by this Agreement and covenants with the Owner to cooperate
      with the Architect and exercise the Contractor's skill and judgment in
      furthering the interests of the Owner; to furnish efficient business
      administration and supervision; to furnish at all times an adequate supply
      of workers and materials; and to perform the Work in an expeditious and
      economical manner consistent with the Owner's interests. The Owner agrees
      to furnish and approve, in a timely manner, information required by the
      Contractor and to make payments to the Contractor in accordance with the
      requirements of the Contract Documents.

ARTICLE 4 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION

      4.1 The date of commencement of the Work shall be the date of this
      Agreement unless a different date is stated below or provision is made for
      the date to be fixed in a notice to proceed issued by the Owner.
      (Insert the date of commencement, if it differs from the date of this
      Agreement or, if applicable, note that the date will be fixed in a notice
      to proceed.)

      - Preliminary Pricing and review is to commence immediately.

      - Upon client written approval the base building work will commence.

      - All designed systems and interiors shall await architect's approved
      drawings and Building Department permits.

      4.2 The Contract Time shall be measured from the date of commencement.

      - Commencement shall mean submittal of client approved architectural/
      engineering drawings and permits.

      4.3 The Contractor shall achieve Substantial Completion of the entire Work
      not later than __ days from the date of commencement, or as follows:

            Time is of the essence.

      , subject to adjustments of this Contract Time as provided in the Contract
      Documents.

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ARTICLE 5 BASIS FOR PAYMENT

      5.1 CONTRACT SUM

      5.1.1 The Owner shall pay the Contractor the Contract Sum in current funds
      for the Contractor's performance of the Contract. The Contract Sum is the
      Cost of the Work as defined in Article 7 plus the Contractor's Fee.

      5.1.2 The Contractor's Fee is: 8% General Conditions; 2% insurance and
      7.5% overhead and fee.

      These percentages are based upon the sum of the subcontracts under the
      general contractor.

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ARTICLE 7 COSTS TO BE REIMBURSED

      7.1 COST OF THE WORK

      The term Cost of the Work shall mean costs necessarily incurred by the
      Contractor in the proper performance of the Work. Such costs shall be at
      rates not higher than the standard paid at the place of the Project except
      with prior consent of the Owner. The Cost of the Work shall include only
      the items set forth in this Article 7.

      7.2 LABOR COSTS - All of this section is included in General Conditions of
      Article 5, (paragraph) 5.1.2.

      7.2.1 Wages of construction workers directly employed by the Contractor to
      perform the construction of the Work at the site or, with the Owner's
      approval, at off-site workshops.

      7.2.2 Wages or salaries of the Contractor's supervisory and administrative
      personnel when stationed at the site with the Owner's approval.
      (If it is intended that the wages or salaries of certain personnel
      stationed at the Constructor's principal or other offices shall be
      included in the Cost of the Work, identify in Article 14 the personnel to
      be included and whether for all or only part of their time, and the rates
      at which their time will be charged to the Work.)

      7.2.4 Costs paid or incurred by the Contractor for taxes, insurance,
      contributions, assessments and benefits required by law and, for personnel
      not covered by such agreements, customary benefits such as sick leave,
      medical and health benefits, holidays, vacations and pensions, provided
      such costs are based on wages and salaries included in the Cost of the
      Work under Subparagraphs 7.2.1 through 7.2.3.

      7.3 SUBCONTRACT COSTS

      7.3.1 Payments made by the Contractor to Subcontractors in accordance with
      the requirements of the subcontracts.

      7.4 COSTS OF MATERIALS AND EQUIPMENT INCORPORATED IN THE COMPLETED
      CONSTRUCTION

      7.4.1 Costs, including transportation and storage, of materials and
      equipment incorporated or to be incorporated in the completed
      construction.

      7.4.2 Costs of materials described in the preceding Subparagraph 7.4.1 in
      excess of those actually installed to allow for reasonable waste and
      spoilage. Unused excess materials, if any, shall become the Owner's
      property at the completion of the Work.

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      7.5 COSTS OF OTHER MATERIALS AND EQUIPMENT, TEMPORARY FACILITIES AND
      RELATED ITEMS

      7.5.1 Costs, including transportation and storage, installation,
      maintenance, dismantling and removal of materials, supplies, temporary
      facilities, machinery, equipment and hand tools not customarily owned by
      construction workers, that are provided by the Contractor at the site and
      fully consumed in the performance of the Work; and cost (less salvage
      value) of such items if not fully consumed, whether sold to others or
      retained by the Contractor. Cost for items previously used by the
      Contractor shall mean fair market value. These costs are included in
      General Conditions unless designated above normal scope of work.

      7.5.3 Costs of removal of debris from the site.

      7.5.4 Costs of document reproductions, facsimile transmissions and
      long-distance telephone calls, postage and parcel delivery charges,
      telephone service at the site, will be billed as direct cost.

      7.5.5 That portion of the reasonable expenses of the Contractor's
      personnel incurred while traveling in discharge of duties connected with
      the Work. If required to inspect manufacturers facilities to verify
      scheduling production subject to the owner's prior approval.

      7.5.6 Costs of materials and equipment suitably stored off the site at a
      mutually acceptable location, if approved in advance by the Owner.

      7.6 MISCELLANEOUS COSTS

      7.6.1 That portion of insurance and bond premiums that can be directly
      attributed to this Contract:

      included under insurance per Article 5 subparagraph 5.1.2

      7.6.2 Sales, use or similar taxes imposed by a governmental authority that
      are related to Work.

      Client must submit Certificate of Capital Improvement or be subject to
      applicable taxes.

      7.6.3 Fees and assessments for the building permit and for other permits,
      licenses and inspections for which the Contractor is required by the
      Contract Documents to pay.

      This is a specific line item to be paid by client to contractor.

      7.6.4 Fees of laboratories for tests required by the Contract Documents,
      except those related to defective or nonconforming Work for which
      reimbursement is excluded by Subparagraph 13.5.3 of AIA Document A201-1997
      or other provisions of the Contract Documents, and which do not fall
      within the scope of Subparagraph 7.7.3.

      7.6.5 Royalties and license fees paid for the use of a particular design,
      process or product required by the Contract Documents; the cost of
      defending suits or claims for infringement of patent rights arising from
      such requirement of the Contract Documents; and payments made in
      accordance with legal judgments against the Contractor resulting from such
      suits or claims and payments of settlements made with the Owner's consent.
      However, such costs of legal defenses, judgments and settlements shall not
      be included in the calculation of the Contractor's Fee. If such royalties,
      fees and costs are excluded by the last sentence of Subparagraph 3.17.1 of
      AIA Document A201-1997 or other provisions of the Contract Documents, then
      they shall not be included in the Cost of the Work.

      7.6.7 Deposits lost for causes other than the Contractor's negligence or
      failure to fulfill a specific responsibility to the Owner as set forth in
      the Contract Documents.

      7.6.8 Legal, mediation and arbitration costs, including attorneys' fees,
      other than those arising from disputes between the Owner and Contractor,
      reasonably incurred by the Contractor in the performance of the Work and
      with the Owner's prior written approval; which approval shall not be
      unreasonably withheld.

<PAGE>

      7.7 OTHER COSTS AND EMERGENCIES

      7.7.1 Other costs incurred in the performance of the Work if and to the
      extent approved in advance in writing by the Owner.

      7.7.2 Costs due to emergencies incurred in taking action to prevent
      threatened damage, injury or loss in case of an emergency affecting the
      safety of persons and property, as provided in Paragraph 10.6 of AIA
      Document A201-1997.

      7.7.3 Costs of repairing or correcting damaged or nonconforming Work
      executed by the Contractor, Subcontractors or suppliers, provided that
      such damage or nonconforming Work was not caused by negligence or failure
      to fulfill a specific responsibility of the Contractor and only to the
      extent that the cost of repair or correction is not recoverable by the
      Contractor from insurance, sureties, Subcontractors or suppliers.

ARTICLE 8 COSTS NOT TO BE REIMBURSED

      8.1 The Cost of the Work shall not include:

      8.1.3 Overhead and general expenses, except as may be expressly included
      in Article 7.

      8.1.6 Except as provided in Subparagraph 7.7.3 of this Agreement, costs
      due to the negligence or failure to fulfill a specific responsibility of
      the Contractor, Subcontractors and suppliers or anyone directly or
      indirectly employed by any of them or for whose acts any of them may be
      liable.

      8.1.7 Any cost not specifically and expressly described in Article 7.

      8.1.8 Costs, other than costs included in Change Orders approved by the
      Owner.

ARTICLE 10 SUBCONTRACTS AND OTHER AGREEMENTS

<PAGE>

      10.1 Those portions of the Work that the Contractor does not customarily
      perform with the Contractor's own personnel shall be performed under
      subcontracts or by other appropriate agreements with the Contractor. The
      Owner may designate specific persons or entities from whom the Contractor
      shall obtain bids. The Contractor shall obtain bids from Subcontractors
      and from suppliers of materials or equipment fabricated especially for the
      Work and shall deliver such bids to the Architect. The Owner shall then
      determine, with the advice of the contractor and the Architect, which bids
      will be accepted. The Contractor shall not be required to contract with
      anyone to whom the Contractor has reasonable objection.

      10.2 If a specific bidder among those whose bids are delivered by the
      Contractor to the Architect (1) is recommended to the Owner by the
      Contractor; (2) is qualified to perform that portion of the Work; and (3)
      has submitted a bid that conforms to the requirements of the Contract
      Documents without reservations or exceptions, but the Owner requires that
      another bid be accepted, then the Contractor may require that a Change
      Order be issued to adjust the Guaranteed Maximum Price by the difference
      between the bid of the person or entity recommended to the Owner by the
      Contractor and the amount of the subcontract or other agreement actually
      signed with the person or entity designated by the Owner.

      10.3 Subcontracts or other agreements shall conform to the applicable
      payment provisions of this Agreement, and shall not be awarded on the
      basis of cost plus a fee without the prior consent of the Owner.

ARTICLE 11 ACCOUNTING RECORDS

      The Contractor shall keep full and detailed accounts and exercise such
      controls as may be necessary for proper financial management under this
      Contract.

ARTICLE 12 PAYMENTS

      12.1 PROGRESS PAYMENTS

      12.1.1 Based upon Applications for Payment submitted to the Architect by
      the Contractor and Certificates for payment issued by the Architect, the
      Owner shall make progress payments on account of the Contract Sum to the
      Contractor as provided below and elsewhere in the Contract Documents.

      12.1.2 The period covered by each Application for Payment shall be one
      calendar month ending on the last day of the month, or as follows:

      12.1.4 With each Application for Payment, the Contractor shall submit
      payrolls, petty cash accounts, receipted invoices or invoices with check
      vouchers attached, and any other evidence required by the Owner or
      Architect to demonstrate that cash disbursements already made by the
      Contractor on account of the Cost of the Work equal or exceed (1) progress
      payments already received by the Contractor; less (2) that portion of
      those payments attributable to the Contractor's Fee; plus (3) payrolls for
      the period covered by the present Application for Payment.

