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             STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NET
                   AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

1.   Basic Provisions ("Basic Provisions").

     1.1 Parties: This Lease ("Lease") dated for reference purposes only
November 1, 2003, is made by and between Ampersand Aviation, LLC ("Lessor") and
Deckers Outdoor Corporation ("Lessee"), (collectively the "Parties", or
individually a "Party")

     1.2(a) Premises: That certain portion of the Project (as defined below),
including all improvements therein or to be provided by Lessor under the terms
of this Lease, commonly known by the street address of 495 A South Fairview
Avenue located in the City of Goleta, County of Santa Barbara, State of
California, with zip code 93117, as outlined on Exhibit A attached hereto
("Premises") and generally described as (describe briefly the nature of the
Premises) See Exhibit A. In addition to Lessee's rights to use and occupy the
Premises as hereinafter specified, Lessee shall have non-exclusive rights to the
Common Areas (as defined in Paragraph 2.7 below) as hereinafter specified, but
shall not have any rights to the roof, exterior walls or utility raceways of the
building containing the Premises ("Building") or to any other buildings in the
Project. The Premises, the Building, the Common Areas, the land upon which they
are located, along with all other buildings and improvements thereon, are herein
collectively referred to as the "Project." (See also Paragraph 2)

     1.2(b) Parking: SEE ADDENDUM unreserved vehicle parking spaces ("Unreserved
Parking Spaces"), and reserved vehicle parking spaces ("Reserved Parking
Spaces"). (See also Paragraph 28)

     1.3 Term: Four years and -0- months ("Original Term") commencing November
1, 2003 ("Commencement Date") and ending October 31, 2007 ("Expiration Date").
(See also paragraph 3)

     1.4 Early Possession: N/A ("Early Possession Date") (See also Paragraphs
3.2 and 3.3)

     1.5 Base Rent: $SEE ADDENDUM per month ("Base Rent"), payable on the First
day of each month commencing November 1, 2003. (See also Paragraph 4)

|X|  If this box is checked, there are provisions In this Lease for the Base
     Rent to be adjusted.

     1.6 Lessee's Share of Common Area Operating Expanses: N/A percent (N/A %)
("Lessee's Share").

     1.7 Base Rent and Other Monies Paid Upon Execution:

          (a) Base Rent: $37,800 for the period November 2003.

          (b) Common Area Operating Expenses: $N/A for the period N/A.

          (c) Security Deposit: $33,633.33 ("Security Deposit"). (See also
     Paragraph 5)

          (d) Other: $__________ for __________________________________________.

          (e) Total Due Upon Execution of this Lease: $71,433.33.

     1.8 Agreed Use: See Addendum. (See also Paragraph 6)

     1.9 Insuring Party. Lessor is the "Insuring Party" (See also Paragraph 8)

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     1.11 Guarantor. The obligations of the Lessee under this Lease are to be
guaranteed by __________________________________________________________________
_______________________________________ ("Guarantor"). (See also Paragraph 37)

     1.12 Addenda and Exhibits. Attached hereto is an Addendum or Addenda
consisting of Paragraphs 1.2(b) through 56 and Exhibits A through B, all of
which constitute a part of this Lease.

2 Premises.

     2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from
Lessor, the Promises, for the term, at the rental, and upon all of the terms,
covenants and conditions set forth in this Lease. Unless otherwise provided
herein, any statement of size set forth in this Lease, or that may have been
used in calculating Rent, is an approximation which the Parties agree is
reasonable and any payments based thereon are not subject to revision whether or
not the actual size is more or less.

     2.2 Condition. Lessee is, as of the Commencement Date, in possession of
that portion of the Premises contained within the Building ("Unit") pursuant to
an expired lease agreement, and is therefore familiar with and, except as
expressly set forth herein and on the Addendum, satisfied with, the condition of
the Premises. As used herein, Commencement Date shall be defined as the
("Start Date") and the heating, ventilating and air conditioning systems as the
("HVAC").