      12.1.5 Each Application for payment shall be based on the most recent
      schedule of values submitted by the Contractor in accordance with the
      Contract Documents. The schedule of values shall allocate the entire
      Guaranteed Maximum Price among the various portions of the Work, except
      that the Contractor's Fee shall be shown as a single separate item. The
      schedule of values shall be prepared in such form and supported by such
      data to substantiate its accuracy as the Architect may require. This
      schedule, unless objected to by the Architect, shall be used as a basis
      for reviewing the Contractor's Applications for Payment.

<PAGE>

      12.1.6 Applications for Payment shall show the percentage of completion of
      each portion of the Work as of the end of the period covered by the
      Application for Payment.

      12.1.8 Except with the Owner's prior approval, payments to Subcontractors
      shall be subject to retainage of not less than percent (10%). The Owner
      and the Contractor shall agree upon a mutually acceptable procedure for
      review and approval of payments and retention for Subcontractors.

      12.1.9 In taking action on the Contractor's Applications for Payment, the
      Architect shall be entitled to rely on the accuracy and completeness of
      the information furnished by the Contractor and shall not be deemed to
      represent that the Architect has made a detailed examination, audit or
      arithmetic verification of the documentation submitted in accordance with
      Subparagraph 12.1.4 or other supporting data; that the Architect has made
      exhaustive or continuous on-site inspections or that the Architect has
      made examinations to ascertain how or for what purposes the Contractor has
      used amounts previously paid on account of the Contract.

      12.2 FINAL PAYMENT

      12.2.1 Final payment, constituting the entire unpaid balance of the
      Contract Sum, shall be made by the Owner to the Contractor when:

            .1 the Contractor has fully performed the Contract except for the
            Contractor's responsibility to correct Work as

<PAGE>

            provided in Subparagraph 12.2.2 of AIA Document A201-1997, and to
            satisfy other requirements, if any, which extend beyond final
            payment; and

            .2 a final Certificate for Payment has been issued by the Architect.

      12.2.2 The Owner's final payment to the Contractor shall be made no later
      than 10 days after the issuance of the Architect's final Certificate for
      Payment, or as follows:

      12.2.5 If, subsequent to final payment and at the Owner's request, the
      Contractor incurs costs described in Article 7 and not excluded by Article
      8 to correct defective or nonconforming Work, above and beyond the
      architectural drawings and specifications, the Owner shall reimburse the
      Contractor such costs and the Contractor's Fee applicable thereto on the
      same basis as if such costs had been incurred prior to final payment.

ARTICLE 13 TERMINATION OR SUSPENSION

      13.1 The Contract may be terminated by the Contractor, or by the Owner for
      convenience, as provided in Article 14 of AIA Document A201-1997. However,
      the amount to be paid to the Contractor under Subparagraph 14.1.3 of AIA
      Document A201-1997 shall not exceed the amount the Contractor would be
      entitled to receive under Paragraph 13.2 below, except that the
      Contractor's Fee shall be calculated as if the Work had been fully
      completed by the Contractor, including a reasonable estimate of the Cost
      of the Work for Work not actually completed.

      13.2 The Contract may be terminated by the Owner for cause as provided in
      Article 14 of AIA Document A201-1997.

<PAGE>

      13.3 The Owner shall also pay the Contractor fair compensation, either by
      purchase or rental at the election of the Owner, for any equipment owned
      by the Contractor that the Owner elects to retain and that is not
      otherwise included in the Cost of the Work under Subparagraph 13.2.1. To
      the extent that the Owner elects to take legal assignment of subcontracts
      and purchase orders (including rental agreements), the Contractor shall,
      as a condition of receiving the payments referred to in this Article 13,
      execute and deliver all such papers and take all such steps, including the
      legal assignment of such subcontracts and other contractual rights of the
      Contractor, as the Owner may require for the purpose of fully vesting in
      the Owner the rights and benefits of the Contractor under such
      subcontracts or purchase orders.

      13.4 The Work may be suspended by the Owner as provided in Article 14 of
      AIA Document A201-1997; in such case, the Guaranteed Maximum Price and
      Contract Time shall be increased as provided in Subparagraph 14.3.2 of AIA
      Document A201-1997 except that the term "profit" shall be understood to
      mean the Contractor's Fee as described in Subparagraph 5.1.2 and Paragraph
      6.4 of this Agreement.

ARTICLE 14 MISCELLANEOUS PROVISIONS

      14.1 Where reference is made in this Agreement to a provision AIA Document
      A201-1997 or another Contract Document, the reference refers to that
      provision as amended or supplemented by other provisions of the Contract
      Documents.

      14.2 Payments due and unpaid under the Contract shall bear interest from
      the date payment is due at the rate stated below, or in the absence
      thereof, at the legal rate prevailing from time to time at the place where
      the Project is located.

      (Insert rate of interest agreed upon, if any.)

            9%

      14.3 The Owner's representative is:       JEFFREY Binstock
      (Name, address and other information)     c/o Urban Fetch
                                                536 Broadway, N.Y., N.Y.

      14.4 The Contractor's representative is:  Jeffrey Levitt
      (Name, address and other information)     c/o Mastercraft Builders, Inc.
                                                600 West 57th Street, N.Y., N.Y.

      14.5 Neither the Owner's nor the Contractor's representative shall be
      changed without ten days' written notice to the other party.

      14.6 Other provisions: A deposit is required in the amount of 25% of the
      project cost or the total of sub-contractor required deposits + 15%, which
      ever is the less.

ARTICLE 15 ENUMERATION OF CONTRACT DOCUMENTS

      15.1 The Contract Documents, except for Modifications issued after
      execution of this Agreement, are enumerated as follows:

      15.1.1 The Agreement is this executed 1997 edition of the Standard Form of
      Agreement Between Owner and Contractor, AIA Document A111-1997.

      15.1.2 The General Conditions are the 1997 edition of the General
      Conditions of the Contract for Construction AIA Document A201-1997.

      15.1.3 The Supplementary and other Conditions of the Contract are those
      contained in the Project Manual dated ___, and are as follows:

      Document                Title                  Pages

<PAGE>

ARTICLE 16 INSURANCE AND BONDS

            5 million Liability, Workmen compensation (statutory), Disability
            (statutory).

This Agreement is entered into as of the day and year first written above and is
executed in at least three original copies, of which one is to be delivered to
the Contractor, one to the Architect for use in the administration of the
Contract, and the remainder to the Owner.

/s/ L.J.S. SVOBODA
--------------------------------------------------
OWNER (Signature)  Urban Fetch

L.J.S. SVOBODA, CFO
--------------------------------------------------
(Printed name and title)

/s/ Jeffrey Levitt
--------------------------------------------------
CONTRACTOR (Signature)  Mastercraft Builders, Inc.

Jeffrey Levitt - Director of Construction
--------------------------------------------------
(Printed name and title)

<PAGE>

                                    Rider "A"

                            SUPPLEMENTARY CONDITIONS

      The following Supplementary Conditions modify, change, delete from or add
to the "General Conditions of the Contract for Construction" AIA Document A201 -
1997 ("General Conditions"). Where any article, paragraph, subparagraph or
clause of the General Conditions is modified or deleted by these Supplementary
Conditions, the unaltered provisions of that article, paragraph, subparagraph or
clause shall remain in effect. Where apparent conflicts occur between these
Supplementary Conditions and the provisions of the General Conditions, the
documents shall be interpreted to impose the highest standards and most
stringent obligations upon the Contractor so that the Owner is provided the
broadest possible protection.

      1.    The following is added as Paragraph 1.2.4:

            In case of discrepancies between or among the Contract Documents,
            the Contractor shall secure instructions from the Owner or Architect
            before proceeding with the Work affected by such discrepancies. The
            Contractor shall assume full responsibility for proceeding with such
            Work without approval.

      2     The following is added as Paragraph 3.2.4:

            The Contractor represents that it has had adequate access to the job
            site and building area in which the Work is to be performed, it has
            satisfied itself as to the nature and location of the Work,
            including any possible obstructions, the equipment and facilities
            needed for the execution of the Work, and all other matters which
            can in any way affect the Work or cost thereof, and that it has
            studied the Contract Documents and all other documents relating to,
            or which may influence, the Work.

      3.    The following is added as Paragraph 3.4.4:

            The Contractor shall insure that manufactured articles, materials
            and equipment are applied, installed, connected, erected, used,
            cleaned and conditioned as directed by the respective manufacturers,
            unless otherwise specified.

      4.    The following is added as Paragraph 3.4.5:

            In the event that it is necessary for Contractor to stockpile or to
            store quantities of materials or equipment on the job site,
            Contractor shall inform Owner of such necessity and Owner shall
            offer reasonable available space, if any, for storage of such
            materials or equipment and Contractor shall be

<PAGE>

            provided with keys to said storage area. Contractor shall use said
            space only for such purpose. Owner shall not be responsible to
            Contractor for loss of or damage to said material or equipment for
            any cause whatsoever, except where such loss or damage is caused
            solely by gross negligence or willful act of Owner, its agents,
            servants and/or employees. Combustible materials shall be seared,
            kept, and watched over in strict compliance with all Federal, State
            and City laws, rules, ordinances and regulations, and the directions
            and requirements of any insurance body or insurance carrier covering
            Contractor, Owner, the Premises or any part of the contents thereof.
            All permits, licenses and certificates required by law in connection
            with materials stored on the Premises shall be kept on the Premises
            and shall be open to inspection by Owner at all times. Contractor
            will not, without the prior consent of the Owner, store or maintain
            any explosive, dangerous, or hazardous materials (including
            environmentally hazardous materials) on the premises.

      5.    The following is added as Paragraph 3.4.6:

            Notwithstanding anything contained herein to the contrary, all
            material delivered to the job site shall be unconditionally owned by
            Contractor at the time of delivery and shall be free of the lien or
            claim of any third party, for which Owner has made payment to the
            Contractor.

      6.    The following is added as Paragraph 3.5.2:

            Notwithstanding anything contained herein to the contrary,
            Contractor does hereby warrant all Work and material to be in full
            and complete accordance with the contract and all Work and materials
            to be free from any and all defects and imperfections and fully
            suitable for the use and purposes for which each and every part is
            intended. Contractor further agrees that should any defect develop
            or appear, Contractor shall promptly, upon demand, fully correct,
            substitute and make good any such defective material or workmanship
            without any cost to Owner and will save Owner harmless against any
            claim, demand, loss or damage arising from any breach of the
            warranty contained herein. The foregoing warranty shall commence on
            the date the Architect certifies the Work is fully completed and
            shall terminate one (1) year thereafter unless otherwise extended by
            applicable law. Where Owner has terminated this contact pursuant to
            the terms and conditions provided for herein, the period of warranty
            for the Work performed by Contractor shall commence on the effective
            date of termination.

            If any warranty shall be given by any manufacturer, installer,
            supplier, subcontractor, or by any other person involved in any
            manner or performing any work in relation to this project to the
            Contractor or to any Subcontractor, whether such warranty is
            required by this contract or otherwise, the Contractor or such
            Subcontractor hereby agrees unconditionally to assign all

                                       2
<PAGE>

            rights under such warranty to Owner. The Contractor or Subcontractor
            agrees to deliver a written assignment of such warranty and all
            other evidence of such warranty to Owner. Notwithstanding anything
            to the contrary, any warranty which shall be longer than the one (1)
            year warranty granted by a Contractor to Owner as provided in this
            Paragraph 3.5.2 shall remain in full force and effect and shall not
            be shortened by this paragraph or any other clause in this contract.
            Any warranties by manufacturers will supercede Contractor's
            warranty.

      7.    The following is added to Paragraph 3,7.1;

            No portion of the Work shall be performed unless and until:

            (x)   all permits required for the performance of the construction
                  Work will have been obtained and will be in full force and
                  effect; and

            (y)   any prior portion of the Work, which must be or customarily is
                  inspected by a governmental or insurance representative and
                  the inspection of which would be made impossible or
                  impractical by the performance of the portion of the Work to
                  be performed, shall have been inspected.

            The following is added to Paragraph 3.7.4:

            In the event any violations are placed upon the premises by any
            public authority as a result of or in connection with the Work, to
            be reflected on drawings and specifications to be agreed upon by
            owner and contractor or as otherwise agreed upon as in the case of
            demolition work by the Contractor, the Contractor shall be solely
            responsible therefor and shall bear all costs attributable thereto.
            Final payment, in an amount at least sufficient to correct such
            violations as determined by the Architect, shall be withheld until
            all such violations are cured of record. In addition, Contractor
            shall indemnify Owner for all damage, cost and expense arising from
            such violations including but not limited to reasonable attorneys
            fees. In the event Contractor fails to cure such violations of
            record within a reasonable time, Owner may cause such violations to
            be cured and upon demand Contractor shall pay Owner the costs
            incurred in such cure including reasonable attorneys fees. The above
            is exclusive of C of O, previous violations or errors and omissions
            by Architect and/or engineer.

      9.    The following is added as Paragraph 3.15.1.1:

            Contractor shall obtain all applicable approvals and permits
            required for the placement of a dumpster on the Premises. The
            location of the dumpster shall be Subject to Owner's approval.

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<PAGE>

      10.   The following is added as Paragraph 3.18.3.

            If any claim or demand is made against Owner or Architect arising
            out of or caused by any act or omission of Contractor, its
            subcontractors, agents and/or employees during the progress of the
            Work, Owner may, in its sole discretion, withhold payments to
            Contractor up to the amount of the claim or demand being asserted
            plus estimated costs and legal fees. Notwithstanding the preceding
            sentence, to the extent any such claims are covered by insurance and
            the insurance carrier acknowledges without reservation that it will
            defend such claims and pay any judgements or settlements arising in
            connection therewith, Owner shall not withheld payments. Any
            payments that are withheld in accordance with this paragraph will
            not effect Contractors obligations to complete performance under
            this agreement. To the extent that Owner has not withheld payments,
            Contractor shall refund to Owner and Architect all monies that Owner
            or Architect may be compelled to pay in satisfying such claims
            and/or liabilities including all costs and reasonable legal fees.
            Contractor shall exercise proper care and caution so as to avoid
            accident or injury to persons and property and shall adopt and carry
            out any reasonable suggestions of Owner or Architect in an effort to
            ensure safety.

      11.   The following is added to Paragraph 4.2.4:

            Notwithstanding the above, direct communications between and among
            Owner and Contractor, which is not conducted through the Architect,
            shall nevertheless be fully valid and effective and must be in
            writing.

      12.   The following is added to Paragraph 6.24:

            Should the Contractor cause damage to the Work or property of any
            separate owners contractor, the Contractor shall upon due notice
            promptly attempt to settle with such other contractor by agreement,
            or otherwise to resolve the dispute. If such separate contractor
            sues or initiates an arbitration proceeding against the Owner on
            account of any damage alleged to have been caused by the Contractor,
            the Owner shall notify the Contractor who shall defend such
            proceedings at the Contractors expense, and if any judgment or award
            against the Owner arises therefrom the Contractor shall pay or
            satisfy it and shall reimburse the Owner for all attorneys' fees and
            court or arbitration costs Which the Owner has incurred.

      13.   The following is added to Paragraph 9.3.1.

            Each Application for Payment shall be in the form of AIA Document
            G702 "Application and Certificate for Payment," supported by
            Contractor's completed payment schedule form.

                                       4

<PAGE>

            The submission of an Application for Payment shall constitute
            representations by Contractor to the Owner, that (1) the Work has
            progressed to the point indicated; (2) the quality of the Work is in
            accordance with the Contract documents; (3) Contractor is entitled
            to payment in the amount certified; (4) Contractor has supervised
            the Work in accordance with the terms of the Contract Documents; (5)
            all documents and other data submitted by Contractor in order to
            substantiate Contractor's right to payment are true and correct; (6)
            all monies previously paid on account of the Contract Sum have been
            applied in accordance with the Contract Documents and in full
            compliance with any applicable law, including the New York Lien Law.

      14.   The following is added to Paragraph 9.3.3:

            In the event that, at any time, there shall be evidence of any lien
            or claim for Work or material furnished in the performance of the
            Work which, if established, could be an encumbrance upon the
            property upon which said Work is to be performed or for which Owner
            is or may become liable, for which Owner has previously paid, Owner
            shall have the right to retain out of any payment then due or to
            become due to Contractor the full amount of the lien or claim. If
            any such claim or lien is asserted after all payments hereunder have
            been made, or should the amount owed to Contractor be insufficient
            to completely indemnify and defend Owner from and against any such
            claim or lien, Contractor shall refund to Owner the sums that Owner
            was compelled to pay in discharging such lien or satisfying such
            claim, including but not limited to reasonable legal, accounting and
            engineering fees, or Contractor shall bond such liens or claims. In
            the event that any lien shall be filed during the course of the
            Work, Contractor shall discharge same by bonding or in any other
            manner provided by law, within five (5) days from the date of filing
            thereof. In the event that Contractor shall fail or refuse to so
            discharge such lien, Owner shall have the right to cause the same to
            be removed by bonding or by payment, and the entire cost incurred by
            Owner in so doing, including reasonable legal and accounting fees,
            shall be deducted from the Contract Price.

      15.   The following is added as Paragraph 9.4.3:

            If Architect requests additional documentation or information in
            connection with any Application for Payment and said additional
            documentation or information shall only be with respect to a portion
            of the Work for which payment is sought by the Contractor, then
            Architect shall issue a Certificate of Payment for that portion of
            the Work not in question and contemporaneously make its request to
            Contractor for the additional

                                       5
<PAGE>

            documentation or information needed to issue a Certificate of
            Payment for the balance of the amount applied for. The Architect's
            Certificate of Payment for such balance shall await its receipt of
            such additional documentation or information.

      16.   The following is added as Paragraph 9.5.3:

            Before each progress payment other than the final payment, shall be
            deemed earned or payable, Contractor and each Subcontractor and
            supplier shall execute and deliver to Owner a waiver of lien in form
            reasonably acceptable to Owner with respect to the payments made by
            Owner pursuant to the previous Certificate for Payment. Before the
            final payment shall be deemed earned and payable. Contractor and
            each Subcontractor and supplier shall execute and deliver to Owner a
            waiver of lien in form reasonably acceptable to Owner.

      17.   The following is added as Paragraph 11.1.1.1:

            All coverages required under subsection 11.1.1 shall be written on
            an occurrence basis, by companies licensed to do business in the
            State of New York and otherwise acceptable to Owner for not less
            than the limits of liability set forth below:

            A.    Worker's Compensation and Statutory Employers Liability:
                  Statutory Limits

            B.    Commercial General Public Liability: Including, but not
                  limited to, Premises Operation, bodily injury, personal
                  injury, death, independent contractors, products and completed
                  operations, contractual liability and broad form property
                  damage coverage in a combined single limit amount of not less
                  than $10,000,000.

            C.    Automobile Liability: Per Person/Per Occurrence: Bodily
                  Injury: $1,000,000/$1,000,000

            D.    Products and Completed Operations Insurance shall be
                  maintained for a minimum period of two (2) years after final
                  payment and Contractor shall continue to provide evidence of
                  such coverage to Owner on an annual basis during the
                  aforementioned period.

      18.   The following is added as Paragraph 11.1.4:

            Certificates of Insurance or duplicate original policies of
            insurance acceptable to the Owner which specifically set forth
            evidence of all coverage required

                                       6
<PAGE>

            hereunder, and copies of all endorsements that are subsequently
            issued, shall be delivered by Contractor to the Owner prior to the
            commencement of the Work. Contractor shall not, by its actions or
            inactions, cause any insurance policies to be canceled or permit
            them to lapse prior to the issuance of the Final Certificate of
            Completion for the Work and all insurance policies shall include
            clauses to the effect that (i) the policy shall not be canceled,
            changed & non-renewed or coverage thereunder reduced until at least
            forty-five (45) days after Owner, Architect and any mortgagee whose
            name and address has been provided to the insurer have received
            written notice thereof; (ii) the act or omission of the named
            insured or any additional insured will not invalidate the policy as
            to the other additional insureds; and (iii) such insurance shall be
            primary and noncontributory.

      19.   The following is added as Paragraph 11.1.5:

            All insurance required hereunder shall be written, unless specified
            otherwise herein, without the inclusion of any defense costs within
            the limits of liability per job, and shall name Owner, Architect,
            and each of the aforesaid parties' agents, officers and employees
            and, upon notice from Owner, any mortgagee, as an additional insured
            thereunder.

            In the event of the failure of Contractor to furnish and maintain
            any of the insurance required pursuant to this Contract, Owner shall
            have the right at its option to terminate this Contract for cause,
            as provided for in Paragraph 14.2.1 or to take out and maintain such
            insurance for and in the name of Contractor and Contractor agrees to
            pay the cost thereof and to furnish all necessary information to
            permit Owner to take out and maintain such insurance for the account
            of Contractor. Compliance by Contractor with the foregoing
            requirements to carry insurance and furnish certificates shall not
            relieve Contractor from liability assumed under any provision of
            this Contract.

      20.   The following is added as Paragraph 11.1.6:

            The insurance required by this Paragraph 11, at the option of
            Contractor, may be effected by blanket and/or umbrella policies
            issued to Contractor covering the Premises, provide that the
            policies otherwise comply with the provisions of this Paragraph 11
            and allocate to the Premises the coverage specified herein, without
            possibility of reduction or coinsurance by reason of, or damage to,
            any other premises named therein.

      21.   Notwithstanding the provisions of Paragraph 13.3.1, all notices
            hereunder shall be given by personal messenger or courier delivery,
            by facsimile transmission, by overnight or express mail service or
            by mailing certified, return receipt requested, addressed to
            Contractor, Architect or to Owner at

                                       7
<PAGE>

            the addresses set forth on the first page of the Standard Form
            Agreement. Any notice given by Contractor to Owner which relates to
            (i) a claim of default by Owner, (ii) a demand for payment, or (iii)
            an attempted termination of this Contract or of the Work, and any
            other correspondence in connection therewith, shall also be sent by
            Contractor to:

                  Ruskin, Moscou, Evans & Faltischek, P.C.
                  170 Old Country Road
                  Mineola, New York 11501
                  Attention: Irvin Brum, Esq.