     2.3 Compliance. Lessor warrants that the improvements on the Premises and
the Common Areas comply with the building codes that were in effect at the time
that each such improvement, or portion thereof, was constructed, and also with
all applicable laws, covenants or restrictions of record, regulations, and
ordinances in effect on the Start Date ("Applicable Requirements"). Said
warranty does not apply to the use to which Lessee will put the Premises or to
any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made
or to be made by Lessee. NOTE: Lessee is responsible for determining whether or
not the Applicable Requirements, and especially the zoning, are appropriate for
Lessee's intended use, and acknowledges that past uses of the Premises may no
longer be allowed. If the Premises do not comply with said warranty, Lessor
shall, except as otherwise provided, promptly after receipt of written notice
from Lessee setting forth with specificity the nature and extent of such
non-compliance, rectify the same at Lessor's expense. If Lessee does not give
Lessor written notice of a non-compliance with this warranty within 6 months
following the Start Date, correction of that non-compliance shall be the
obligation of Lessee at Lessee's sole cost and expense. If the Applicable
Requirements are hereafter changed so as to require during the term of this
Lease the construction of an addition to or an alteration of the Unit, Premises
and/or Building, the remediation of any Hazardous Substance, or the
reinforcement or other physical modification of the Unit, Premises and/or
Building ("Capital Expenditure"), Lessor and Lessee shall allocate the cost of
such work as follows.

          (a) Subject to Paragraph 2.3(c) below, if such Capital Expenditures
are required as a result of the specific and unique use of the Premises by
Lessee as compared with uses by tenants in general, Lessee shall be fully
responsible for the cost thereof, provided, however that if such Capital
Expenditure is required during the last 2 years of this Lease and the cost
thereof exceeds 6 months' Base Rent, Lessee may instead terminate this Lease
unless Lessor notifies Lessee, in writing, within 10 days after receipt of
Lessee's termination notice that Lessor has elected to pay the difference
between the actual cost thereof and the amount equal to 6 months' Base Rent. If
Lessee elects termination. Lessee shall immediately cease the use of the
Premises which requires such Capital Expenditure and deliver to Lessor written
notice specifying a termination date at least 90 days thereafter. Such
termination date shall, however, in no event be earlier than the last day that
Lessee could legally utilize the Premises without commencing such Capital
Expenditure.

          (b) If such Capital Expenditure is not the result of the specific and
unique use of the Premises by Lessee (such as, governmentally mandated seismic
modifications), then Lessor and Lessee shall allocate the obligation to pay for
the portion of such costs reasonably attributable to the Premises pursuant to
the formula set out in Paragraph 7.1(d). provided, however, that if such Capital
Expenditure is required during the last 2 years of this Lease or if Lessor
reasonably determines that it is not economically feasible to pay its share
thereof. Lessor shall have the option to terminate this Lease upon 90 days prior
written notice to Lessee unless Lessee notifies Lessor, in writing, within 10
days after receipt of Lessor's termination notice that Lessee will pay for such
Capital Expenditure. If Lessor does not elect to terminate, and fails to tender
its share of any such Capital Expenditure, Lessee may advance such funds and
deduct same, with Interest, from Rent until Lessor's share of such costs have
been fully paid. If Lessee is unable to finance Lessor's share, or if the
balance of the Rent due and payable for the remainder of this Lease is not
sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the
right to terminate this Lease upon 30 days written notice to Lessor.

          (c) Notwithstanding the above, the provisions concerning Capital
Expenditures are intended to apply only to non-voluntary, unexpected, and new
Applicable Requirements. If the Capital Expenditures are instead triggered by
Lessee as a result of an actual or proposed change in use, change in intensity
of use, or modification to the Promises then, and in that event, Lessee Shall be
fully responsible for the cost thereof, and Lessee shall not have any right to
terminate this Lease.