      22.   The following is added as Paragraph 13.8:

            Contractor warrants and represents it shall employ sufficient
            workers at the site to complete work in a timely manner.

      23.   The following is added as Paragraph 13.9:

            For all work done by Contractor in connection with this Contract,
            Contractor warrants and represents that any and all materials used
            in this project shall be equal to or superior in quality, in all
            respects, to (a) the material being removed and replaced and (b) the
            same or similar type of material existing elsewhere in the building.
            In no event, however, shall any materials used in this Project be
            inferior to the materials and standards required by the drawings and
            specifications.

                                       8EXHIBIT 10.1
------------

                              LEASE AGREEMENT

                            500 CENTRAL AVENUE
                           NORTHFIELD, ILLINOIS

                 The John Harvey Family Trust ("Landlord")

                         Entrade, Inc. ("Tenant")

<PAGE>

                              LEASE AGREEMENT

      THIS LEASE AGREEMENT ("Lease") made and entered into as of this  1st
day of  January, 2000 between The John Harvey Family Trust ("Landlord") and
Entrade, Inc.("Tenant"), a Pennsylvania corporation.

                           W I T N E S S E T H :

1.    PREMISES AND TERM.

      In consideration of the obligation of Tenant to pay rent as herein
provided, and in consideration of the other terms, provisions, and
covenants hereof, Landlord hereby demises and leases to Tenant, and Tenant
hereby accepts and leases from Landlord, the approximately twelve thousand
seven hundred (12,700) square feet outlined on the plan attached hereto as
Exhibit 1A (the "Leased Premises") located in the building commonly known
as 500 N. Central Avenue, Northfield, Illinois 60093 (the "Building"),
situated on the real property described in Exhibit 1B attached hereto (the
"Property") which is part of a development in Northfield, Illinois (the
"Development").  The leased premises shall be used for the following
purposes and no others: General office and storage.

      TO HAVE AND TO HOLD the same for a term of  sixty months ( 60)
commencing on  January 1, 2000 and ending on  December 31, 2004 unless
terminated or extended pursuant to any provision hereof.  Tenant
acknowledges that no representations as to the repair of the leased
premises, nor promises to alter, remodel or improve the leased premises
have been made by Landlord, unless such are expressly set forth in this
Lease.

2.    BASE RENT AND SECURITY DEPOSIT.

            A.   (1) The tenant shall pay to the landlord for the demised
premises during the term of this lease in lawful money of the United States
the sum of Two Hundred Seventy-Nine Thousand, Two Hundred- Forty-Six
Dollars ($279,246.00) for each lease year that this lease is in effect, as
and for a minimum annual rental, which said sum shall be payable in equal
monthly installments of Twenty-Three Thousand, Two Hundred-Seventy and
50/100 Dollars ($23,270.50) each, payable in advance and without notice
commencing on January 1, 2000, being the first day of the first lease year
of the term hereof.

            (2) Commencing on January 1, 2001 and annually thereafter
during the term of the Lease the annual minimum rental for such period
shall be that annual minimum rental charged during the proceeding year
increased by the percentage increase in the Consumer Price Index "All
items" United States, popularly known as the Cost of Living Index
(presently published monthly by the Bureau of Labor Statistics of the U.S.
Department of Labor) using said Consumer Price Index (1967 base) for the
first six (6) months of the original term of this Lease as a denominator,
and said Consumer Price Index for the last six (6) months of the original
term of this Lease, as a numerator.  This fraction shall be multiplied by
that annual minimum

<PAGE>

      rental charged during the last year of the original term of this
Lease and the resulting amount shall be the amount of the annual minimum
rental during said option period.  The annual minimum rental shall be
increased during each additional option period following by the resulting
percentage derived from a fraction having as its denominator the Consumer
Price Index (1967 base) for the average first six (6) months of the
original term of this Lease, and as its numerator the Consumer Price Index
(1967 base) for the average last six (6) months of said prior option
period.  In no event shall the annual minimum rental charged during any
extended term be less than that rental charged during the last year of the
original term of this Lease.  If the base year selected by the U.S.
Department of Labor shall be changed, then the resultant Index shall be
readjusted, so as to reflect the base initially established under this
Lease.  If the said Index shall no longer be published or cannot be
adjusted, then another Index generally recognized as authoritative shall be
substituted by agreement between the parties.

Rental payment for any fractional calendar month  end of the lease term
shall be prorated.

      B.    Tenant has deposited with Landlord the sum of 0 Thousand and
no/100 Dollars ($0.00), which sum shall be held by Landlord, without
obligation for interest, as security for the full, timely and faithful
performance of Tenant's covenants and obligations under this Lease, it
being expressly understood and agreed that such deposit is not an advance
rental or a measure of Landlord's damages in case of Tenant's default.
Upon the occurrence of any event of default by Tenant, Landlord may, from
time to time, without prejudice to any other remedy provided herein or
provided by law, use such fund to the extent necessary to make good any
arrears of  rent or other payments due Landlord hereunder, and any other
damage, injury, expense or liability caused by any event of Tenant's
default; and Tenant shall pay to such Trust on demand the amount so applied
in order to restore the security deposit to its original amount.  Any
remaining balance of such deposit shall be returned by Landlord to Tenant
within thirty (30) days after termination of this Lease when Landlord shall
have determined that all Tenant's obligations under this Lease have been
fulfilled.  Subject to the other terms and conditions contained in this
Lease, if the Building is conveyed by Landlord, said deposit may be turned
over to Landlord's grantee and if so, Tenant hereby releases Landlord from
any and all liability with respect to said deposit and its application or
return.

3.    TAXES.

      Landlord agrees to pay all general and special taxes, assessments,
and governmental charges of any kind and nature whatsoever (collectively
"taxes") lawfully levied against the Property.

4.    ELECTRIC SERVICE

      To the extent Tenant is not billed directly by a public utility,
Landlord shall pay for all electricity used by Tenant in the leased
premises for lighting, convenience outlets, and other direct uses in
reasonable amounts commensurate with the intended use of the premises.
Tenant shall furnish, at its own expense, all electric light bulbs, tubes

<PAGE>

and ballasts.  Tenant will not without the written consent of Landlord use
any apparatus or device in the leased premises which will in any way
increase its usage beyond the amount of electricity which Landlord
determines to be reasonable for use of the leased premises as general
office space, nor connect with electric current (except through existing or
new, at Tenant's sole expense, electrical outlets in the leased premises)
any apparatus or device for the purpose of using electric current.  If
Tenant shall require electric current in excess of that which is reasonably
obtainable from existing electric outlets and normal for use of the leased
premises as general office space, then Tenant shall first procure the
consent of Landlord (which consent will not be unreasonably withheld).
Tenant shall pay all costs of installation of all facilities necessary to
furnishing such excess capacity and for such increased electricity usage.

      Interruptions of any service shall not be deemed an eviction or
disturbance of Tenant's use and possession of the leased premises or any
part thereof, or render Landlord liable for damages by abatement of rent or
otherwise or relieve Tenant from performance of Tenant's obligations under
this Lease.

5.    ALTERATIONS.

       All improvements to the leased premises shall be installed at the
cost and expense of Tenant (which cost shall be payable on demand by
Landlord as additional rent), but only in accordance with plans and
specifications which have been previously submitted to and approved in
writing by Landlord, and only by Landlord or by contractors and
subcontractors approved in writing by Landlord (which approval shall not be
unreasonably withheld).  In connection with any request for an approval of
alterations by Tenant, Landlord may retain the services of an architect
and/or engineer and Tenant shall reimburse Landlord for the reasonable fees
of such architect and/or engineer.  All alterations, additions,
improvements and partitions erected by Tenant shall be and remain the
property of Tenant during the term of this Lease and Tenant shall, unless
Landlord elects at the time of approval or otherwise elects as hereinafter
provided, remove all alterations, improvements and partitions erected by
Tenant and restore the leased premises to its original condition by the
date of termination of this Lease or upon earlier vacating of the leased
premises; provided, however, that, if at such time Landlord so elects, such
alterations, additions, improvements and partitions shall become the
property of Landlord as of the date of termination of this Lease or upon
earlier vacating of the leased premises and title shall pass to Landlord
under this Lease as by a bill of sale.  All such removals and restoration
shall be accomplished in a good workmanlike manner by contractors approved
in writing by Landlord so as not to damage the primary structure or
structural qualities of the Building.  All alterations, additions or
improvements proposed by Tenant shall be constructed in accordance with all
governmental laws, ordinances, rules and regulations and Tenant shall,
prior to construction, provide such assurances to Landlord, including but
not limited to, waivers of lien and surety company performance bonds, as
Landlord shall require to assure payment of the costs thereof and to
protect Landlord against any loss from any mechanics', laborers',
materialmen's or other liens.

<PAGE>

6.    SERVICE

      A.    Landlord agrees to furnish Tenant, while occupying the leased
premises, water, hot and cold at those points of supply provided for
general use of Tenants; heat in season at such times as Landlord normally
furnishes these services to all tenants of the Building, and at such
temperatures and in such amounts as are in accordance with any applicable
statutes, rules or regulations and are considered by Landlord to be
standard, which shall include normal business hours on weekends,  and
holidays and such window washing as may from time to time in the Landlord's
judgment be reasonably required; but failure to any extent to furnish or
any stoppage or interruption of these defined services, resulting from any
cause, shall not render Landlord liable in any respect for damages to any
person, property or business, nor be construed as an eviction of Tenant or
work an abatement of rent, nor relieve Tenant from fulfillment of any
covenant or agreement hereof.  Should any equipment or machinery furnished
by Landlord cease to function properly, Landlord shall use reasonable
diligence to repair the same promptly, but Tenant shall have no claim for
rebate of rent or damages on account of any interruptions in service
occasioned thereby or resulting therefrom.  Whenever heat generating
machines or equipment are used by Tenant in the leased premises which
affect the temperature otherwise maintained by the air conditioning
equipment, Landlord reserves the right to install supplementary air
conditioning units in the leased premises (or for the use of the leased
premises) and the expense of such purchase, installation, maintenance, and
repair shall be paid by Tenant upon demand as additional rent.

      B.    Landlord shall provide janitorial services five (5) nights a
week by a janitorial contractor or employees at all times satisfactory to
Landlord and the Tenant.

7.   USE OF PREMISES.

      A.    Tenant will not occupy or use, nor permit any portion of leased
premises to be occupied or used, for any business or purpose other than
that described above or for any use or purpose which is unlawful in part or
in whole or deemed to be disreputable in any manner, or extra hazardous on
account of fire, nor permit anything to be done which will render void or
in any way increase the rate of fire insurance on the Building or its
contents, and Tenant shall upon notification immediately cease and desist
from such use, paying all costs and expenses resulting therefrom.

      B.    Tenant shall at its own cost and expense promptly obtain any
and all licenses and permits necessary for any permitted use.  Tenant shall
comply with all governmental laws, ordinances and regulations applicable to
the use and its occupancy of the leased premises, and shall promptly comply
with all governmental orders and directives for the correction, prevention
and abatement of any violations or nuisances in or upon, or connected with,
the leased premises, all at Tenant's sole expense.  If, as a result of any
change in the governmental laws, ordinances, and regulations, the leased
premises must be altered to lawfully accommodate Tenant's use and
occupancy, such alterations shall be made only with the consent of
Landlord, but the entire cost shall be borne by Tenant; provided, that, the
necessity of Landlord's consent shall in no way create any liability
against Landlord for failure of Tenant to comply with such laws, ordinances

<PAGE>

and regulations. Tenant shall not be responsible for the cost of any
alteration to comply with the Americans with Disabilities Act and the
regulations issued thereunder.

      C.    Tenant will maintain the Leased Premises (including all
fixtures installed by Tenant, water heaters within the leased premises and
plate glass) in good repair, reasonable wear and tear excepted, and in a
clean and healthful condition, and comply with all laws, ordinances,
orders, rules, and regulations (state, federal, municipal, and other
agencies or bodies having any jurisdiction thereof) with reference to
condition, or occupancy of the leased premises.  Any repairs or
replacements shall be with materials and workmanship of the same character,
kind and quality as the original.  Tenant will not, without the prior
written consent of Landlord, such consent not to be unreasonably withheld,
paint, install lighting or decorations, or install any signs, window or
door lettering or advertising media of any type on or about the leased
premises.

      D.    Tenant will conduct its business and control its agents,
employees and invitees in such a manner as not to create any nuisance, nor
interfere with, annoy, or disturb other tenants or Landlord in the
management of the Building.

      E.    Tenant shall pay upon demand as additional rent the full cost
of repairing any damage to the leased premises, Building or related
facilities resulting from and/or caused in whole or in part by the
negligence or misconduct of Tenant, its agents, servants, employees,
patrons, customers, or any other person entering upon the Development as a
result of Tenant's business activities or resulting from Tenant's default
hereunder.

      F.    At termination of this Lease, upon its expiration or otherwise,
Tenant shall deliver the leased premises with all improvements located
thereon (except as herein provided) in good repair and condition,
reasonable wear and tear excepted, broom clean, and free from all debris.

8.    INSPECTIONS.

      Landlord shall have the right to enter the leased premises at any
reasonable time, with prior notice except in the event of an emergency, for
the following purposes: (i) to ascertain the condition of the leased
premises; (ii) to determine whether Tenant is diligently fulfilling
Tenant's responsibilities under this Lease; (iii) to clean and to make such
repairs as may be required or permitted to be made by Landlord under the
terms of this Lease; or (iv) to do any other act or thing which Landlord
deems reasonable to preserve the leased premises and the Building.  During
the six (6) months prior to the end of the term hereof and at any time
Tenant is in default hereunder, Landlord shall have the right to enter the
leased premises with prior notice during business hours for the purpose of
showing the premises.  Tenant shall give written notice to Landlord at
least thirty (30) days prior to vacating and shall arrange to meet with
Landlord for a joint inspection of the leased premises.  In the event of
Tenant's failure to give such notice or arrange such joint inspection,
Landlord's inspection at or after Tenant's vacating the leased premises
shall be conclusively deemed correct for purposes of determining Tenant's
responsibility for repairs and restoration.

<PAGE>

9.    ASSIGNMENT AND SUBLETTING

      A.    Tenant shall not have the right to assign or pledge this Lease
or to sublet the whole or any part of the leased premises, whether
voluntarily or by operation of law, or permit the use or occupancy of the
leased premises by anyone other than Tenant, without the prior written
consent of Landlord, such consent not to be unreasonably withheld, and such
restrictions shall be binding upon any assignee or subtenant to which
Landlord has consented.  In the event Tenant desires to sublet the leased
premises, or any portion thereof, or assign this Lease, Tenant shall give
written notice thereof to Landlord within a reasonable time prior to the
proposed commencement date of such subletting or assignment, which notice
shall set forth the name of the proposed subtenant or assignee, the
relevant terms of any sublease and copies of financial reports and other
relevant financial information of the proposed subtenant or assignee.  In
no event may Tenant sublet, nor will Landlord consent to any sublease of,
all or any portion of the leased premises if the rent is determined in
whole or in part based upon the income or profits derived by the sublessee
(other than a rent based on a fixed percentage or percentages of receipts
or sales).  Notwithstanding any permitted assignment or subletting, Tenant
shall at all times remain directly, primarily and fully responsible and
liable for the payment of the rent herein specified and for compliance with
all of its other obligations under the terms, provisions and covenants of
his Lease.  Upon the occurrence of an "event of default" (as hereinafter
defined), if the leased premises or any part thereof are then assigned or
sublet, Landlord, in addition to any other remedies herein provided or
provided by law, may, at its option, collect directly from such assignee or
subtenant all rents due and becoming due to Tenant under such assignment or
sublease and apply such rent against any sums due to Landlord from Tenant
hereunder, and no such collection shall be construed to constitute a
novation or a release of Tenant from the further performance of Tenant's
obligations hereunder.  Tenant shall pay to Landlord, on demand, a
reasonable service charge for the processing of the application for the
consent and for the preparation of the consent.  Such service charge shall
be collectible by Landlord only where consent is granted by Landlord.

      B.    In addition to, but not in limitation of, Landlord's right to
approve of any subtenant or assignee, Landlord shall have the option, in
its sole discretion, in the event of any proposed subletting or assignment,
to terminate this Lease, or in the case of a proposed subletting of less
than the entire leased premises, to recapture the portion of the leased
premises to be sublet, as of the date the subletting or assignment is to be
effective.  The option shall be exercised, if at all, by Landlord giving
Tenant written notice thereof within sixty (60) days following Landlord's
receipt of Tenant's written notice as required above.  If this Lease shall
be terminated with respect to the entire leased premises pursuant to this
paragraph, the term of this Lease shall end on the date stated in Tenant's
notice as the effective date of the sublease or assignment as if that date
had been originally fixed in this Lease for the expiration of the term
hereof.  If Landlord recaptures under this paragraph only a portion of the
leased premises, the rent during the unexpired term shall abate
proportionately based on the rent contained in this Lease as of the date
immediately prior to such recapture. Tenant shall, at Tenant's own cost and
expense, discharge in full any commission obligation which may be due and
owing as a result of any assignment or subletting, whether or not the
leased premises are recaptured pursuant hereto and rented by Landlord to
the proposed tenant or any other tenant.  In the event of the recapture of
a portion of the leased premises by Landlord pursuant to the terms of this
paragraph, Tenant shall pay all costs associated with the separation of the

recaptured premises from the portion not recaptured, including, but without

<PAGE>

limitation, the cost of all demising partitions, changes in lighting and
HVAC distribution systems and all reasonable architectural and/or
engineering fees.

      C.    Any assignment or subletting by Tenant pursuant to subparagraph
9A of all or any portion of the leased premises, or termination of the
Lease for a portion of the leased premises pursuant to subparagraph 9B,
shall automatically operate to terminate each and every right, option, or
election, if any exist, belonging to Tenant, including by way of
illustration, but not limitation, any option to expand its premises or to
extend or renew the term of Tenant's Lease for all or any portion of the
leased premises - i.e., such rights and options shall cease as to both
space sublet or assigned and as to any portion of the original leased
premises retained by Tenant.

      D.    Notwithstanding the terms of 9A-C above, Tenant shall have the
right to sublet all or any portion of the Premises to any wholly owned
subsidiary or affiliate of Tenant.

10.    FIRE AND CASUALTY DAMAGE.

      A.    If the Building, Improvements, or leased premises are rendered
partially or wholly untenantable by fire or other casualty, and if such
damage cannot, in Landlord's reasonable estimation, be materially restored
within ninety (90) days of such damage, then Landlord or Tenant may, at its
sole option, terminate this Lease as of the date of such fire or casualty.
Landlord or Tenant shall exercise its option provided herein by written
notice within sixty (60) days of such fire or other casualty.  For purposes
hereof, the Building or leased premises shall be deemed "materially
restored" if they are in such condition as would not prevent or materially
interfere with Tenant's use of the leased premises for the purpose for
which it was then being used.

      B.    If this Lease is not terminated pursuant to Paragraph 10A, then
Landlord shall proceed with all due diligence to repair and restore the
Building, improvements or leased premises, as the case may be (except that
Landlord may elect not to rebuild if such damage occurs during the last
year of the term exclusive of any option which is unexercised at the date
of such damage).

      C.    If this Lease shall be terminated pursuant to this Paragraph
10, the term of this Lease shall end on the date of such damage as if that
date had been originally fixed in this Lease for the expiration of the term
hereof.  If this Lease shall not be terminated by Landlord pursuant to this
Paragraph 10 and if the leased premises is untenantable in whole or in part
following such damage, the rent payable during the period in which the
leased premises is untenantable shall be reduced to such extent, if any, as
may be fair and reasonable under all of the circumstances.  In the event
that Landlord should fail to complete such repairs and material restoration
within one hundred fifty (150) days after the date of such damage, Tenant
may at its option and as its sole remedy terminate this Lease by delivering
written notice to Landlord, whereupon the Lease shall end on the date of
such notice as if the date of such notice were the date originally fixed in
this Lease for the expiration of the term hereof; provided, however, that
if construction is delayed because of changes, deletions, or additions in
construction requested by Tenant, strikes, lockouts, casualties, acts of
God, war, material or labor shortages, governmental regulation or control

<PAGE>

or other causes beyond the reasonable control of Landlord, the period for
restoration, repair or rebuilding shall be extended for the amount of time
Landlord is so delayed.

      In no event shall Landlord be required to rebuild, repair or replace
any part of the partitions, fixtures, additions and other improvements
which may have been placed in or about the leased premises by Tenant.
Except as otherwise provided by Paragraph 11, any insurance which may be
carried by Landlord or Tenant against loss or damage to the Building or
leased premises shall be for the sole benefit of the party carrying such
insurance and under its sole control.

      D.    Notwithstanding anything herein to the contrary, in the event
the holder of any indebtedness secured by a mortgage or deed of trust
covering the leased premises, Building or Property requires that any
insurance proceeds be applied to such indebtedness, then Landlord shall
have the right to terminate this Lease by delivering written notice of
termination to Tenant within fifteen (15) days after such requirement is
made by any such holder, whereupon the Lease shall end on the date of such
damage as if the date of such damage were the date originally fixed in this
Lease for the expiration of the term hereof.

      E.    Each of Landlord and Tenant hereby releases the other from any
and all liability or responsibility to the other or anyone claiming through
or under them by way of subrogation or otherwise for any loss or damage to
property caused by fire, extended coverage perils, vandalism or malicious
mischief, sprinkler leakage or any other perils insured in policies of
insurance covering such property, even if such loss or damage shall have
been caused by the fault or negligence of the other party, or anyone for
whom such party may be responsible, including any other tenants or
occupants of the remainder of the Building in which the leased premises is
located; provided, however, that this release shall be applicable and in
force and effect only to the extent that such release shall be lawful at
that time and in any event only with respect to loss or damage occurring
during such times as the releasor's policies shall contain a clause or
endorsement to the effect that any such release shall not adversely affect
or impair said policies or prejudice the right of the releasor to recover
thereunder and then only to the extent of the insurance proceeds payable
under such policies.  Each Landlord and Tenant agrees that it will request
its insurance carriers to include in its policies such a clause or
endorsement.  If extra cost shall be charged therefor, each party shall
advise the other thereof and of the amount of the extra cost, and the other
party, at its election, may pay the same, but shall not be obligated to do
so.  If such other party fails to pay such extra cost, the release
provisions of this paragraph shall be inoperative against such other party
to the extent necessary to avoid invalidation of such releasor's insurance.