     2.4 Acknowledgements. Lessee acknowledges that, (a) it has been advised by
Lessor to satisfy itself with respect to the condition of the Premises
(including but not limited to the electrical, HVAC and fire sprinkler systems,
security, environmental aspects, and compliance with Applicable Requirements and
the Americans with Disabilities Act), and their suitability for Lessee's
intended use, (b) Lessee has made such investigation as it deems necessary with
reference to such matters and assumes all responsibility therefor as the same
relate to its occupancy of the Premises, and (c) neither Lessor, nor Lessor's
agents have made any oral or written representations or warranties with respect
to said matters other than as set forth in this Lease In addition, Lessor
acknowledges it is Lessor's sole responsibility to investigate the financial
capability and/or suitability of all proposed tenants. SEE ADDENDUM

     2.5 Lessee as Prior Owner/Occupant. The warranties made by Lessor in
Paragraph 2 shall be of no force or effect if immediately prior to the Start
Date Lessee was the owner or occupant of the Premises. In such event, Lessee
shall be responsible for any necessary corrective work.

     2.6 Vehicle Parking. Lessee shall be entitled to use the number of
Unreserved Parking Spaces and Reserves Parking Spaces specified in Paragraph
1.2(b) on those portions of the Common Areas designated from time to time by
Lessor for parking. Lessee shall not use more parking spaces

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than said number. Said parking spaces shall be used for parking by vehicles no
larger than full-size passenger automobiles or pick-up trucks, herein called
"Permitted Size Vehicles." Lessor may regulate the loading and unloading of
vehicles by adopting Rules and Regulations as provided in Paragraph 2.9. No
vehicles other than Permitted Size Vehicles may be parked in the Common Area
without the prior written permission of Lessor.

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

          (b) Lessee shall not service or store any vehicles in the Common
Areas.

          (c) If Lessee permits or allows any of the prohibited activities
described in this Paragraph 2.6, then Lessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to
remove or tow away the vehicle involved and charge the cost to Lessee, which
cost shall be immediately payable upon demand by Lessor. SEE ADDENDUM

     2.7 Common Areas - Definition. The Term "Common Areas" is defined as all
areas and facilities outside the Premises and within the exterior boundary line
of the Project and interior utility raceways and installations within the Unit
that are provided and designated by the Lessor from time to time for the general
non-exclusive use of Lessor, Lessee and other tenants of the Project and their
respective employees, suppliers, shippers, customers, contractors and invitees,
including parking areas, loading and unloading areas, trash areas, roadways,
walkways, driveways and landscaped areas.

     2.8 Common Areas - Lessee's Rights. Lessor grants to Lessee, for the
benefit of Lessee and its employees, suppliers, shippers, contractors, customers
and invitees, during the term of this Lease, the non-exclusive right to use, in
common with others entitled to such use, the Common Areas as they exist from
time to time, subject to any rights, powers, and privileges reserved by Lessor
under the terms hereof or under the terms of any rules and regulations or
restrictions governing the use of the Project. Under no circumstances shall the
right herein granted to use the Common Areas be deemed to include the right to
store any property, temporarily or permanently, in the Common Areas. Any such
storage shall be permitted only by the prior written consent of Lessor or
Lessor's designated agent, which consent may be revoked at any time, in the
event that any unauthorized storage shall occur then Lessor shall have the
right, without notice. In addition to such other rights and remedies that it may
have, to remove the property and charge the cost to Lessee, which cost shall be
immediately payable upon demand by Lessor.

     2.9 Common Areas - Rules and Regulations. Lessor or such other person(s) as
Lessor may appoint shall have the exclusive control and management of the Common
Areas and shall have the right, from time to time, to establish, modify, amend
and enforce reasonable rules and regulations ("Rules and Regulations ") for the
management, safety, care, and cleanliness of the grounds, the parking and
unloading of vehicles and the preservation of good order, as well as for the
convenience of other occupants or tenants of the Building and the Project and
their invitees. Lessee agrees to abide by and conform to all such Rules and
Regulations, and to cause its employees, suppliers, shippers, customers,
contractors and invitees to so abide and conform. Lessor shall not be
responsible to Lessee for the non-compliance with said Rules and Regulations by
other tenants of the Project.