      F.    In the event of any damage or destruction to the Building or
the leased premises by any peril covered by the provisions of this
Paragraph 10, Tenant shall, upon notice from Landlord, remove forthwith, at
its sole cost and expense, such portion or all of the property belonging to
Tenant or his licensees from such portion or all of the Building or the
leased premises as Landlord shall request and Tenant hereby indemnifies and

<PAGE>

holds Landlord harmless from any loss, liability, costs, and expenses,
including attorney's fees, arising out of any claim of damage or injury as
a result of any alleged failure to properly secure the leased premises
prior to such removal and/or such removal.

11.    LIABILITY.

      Landlord shall not be liable for and Tenant will indemnify and hold
Landlord harmless from any loss, liability, costs and expenses, including
attorney's fees, arising out of any claim of injury or damage on or about
the leased premises caused by the negligence or misconduct or breach of
this Lease by Tenant, its employees, subtenants, invitees or by any other
person entering the leased premises or the Building or Development under
express or implied invitation of Tenant or arising out of Tenant's use of
the leased premises.  Landlord shall not be liable to Tenant or Tenant's
agents, employees, invitees or any person entering upon the Development in
whole or in part because of Tenant's use of the leased premises for any
damage to persons or property due to condition, design, or defect in the
Building or its mechanical systems which may exist or occur, except as a
result of Landlord's willful acts or negligence, and Tenant assumes all
other risks of damage to such persons or property.  Landlord shall not be
liable or responsible for any loss or damage to any property or person
occasioned by theft, fire, act of God, public enemy, injunction, riot,
strike, insurrection, war, court order, requisition or order of
governmental body or authority, or other matter beyond control of Landlord,
or for any injury or damage or inconvenience, which may arise through
repair or alteration of any part of the Building, or failure to make
repairs, or from any cause whatever except Landlord's willful acts or
negligence.  Tenant shall procure and maintain throughout the term of this
Lease a policy of insurance, in form and substance satisfactory to
Landlord, at Tenant's sole cost and expense, insuring both Landlord and
Tenant against all claims, demands or actions arising out of or in
connection with: (i) the leased premises; (ii) the condition of the leased
premises; (iii) Tenant's operations in and maintenance and use of the
leased premises; and (iv) Tenant's liability assumed under this Lease; the
limits of such policy to be in the amount of not less than $1,000,000 per
occurrence in respect of injury to persons (including death) and in the
amount of not less than $500,000 per occurrence in respect of property
damage or destruction, including loss of use thereof.  Such policy shall be
procured by Tenant from responsible insurance companies satisfactory to
Landlord.  A certified copy of such policy, together with receipt
evidencing payment of the premium, shall be delivered to Landlord prior to
the commencement of this Lease.  Not less than thirty (30) days prior to
the expiration date of such policy, a certified copy of a renewal thereof
(bearing notations evidencing the payment of the renewal premium) shall be
delivered to Landlord.  Such policy shall further provide that not less
than thirty (30) days written notice shall be given to Landlord before such
policy may be canceled or changed to reduce the insurance coverage provided
thereby.

12.    CONDEMNATION.

      A.    If any substantial part of the Building, improvements, or
leased premises should be taken for any public or quasi-public use under
governmental law, ordinance or regulation, or by right of eminent domain,
or by private purchase in lieu thereof and the taking would prevent or
materially interfere with the use of the Building or leased premises for
the purpose for which it is then being used, this Lease shall terminate
effective when the physical undertaking shall occur in the same manner as

<PAGE>

if the date of such taking were the date originally fixed in this Lease for
the expiration of the term hereof.

      B.    If part of the Building, improvements, or leased premises shall
be taken for any public or quasi-public use under any governmental law,
ordinance or regulation, or by right of eminent domain, or by private
purchase in lieu thereof, and this Lease is not terminated as provided in
the subparagraph above, this Lease shall not terminate but the rent payable
hereunder during the unexpired portion of this Lease shall be reduced to
such extent, if any, as may be fair and reasonable under all of the
circumstances and Landlord shall undertake to restore the Building,
improvements, and leased premises to a condition suitable for Tenant's use,
as near to the condition thereof immediately prior to such taking as is
reasonably feasible under all the circumstances.

      C.    In the event of any such taking or private purchase in lieu
thereof, Landlord and Tenant shall each be entitled to receive and retain
such separate awards and/or portion of lump sum awards as may be allocated
to their respective interests in any condemnation proceedings; provided
that Tenant shall not be entitled to receive any award for Tenant's loss of
its leasehold interest, the right to such award being hereby assigned by
Tenant to Landlord.

13.    HOLDING OVER.

      Tenant, will at the termination of this Lease by lapse of time or
otherwise, yield up immediate possession to Landlord.  If Tenant retains
possession of the leased premises or any part thereof after such
termination, then Landlord may, at its option, serve written notice upon
Tenant that such holding over constitutes any one of (i) renewal of this
Lease for one year, and from year to year thereafter, or (ii) creation of a
month to month tenancy, upon the terms and conditions set forth in this
Lease, or (iii) creation of a tenancy at sufferance, in any case upon the
terms and conditions set forth in this Lease; provided however, that the
monthly rental (or daily rental under (iii)) shall, in addition to all
other sums which are to paid by Tenant hereunder, whether or not as
additional rent, be equal to double the rental being paid monthly to
Landlord under this Lease immediately prior to such termination (prorated
in the case of (iii) on the basis of a 365 day year for each day Tenant
remains in possession).  If no such notice is served, then a tenancy at
sufferance shall be deemed to be created at the rent in the preceding
sentence.  Tenant shall also pay to Landlord all damages sustained by
Landlord resulting from retention of possession by Tenant, including the
loss of any proposed subsequent tenant for any portion of the leased
premises.  The provisions of this paragraph shall not constitute a waiver
by Landlord of any right of re-entry as herein set forth; nor shall receipt
of any rent or any other act in apparent affirmance of the tenancy operate
as a waiver of the right to terminate this Lease for a breach of any of the
terms covenants, or obligations herein on Tenant's part to be performed.

14.    QUIET ENJOYMENT.

      Landlord represents that it has full right and authority to enter
into this Lease and that Tenant, while paying the rental and performing its
other covenants and agreements herein set forth, shall peaceably and
quietly have, hold and enjoy the leased premises for the term hereof
without hindrance or molestation from Landlord subject to the terms and

<PAGE>

provisions of this Lease.   Landlord shall not be liable for any
interference or disturbance by other tenants or third persons, nor shall
Tenant be released from any of the obligations of this Lease because of
such interference or disturbance.

15.    EVENTS OF DEFAULT.

      The following events shall be deemed to be events of default by
Tenant under this Lease:

      (a)   Tenant shall fail to pay when or before due any sum of money
becoming due to be paid to Landlord hereunder, whether such sum be any
installment of the rent herein reserved, any other amount treated as
additional rent hereunder, or any other payment or reimbursement to
Landlord required herein, whether or not treated as additional rent
hereunder, and such failure shall continue for a period of five ( 5) days
from the date such payment was due; or

      (b)   Tenant shall fail to comply with any term, provision or
covenant of this Lease other than by failing to pay when or before due any
sum of money becoming due to be paid to Landlord hereunder, and shall not
cure such failure within thirty (30) days (forthwith, if the default
involves a hazardous condition) after written notice thereof to Tenant, or
if such cure cannot be effected within such thirty (30) day period, if
Tenant shall fail to commence such cure within such thirty (30) day period
and diligently prosecute such cure to completion; or

      (c)   Tenant shall fail to vacate the leased premises immediately
upon termination of this Lease, by lapse of time or otherwise, or upon
termination of Tenant's right to possession only; or

      (d)   The leasehold interest of Tenant shall be levied upon under
execution or be attached by process of law or Tenant shall fail to contest
diligently the validity of any lien or claimed lien and give sufficient
security to Landlord to insure payment thereof or shall fail to satisfy any
judgment rendered thereon and have the same released, and such default
shall continue for ten (10) days after written notice thereof to Tenant; or

      (e)   Tenant shall file a petition in bankruptcy, a petition to take
advantage of any insolvency statute, make an assignment for the benefit of
creditors, make a transfer in fraud of creditors, apply for or consent to
the appointment of a receiver of itself or of the whole or any substantial
part of its property, or file a petition or answer seeking reorganization
or arrangement under the federal bankruptcy laws, as now in effect or
hereafter amended, or any other applicable law or statute of the United
States or any state thereof; or

      (f)   A court of competent jurisdiction shall enter an order,
judgment or decree adjudicating Tenant a bankrupt, or appointing a receiver
of Tenant, or of the whole or any substantial part of its property, without
the consent of the Tenant, or approving a petition filed against Tenant
seeking reorganization or arrangement of Tenant under the bankruptcy  laws
of the United States, as now in effect hereafter amended, or any state
thereof, and such order, judgment or decree shall not be vacated or set
aside or stayed within thirty (30) days from the date of entry thereof, or

<PAGE>

      (g)   Tenant shall abandon or vacate any substantial portion of the
leased premises

16.    REMEDIES.

      Upon the occurrence of any such events of default described in
Paragraph 15 hereof or elsewhere in this Lease, Landlord shall have the
option to pursue any one or more of the following remedies with notice:

      (a)   Landlord may, at its election, terminate this Lease or
terminate Tenant's right to possession only, without terminating the Lease;

      (b)   Upon any termination of this Lease, whether by lapse of time or
otherwise, or upon any termination of Tenant's right to possession without
termination of the Lease, Tenant shall surrender possession and vacate the
leased premises immediately, and deliver possession thereof to Landlord,
and Tenant hereby grants to Landlord license to enter into and upon the
leased premises in such event with or without process of law and to
repossess Landlord of the leased premises as Landlord's estate and to expel
or remove Tenant and any others who may be occupying or within the leased
premises and or remove any and all property therefrom, without being deemed
in any manner guilty of trespass, eviction or forcible entry or detainer,
and without incurring any liability for any damage resulting therefrom,
Tenant hereby waiving any right to claim damage for such reentry and
expulsion, and without relinquishing Landlord's rights to rent or any other
right given to Landlord hereunder or by operation of law;

      (c)   Upon any termination of this Lease, whether by lapse of time or
otherwise, Landlord shall be entitled to recover as damages, all rent,
including any amounts treated as additional rent hereunder, and other sums
due and payable by Tenant on the date of termination, plus the sum of (i)
an amount equal to the then present value of the rent, including any
amounts treated as additional rent hereunder, and other sums provided
herein to be paid by Tenant for the residue of the stated term hereof, less
the fair rental value of the leased premises for such residue (taking into
account the time and expense necessary to obtain a replacement tenant or
tenants, including expenses hereinafter described in subparagraph (d)
relating to recovery of the leased premises, preparation for reletting and
for reletting itself), and (ii) the cost of performing any other covenants
which would have otherwise been performed by Tenant;

      (d)  (i)    Upon any termination of Tenant's right to possession only
without termination of the Lease, Landlord may, at Landlord's option, enter
into the leased premises, remove Tenant's signs and other evidences of
tenancy, and take and hold possession thereof as provided in subparagraph
(b) above, without such entry and possession terminating the Lease or
releasing Tenant, in whole or in part, from any obligation, including
Tenant's obligation to pay the rent, including any amounts treated as
additional rent, hereunder for the full term.  In any such case, Tenant
shall pay forthwith to Landlord, if Landlord so elects, a sum equal to the
entire amount of the rent, including any amounts treated as additional rent
hereunder, for the residue of the stated term hereof plus any other sums
provided herein to be paid by Tenant for the remainder of the Lease term;

<PAGE>

            (ii)        Landlord may, but need not, relet the leased
premises or any part thereof for such rent and upon such terms as Landlord
in its sole discretion, shall determine (including the right to relet the
premises for a greater or lesser term than that remaining under this Lease,
the right to relet the leased premises as a part of a larger area, and the
right to change the character or use made of the leased premises).  If
Landlord decides to relet the leased premises or a duty to relet is imposed
upon Landlord by law, Landlord and Tenant agree that Landlord shall only be
required to use the same efforts Landlord then uses to lease other
properties Landlord owns or manages (or if the leased premises is then
managed for Landlord, then Landlord will instruct such manager to use the
same efforts such manager then uses to lease other space or properties
which it owns or manages); provided however, that Landlord (or its manager)
shall not be required to give any preference or priority to the showing or
leasing of the leased premises over any other space that Landlord (or its
manager) may be leasing or have available and may place a suitable
prospective tenant in any such available space regardless of when such
alternative space becomes available; provided further, that Landlord shall
not be required to observe any instruction given by Tenant about such
reletting or accept any tenant offered  by Tenant unless such offered
tenant has a creditworthiness acceptable to Landlord, leases the entire
leased premises, agrees to use the leased premises in a manner consistent
with the Lease and leases the leased premises at the same rent and on the
same terms and conditions as in this Lease without the expenditure of the
Landlord for tenant improvements or broker's commissions.  In any such
case, Landlord may, but shall not be required to make repairs, alterations
and additions in or to the leased premises and redecorate the same to the
extent  Landlord deems necessary or desirable, and Tenant shall, upon
demand, pay the cost thereof, together with Landlord's expenses of
reletting, including without limitation, any broker's commission incurred
by Landlord.  If the consideration collected by Landlord upon any such
reletting plus any sums previously collected from Tenant are not sufficient
to pay the full amount of all rent, including any amounts treated as
additional rent hereunder and other sums reserved in this Lease for the
remaining term hereof, together with the cost of repairs, alterations,
additions, redecorating, and Landlord's expenses of reletting and the
collection of the rent accruing therefrom (including attorney's fee and
broker's commission), Tenant shall pay to Landlord the amount of such
deficiency upon demand and Tenant agrees that Landlord may file suit to
recover sums falling due under this section from time to time;

      (e)   Landlord may, at Landlord's option, enter into and upon the
leased premises, with or without process of law, if Landlord determines in
its sole discretion that Tenant is not acting within a commercially
reasonable time to maintain, repair or replace anything for which Tenant is
responsible hereunder and correct the same, without being deemed in any
manner guilty of trespass, eviction of forcible entry and detainer and
without incurring any liability for any damage resulting therefrom and
Tenant agrees to reimburse Landlord, on demand, as additional rent, for any
expenses which Landlord may incur in thus effecting compliance with
Tenant's obligations under this Lease;

      (f)   Any and all property which may be removed from the leased
premises by Landlord pursuant to the authority of the Lease or of law, to
which Tenant is or may be entitled, may be handled, removed and stored, as
the case may be, by or at the discretion of Landlord at the risk, cost and

<PAGE>

expense of Tenant, and Landlord shall in no event be responsible for the
value, preservation or safekeeping thereof.  Tenant shall pay to Landlord,
upon demand, any and all expenses incurred in such removal and all storage
charges against such property so long as the same shall be in Landlord's
possession or under Landlord's control.  Any such property of Tenant not
retaken by Tenant from storage within thirty (30) days after removal from
the leased premises shall, at Landlord's option, be deemed conveyed by
Tenant to Landlord under this Lease as by a bill of sale without further
payment or credit by Landlord to Tenant.

      In the event Tenant fails to pay any installment of rent, including
any amount treated as additional rent hereunder, or other sums hereunder as
and when such installment or other charge is due, Tenant shall pay to
Landlord on demand a late charge in an amount equal to five percent (5%) of
such installment or other charge overdue in any month to help defray the
additional cost to Landlord for processing such late payments, and such
late charge shall be additional rent hereunder and the failure to pay such
charge within ten (10) days after demand therefor shall be an additional
event of default hereunder.  Late charges shall not accumulate monthly for
any single default.  The provision of such late charge shall be in addition
to all of Landlord's other rights and remedies hereunder or at law and
shall not be construed as liquidated damages or as limiting Landlord's
remedies in any matter.

      Pursuit of any of the foregoing remedies shall not preclude pursuit
of any of the other remedies herein provided or any other remedies provided
by law (all such remedies being cumulative), nor shall pursuit of any
remedy herein provided constitute a forfeiture or waiver of any rent due to
Landlord hereunder or of any damages accruing to Landlord by reason of the
violation of any of the terms, provisions, covenants herein contained.  No
act or thing done by Landlord or its agents during the term hereby granted
shall be deemed a termination of this Lease or an acceptance of the
surrender of the leased premises, and no agreement to terminate this Lease
or accept a surrender of said premises shall be valid unless in writing
signed by Landlord.  No waiver by Landlord of any violation or breach of
any of the terms, provisions and covenants herein contained shall be deemed
or construed to constitute a waiver of any other violation or breach of any
of the terms, provisions and covenants herein contained.  Landlord's
acceptance of the payment of rental or other payments hereunder after the
occurrence of an event of default shall not be construed as a waiver of
such default, unless Landlord so notifies Tenant in writing.  Forbearance
by Landlord in enforcing one or more of the remedies herein provided upon
an event of default shall not be deemed or construed to constitute a waiver
of such default of Landlord's right to enforce any such remedies with
respect to such default or any subsequent default.  If, on account of any
breach or default by Tenant in Tenant's obligations under the terms and
conditions of this Lease, it shall become necessary or appropriate for
Landlord to employ or consult with an attorney concerning or to enforce or
defend any of Landlord's rights or remedies hereunder, Tenant agrees to pay
any attorney's fees so incurred.

17.    LANDLORD'S LIENS.

      In addition to any statutory lien for rent in Landlord's favor,
Landlord shall have and Tenant hereby grants to Landlord a continuing
security interest for all rentals and other sums of money becoming due
hereunder from tenant, upon all goods, wares, equipment, fixtures,
furniture, and other tangible personal property of Tenant situated on the

<PAGE>

leased premises, and such property shall not be removed therefrom without
the consent of Landlord until all arrearages in rent as well as any and all
other sums of money then due to Landlord hereunder shall first have been
paid and discharged.  In the event of a default under this Lease, Landlord
SHALL HAVE, IN ADDITION TO ANY OTHER REMEDIES PROVIDED HEREIN OR BY LAW,
ALL RIGHTS AND REMEDIES UNDER THE UNIFORM COMMERCIAL CODE, INCLUDING
WITHOUT LIMITATION THE RIGHT TO SELL THE PROPERTY DESCRIBED IN THIS
PARAGRAPH 17 AT PUBLIC OR PRIVATE SALE UPON FIVE (5) DAYS' NOTICE TO
TENANT.  Tenant hereby agrees to execute such financing statements and
other instruments necessary or desirable in Landlord's discretion to
percent the security interest hereby created.  Any statutory lien for rent
is not hereby waived, the express contractual lien herein granted being in
addition and supplementary thereto.

18.    MORTGAGES.

      Tenant accepts this Lease subject and subordinate to any mortgage(s)
and deeds of trust now or at any time hereafter constituting a first lien
or charge upon the Property, or the improvements situated thereon,
provided, however, that if the mortgagee, trustee, or holder of any such
mortgage or deed of trust elects to have Tenant's interest in this Lease
superior to any such instrument, then by notice to Tenant from such
mortgagee, trustee, or trust deed holder, this Lease shall be deemed
superior to such lien whether this Lease was executed before or after said
mortgage or deed of trust so long as such mortgagee, trust deed holder or
trustee enters into a non-disturbance agreement with Tenant in form and
substance satisfactory to Tenant pursuant to which such mortgagee, trust
deed holder or trustee agrees, not to disturb Tenant's possession of the
Premises so long as Tenant is not in default hereunder (after any
applicable notice and/or cure periods).  Tenant shall at any time hereafter
on demand execute any instruments, releases or other documents which may be
reasonably required by any such mortgagee for the purpose of subjecting and
subordinating this Lease to the lien of any such mortgage, as may be the
case, but for no other purpose whatsoever (and Tenant expressly disclaims
any obligation to modify the terms of this Lease, to give the mortgagee,
trust deed holder or trustee copies of any notices delivered to Landlord,
or to waive any claims which Tenant may then have or which may arise
thereafter against Landlord or such mortgagee, trust deed holder or
trustee), and provided that such mortgagee, trust deed holder or trustee
enters into a non-disturbance agreement with Tenant as required pursuant to
the preceding sentence.

      At the request of either Tenant or Landlord, a short-form or
memorandum of this Lease shall be signed by each party and filed with the
Cook County Recorder of Deeds.

19.    INTENTIONALLY DELETED.

20.    MECHANIC'S AND OTHER LIENS.

      Tenant shall have no authority, express or implied, to create or
place any lien or encumbrance of any kind or nature whatsoever upon, or in
any manner to bind, the interest of Landlord in the leased premises or to
charge the rentals payable hereunder for any claim in favor of any person
dealing with Tenant, including those who may furnish materials or perform
labor for any construction or repairs, and each such claim shall affect and

<PAGE>

each such lien shall attach to, if at all, only the leasehold interest
granted to Tenant by this Lease.  Tenant covenants and agrees that it will
pay or cause to be paid all sums legally due and payable by it on account
of any labor performed or materials furnished in connection with any work
performed on the leased premises on which any lien is or can be validly and
legally asserted against its leasehold interest in the leased premises or
the improvements thereon and that it will save and hold Landlord harmless
from any and all loss, liability, cost or expense based on or arising out
of asserted claims or liens against the leasehold estate or against the
right, title and interest of the Landlord in the leased premises or under
the terms of this Lease.  Tenant will not permit any mechanic's lien or
liens or any other liens which may be imposed by law affecting Landlord's
or its mortgagees' interest in the leased premises or the Building to be
placed upon the leased premises or the Building arising out of any action
or claimed action by Tenant, and in case of the filing of such lien Tenant
will promptly pay same.  If any such lien shall remain in force and effect
for twenty (20) days after written notice thereof from Landlord to Tenant,
Landlord shall have the right and privilege of paying and discharging the
same or any portion thereof without inquiry as to the validity thereof, and
amounts so paid, including expenses and interest, shall be so much
additional rent hereunder due from Tenant to Landlord and shall be paid to
Landlord immediately on rendition of bill therefor.  Notwithstanding the
foregoing, Tenant shall have the right to contest any such lien in good
faith and with all due diligence so long as any such contest, or action and
any such mortgagee are, by the expiration of said twenty (20) day period,
the Tenant has furnished such protection, and indemnification against any
loss, liability, cost or expense related to any such lien and the contest
thereof as are satisfactory to Landlord and any such mortgagee.