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

          (a) To make changes to the Common Areas, including, without
limitation, changes in the location, size, shape and number of driveways,
entrances, parking spaces, parking areas, loading and unloading areas, ingress,
egress, direction of traffic, landscaped areas, walkways and utility raceways;

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

          (c) To designate other land outside the boundaries of the Project to
be a part of the Common Areas;

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

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

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

3. Term.

     3.1 Term. The Commencement Date, Expiration Date and Original Term of this
Lease are as specified in Paragraph 1.3.

     3.4 Lessee Compliance. Lessor shall not be required to tender possession of
the Premises to Lessee until Lessee complies with its obligation to provide
evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee
shall be required to perform all of its obligations under this Lease from and
after the Start Date, including the payment of Rent, notwithstanding Lessor's
election to withhold possession pending receipt of such evidence of insurance.
Further, if Lessee is required to perform any other conditions prior to or
concurrent with the Start Date, the Start Date shall occur but Lessor may elect
to withhold possession until such conditions are satisfied.

4. Rent.

     4.1 Rent Defined All monetary obligations of Lessee to Lessor under the
terms of this Lease (except for the Security Deposit) are deemed to be rent
("Rent").

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     4.3 Payment. Lessee Shall cause payment of Rent to be received by Lessor in
lawful money of the United States, without offset or deduction (except as
specifically permitted in this Lease, including its Addendum), on or before the
day on which it is due. Rent for any period during the term hereof which is for
less than one full calendar month shall be prorated based upon the actual number
of days of said month. Payment of Rent shall be made to Lessor at its address
stated herein or to such other persons or place as Lessor may from time to time
designate in writing. Acceptance of a payment which is less than the amount then
due shall not be a waiver of Lessor's rights to the balance of such Rent,
regardless of Lessor's endorsement of any check so stating. In the event that
any check, draft, or other instrument of payment given by Lessee to Lessor is
dishonored for any reason, Lessee agrees to pay to Lessor the sum of $25 in
addition to any late charges which may be due.

5. Security Deposit. Lessee shall deposit with Lessor upon execution hereof the
Security Deposit as security for Lessee's faithful performance of its
obligations under this Lease. If Lessee fails to pay Rent for otherwise Defaults
under this Lease, Lessor may use, apply or retain all or any portion of said
Security Deposit for the payment of any amount due Lessor or to reimburse or
compensate Lessor for any liability, expense, loss or damage which Lessor may
suffer or incur by reason thereof. If Lessor uses or applies all or any portion
of the Security Deposit, Lessee shall within 10 days after written request
therefor deposit monies with Lessor sufficient to restore said Security Deposit
to me full amount required by this Lease. If the Base Rent increases during the
term of this Lease, Lessee shall, deposit additional monies with Lessor so that
the total amount of the Security Deposit shall at all times bear the same
proportion to the increased Base Rent as the initial Security Deposit bore to
the initial Base Rent Should the Agreed Use be amended to accommodate a material
change in the business of Lessee or to accommodate a sublessee or assignee.
Lessor shall have the right to increase the Security Deposit to the extent
necessary, in Lessor's reasonable judgment, to account for any increased wear
and tear that the Premises may suffer as a result thereof. If a change in
control of Lessee occurs during this Lease and following such change the
financial condition of Lessee is, in Lessor's reasonable judgment, significantly
reduced, Lessee shall deposit such additional monies with Lessor as shall be
sufficient to cause the Security Deposit to be at a commercially reasonable
level based on such change in financial condition. Lessor shall not be required
to keep the Security Deposit separate from its general accounts. Within 14 days
after the expiration or termination of this Lease, if Lessor elects to apply the
Security Deposit only to unpaid Rent, and otherwise within 30 days after the
Premises have been vacated pursuant to Paragraph 7.4(c) below, Lessor shall
return that portion of the Security Deposit not used or applied by Lessor. No
part of the Security Deposit shall be considered to be held in trust, to bear
interest or to be prepayment for any monies to be paid by Lessee under this
Lease.

6. Use.

     6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use,
or any other legal use which is reasonably comparable thereto, and for no other
purpose. Lessee shall not use or permit the use of the Premises in a manner that
is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of
or causes damage to neighboring premises or properties. Lessor shall not
unreasonably withhold or delay its consent to any written request for a
modification of the Agreed Use, so long as the same will not impair the
structural integrity of the improvements on the Premises or the mechanical or
electrical systems therein, and/or is not significantly more burdensome to the
Premises. If Lessor elects to withhold consent. Lessor shall within 7 days after
such request give written notification of same, which notice shall include an
explanation of Lessor's objections to the change in the Agreed Use.

     6.2 Hazardous Substances.

          (a) Reportable Uses Require Consent. The Term "Hazardous Substance" as
used in this Lease shall mean any product, substance, or waste whose presence,
use, manufacture, disposal, transportation or release, either by itself or in
combination with other materials expected to be on the Premises, is either, (i)
potentially injurious to the public health, safety or welfare, the environment
or the Premises, (ii) regulated or monitored by any governmental authority, or
(iii) a basis for potential liability of Lessor to any governmental agency or
third party under any applicable statute or common law theory. Hazardous
Substances shall include, but not be limited to, hydrocarbons, petroleum,
gasoline, and/or crude oil or any products, by-products or fractions thereof.
Lessee shall not engage in any activity in or on the Premises which constitutes
a Reportable use of Hazardous Substances without the express prior written
consent of Lessor and timely compliance (at Lessee's expense) will all
Applicable Requirements. "Reportable Use" shall mean (i) the installation or use
of any above or below ground storage tank, (ii) the generation, possession,
storage, use, transportation, or disposal of a Hazardous Substance that requires
a permit from, or with respect to which a report, notice, registration or
business plan is required to be filed with, any governmental authority, and/or
(iii) the presence at the Premises of a Hazardous Substance with respect to
which any Applicable Requirements requires that a notice be given to persons
entering or occupying the Premises or neighboring properties. Notwithstanding
the foregoing. Lessee may use any ordinary and customary materials reasonably
required to be used in the normal course of the Agreed Use, so long as such use
is in compliance with all Applicable Requirements, is

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not a Reportable Use, and does not expose the Premises or neighboring property
to any meaningful risk of contamination or damage or expose Lessor to any
liability therefor. In addition, Lessor may condition its consent to any
Reportable Use upon receiving such additional assurances as Lessor reasonably
deems necessary to protect itself, the public, the Premises and/or the
environment against damage, contamination, injury and/or liability, including,
but not limited to, the installation (and removal on or before Lease expiration
or termination) of protective modifications (such as concrete encasements)
and/or increasing the Security Deposit.

          (b) Duty to Inform Lessor. SEE ADDENDUM

          (c) Lessee Remediation. Lessee shall not cause or permit any Hazardous
Substance to be spilled or released in, on, under, or about the Premises
(including through the plumbing or sanitary sewer system) and shall promptly, at
Lessee's expense, take all investigatory and/or remedial action reasonably
recommended, whether or not formally ordered or required, for the cleanup of any
contamination of, and for the maintenance, security and/or monitoring of the
Premises or neighboring properties, that was caused or materially contributed to
by Lessee, or pertaining to or involving any Hazardous Substance brought onto
the Premises during the term of this Lease, by or for Lessee, or any third
party.

          (d) Lessee Indemnification. Lessee shall indemnify, defend and hold
Lessor, its agents, employees, lenders and ground lessor, if any, harmless from
and against any and all loss of rents and/or damages, liabilities, judgments,
claims, expenses, penalties, and attorneys' and consultants' fees arising out of
or involving any Hazardous Substance brought onto the Premises by or for Lessee,
or any third party (provided, however, that Lessee shall have no liability
under this Lease with respect to underground migration of any Hazardous
Substance under the Premises from areas outside of the Project) Lessee's
obligations shall include, but not be limited to, the effects of any
contamination or injury to person, property or the environment created or
suffered by Lessee or anyone under Lessee's control, and the cost of
investigation, removal, remediation, restoration and/or abatement, and shall
survive the expiration or termination of this Lease. No termination,
cancellation or release agreement entered into by Lessor and Lessee shall
release Lessee from its obligations under this Lease with respect to Hazardous
Substances, unless specifically so agreed by Lessor in writing at the time of
such agreement.