21.    NOTICES

      Each provision of this Lease or of any applicable governmental laws,
ordinances, regulations and other requirements with reference to the
sending, mailing or delivery of any notice or the making of any payment
shall be deemed to be complied with when and if the following steps are
taken:

      (a)   All rent and other payments required to be made by Tenant  to
Landlord hereunder shall be payable to The John Harvey Family Trust, or to
such other entity at such other address as Landlord may specify from time
to  time by written notice delivered in accordance herewith.

      (b)   Any notice or other document required or permitted to be
delivered hereunder shall be deemed to be delivered whether actually
received or not when: (i) delivered by personal service; (ii) transmitted
by confirmed facsimile; or (iii) deposited in the continental United States
Mail, postage prepaid, certified or registered mail, addressed to the
parties hereto at the respective addresses set out below, or at such other
addresses as they have theretofore specified by written notice delivered in
accordance herewith;

      LANDLORD:         The John Harvey Family Trust
                        c/o Peter R. Harvey
                        500 Central Avenue
                        Northfield, Illinois 60093

<PAGE>

      TENANT:           Entrade, Inc.
                        500 N. Central Avenue, Suite 150
                        Northfield, IL  60093

      All parties included within the terms "Landlord" and "Tenant,"
respectively, shall be bound by notices given in accordance with the
provisions of this paragraph to the same effect as if each had received
such notice.

22.    MISCELLANEOUS.

      A.    Words of any gender used in this Lease shall be held and
construed to include any other gender, and words in the singular number
shall be held to include the plural, unless the context otherwise requires.

      B.    The terms, provisions and covenants and conditions contained in
this Lease shall apply to, inure to the benefit of, and be binding upon,
the parties hereto and upon their respective heirs, legal representatives,
successors and permitted assigns, except as otherwise expressly provided
herein.  Landlord shall have the right to assign any of its rights and
obligations under this Lease and Landlord's grantee and Landlord's
successor shall upon such assignment become "Landlord" hereunder; thereby
freeing and relieving the grantor and assignor of all covenants and
obligations of "Landlord" hereunder, provided however, that no successor
Landlord shall be responsible for the return of any security deposit
provided for pursuant to Paragraph 2B unless such successor receives the
deposit.  Tenant agrees to furnish promptly on demand, a corporate
resolution, proof of due authorization by partners, or other appropriate
documentation evidencing the due authorization of Tenant to enter into this
Lease.  Nothing herein contained shall give any other tenant in the
Building of which the leased premises is a part any enforceable rights
either against Landlord or Tenant as a result of the covenants and
obligations of either party set forth herein.

      C.    The captions inserted in this Lease are for convenience only
and in no way define, limit or otherwise describe the scope or intent of
this Lease, or any provision hereof.

      D.    Tenant shall at any time and from time to time within ten (10)
days after written request from Landlord execute and deliver to Landlord or
any prospective Landlord or mortgagee or prospective mortgagee a sworn and
acknowledged estoppel certificate, in form reasonably satisfactory to
Landlord and/or Landlord's mortgagee or prospective mortgagee certifying
and stating as follows: (i)  this Lease has not been modified or amended
(or if modified or amended, setting forth such modifications or
amendments); (ii)  this Lease (as so modified or amended) is in full force
and effect (or if not in full force and effect, the reasons therefor);
(iii)  the Tenant has no offsets or defenses to its performance of the
terms and provisions  of this Lease, including the payment of rent (or if
there are any such defenses or offsets, specifying the same); (iv)  Tenant
is in possession of the leased premises, if such be the case; (v)  if an
assignment of rents or leases has been served upon Tenant by a mortgagee or
a prospective mortgagee, Tenant has received such assignment and agrees to
be bound by the provisions thereof; and (vi)  any other accurate statements
reasonably required by Landlord or its mortgagee or prospective mortgagee.
It is intended that any such statement delivered pursuant to this
subsection may be relied upon by any prospective purchaser or mortgagee and
their respective successors and assigns and Tenant shall be liable for all

<PAGE>

loss, cost or expense resulting from the failure of any sale or funding of
any loan caused by any material misstatement contained in such estoppel
certificate.

      E.    This Lease may not be altered, changed or amended except by a
instrument in writing signed by both parties hereto.

      F.    All obligations of Tenant hereunder not fully performed as of
the expiration or earlier termination of the term of this Lease shall
survive the expiration or earlier termination of the term hereof, including
without limitation, all payment obligations with respect to taxes,  and all
obligations concerning the condition of the premises.  Upon the expiration
or earlier termination of the term hereof, Tenant shall pay to Landlord the
amount, as estimated by Landlord, necessary: (i)  to repair and restore the
leased premises as provided herein; and (ii) to discharge the Tenant's
obligation for unpaid real estate taxes and other amounts due Landlord.
All such amounts shall be used and held by Landlord for payment of such
obligations of Tenant, with Tenant being liable for any additional costs
upon demand by Landlord, or with any excess to be returned to Tenant after
all such obligations have been determined and satisfied.  Any security
deposit held by Landlord shall be credited against the amount payable by
Tenant under this subparagraph 22f.

      G.    If any clause, phrase, provision or portion of this Lease or
the application thereof to any person or circumstance shall be invalid or
unenforceable under applicable law, such event shall not effect, impair or
render invalid or unenforceable the remainder of this Lease nor any other
clause, phrase, provision or portion hereof, nor shall it affect the
application of any clause, phrase, provision or portion hereof to other
persons or circumstances, and it is also the intention of the parties to
this Lease that in lieu of each such clause, phrase provision or portion of
this Lease that is invalid or unenforceable, there be added as a part of
this Lease contract a clause, phrase, provision or portions as similar in
terms to such invalid or unenforceable clause, phrase, provision or portion
as may be possible and be valid and enforceable.

      H.    Whenever a period of time is herein prescribed for action to be
taken by Landlord, the Landlord shall not be liable or responsible for, and
there shall be excluded from the computation for any such period of time,
any delays due to causes of any kind whatsoever which are beyond the
control of the Landlord.

      I.    Intentionally Omitted

      J.    Each of the parties (i) represents and warrants to the other
that it has not dealt with any broker or finder in connection with this
Lease and (ii) indemnifies and holds the other harmless from any and all
losses, liability, costs or expenses (including attorney's fees) incurred
as a result of an alleged breach of the foregoing warranty.

<PAGE>

23.    CERTAIN RIGHTS RESERVED TO THE LANDLORD.

      The Landlord reserves and may exercise the following rights without
affecting Tenant's obligations hereunder:

      (a)   to change the name or street address of the Building;

      (b)   to install and maintain a sign or signs on the exterior of the
Building;

      (c)   to have access for the Landlord and the other tenants of the
Building to any mail chutes located on the leased premises according to the
rules of the United States Post Office;

      (d)   to reasonably approve all sources furnishing sign painting and
lettering, ice, drinking water, towels, coffee cart service and toilet
supplies, lamps and bulbs used on the leased premises;

      (e)   to retain at all times pass keys to the leased premises;

      (f)   to grant to anyone the exclusive right to conduct any
particular business or undertaking in the Building;

      (g)   to close the Building after regular working hours and on the
legal holidays subject, however, to Tenant's right to admittance, under
such reasonable regulations as Landlord may prescribe from time to time,
which may include by way of example but not of limitation, that persons
entering or leaving the Building identify themselves to a watchman by
registration or otherwise and that said persons establish their right to
enter or leave the Building;

      (h)   to take any and all measures, including inspections, repairs,
alterations, decorations, additions and improvements to the leased premises
or to the Building, as may be necessary or desirable for the safety,
protection or preservation of the leased premises or the Building or the
Landlord's interests, or as may be necessary or desirable in the operation
of the Building; and

      (i)   to add, remove or modify buildings, roadways, walkways,
landscaping, lakes, grading and other improvements in or to the
Development.

      The Landlord may enter upon the leased premises and may exercise any
or all of the foregoing rights hereby reserved without being deemed guilty
of an eviction or disturbance of the Tenant's use or possession and without
being liable in any manner to the Tenant and without abatement of rent or
affecting any of the Tenant's obligations hereunder.

24. TRUSTEE'S EXCULPATION.

      It is expressly understood and agreed that nothing in this Lease
contained shall be construed as creating any liability whatsoever against
the Landlord, or its successors and assigns, personally, and in particular
without limiting the generality of the foregoing, there shall be no
personal liability to pay any indebtedness accruing hereunder or to perform

<PAGE>

any covenant, either express or implied, herein contained, and that all
personal liability of Landlord, or its successors and assigns, of every
sort, if any, is hereby expressly waived by Tenant, and every person now or
hereafter claiming any right or security hereunder, and that so far as said
Trustee or its beneficiary, or their successors or assigns, is concerned
the owner of any indebtedness or liability accruing hereunder shall look
solely to the premises hereby leased for the payment thereof.

      EXECUTED as of the 30th day of December 1999.

                                          TENANT:
ATTEST/WITNESS:                           ENTRADE, INC.:
By:   _________________________           By:   /s/ Mark Santacrose
                                                --------------------------
Title:      _________________________     Title: President
                                                --------------------------

                                          LANDLORD:
ATTEST/WITNESS:                           The John Harvey Family Trust
By: _______________________________       By:   /s/ John Harvey
                                                --------------------------

Title:______________________________      Title: Trustee
                                                --------------------------

<PAGE>

                                EXHIBIT 1B
                             LEGAL DESCRIPTION

LOT "A" IN K. AND E. RESUBDIVISION OF LOTS 1 TO 9,  BOTH INCLUSIVE, AND
LOTS 20, 21 AND 22 IN BLOCK 7 OF UNITED REALTY CO'S FIRST ADDITION TO
WILLOWCREST A SUBDIVISION OF THOSE PARTS OF THE NORTHEAST 1/4 OF THE
NORTHEAST 1/4 OF SECTION 24,, TOWNSHIP 42 NORTH, RANGE 12 EAST OF THE THIRD
PRINCIPAL MERIDIAN, AND THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHEAST
1/4 OF SAID SECTION 24 LYING EAST OF THE RIGHT OF WAY OF PUBLIC SERVICE
COMPANY OF NORTHERN ILLINOIS ALSO SAID OF THE VACATED ALLEY LYING WEST OF
AND ADJOINING LOTS I TO 6, BOTH INCLUSIVE, AND EAST OF THE ADJOINING LOTS 7
AND 22 IN BLOCK 7 AFORESAID, ALL ACCORDING TO THE PLAT THEREOF RECORDED
JANUARY 17, 1961 AS DOCUMENT NUMBER 18064007, IN COOK COUNTY, ILLINOIS

<PAGE>

                                EXHIBIT 1A
                                FLOOR PLAN

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