          (e) Lessor Indemnification. Lessor and its successors and assigns
shall indemnify, defend, reimburse and hold Lessee, its employees and lenders,
harmless from and against any and all environmental damages, including the cost
of remediation, which existed as a result of Hazardous Substances on the
Premises prior to the Start Date or which are caused by the gross negligence or
willful misconduct of Lessor, its agents or employees. Lessors obligations, as
and when required by the Applicable Requirements, shall include, but not be
limited to, the cost of investigation, removal, remediation, restoration and/or
abatement, and shall survive the expiration or termination of this Lease.

          (f) Investigations and Remediations. Lessor shall retain the
responsibility and pay for any investigations or remediation measures required
by governmental entities having jurisdiction with respect to the existence of
Hazardous Substances on the Premises prior to the Start Date, unless such
remediation measure is required as a result of Lessee's use (including
"Alterations", as defined in paragraph 7.3(a) below) of the Premises, in which
event Lessee shall be responsible for such payment. Lessee shall cooperate fully
in any, such activities at the request of Lessor, including allowing Lessor and
Lessor's agents to have reasonable access to the Premises at reasonable times in
order to carry out Lessor's investigative and remedial responsibilities

          (g) Lessor Termination Option. If a hazardous Substance Condition
(see Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee is
legally responsible therefor (in which case Lessee shall make the investigation
and remediation thereof required by the Applicable Requirements and this Lease
shall continue in full force and effect, but subject to Lessor's rights under
Paragraph 6.2(d) anti Paragraph 13), Lessor may, at Lessor's option, either (i)
investigate and remediate such Hazardous Substance Condition, if required, as
soon as reasonably possible at Lessor's expense, in which event this Lease shall
continue in full force and effect, or (ii) if the estimated cost to remediate
such condition exceeds 12 times the then monthly Base Rent or $100,000,
whichever is greater, give written notice to Lessee, within 30 days after
receipt by Lessor of knowledge of the occurrence of such Hazardous Substance
Condition, of Lessor's desire to terminate this Lease as of the date 60 days
following the date of such notice. In the event Lessor elects to give a
termination notice, Lessee may, within 10 days thereafter, give written notice
to Lessor of Lessee's commitment to pay the amount by which the cost of the
remediation of such Hazardous Substance Condition exceeds an amount equal to 12
times the then monthly Base Rent or $100,000, whichever is greater. Lessee shall
provide Lessor with said funds or satisfactory assurance thereof within 30 days
following such commitment. In such event, this Lease shall continue in full
force and effect, and Lessor shall proceed to make such remediation as soon as
reasonably possible after the required funds are available. If Lessee does not
give such notice and provide the required funds or assurance thereof within the
time provided, this Lease shall terminate as of the date specified in Lessor's
notice of termination.

     6.3 Lessee's Compliance with Applicable Requirements. Except as otherwise
provided in this Lease, Lessee shall, at Lessee's sole expense, fully,
diligently and in a timely manner, materially comply with all Applicable
Requirements, the requirements of any applicable fire insurance underwriter or
rating bureau, and the recommendations of Lessor's engineers and/or consultants
which relate in any manner to the Premises, without regard to whether said
requirements are now in effect or become effective after the Start Date. Lessee
shall, within 10 days after receipt of Lessor's written request, provide Lessor
with copies of all permits and other documents, and other information evidencing
Lessee's compliance with any Applicable Requirements specified by Lessor, and
shall immediately upon receipt, notify Lessor in writing (with copies of any
documents involved) of any threatened or actual claim, notice, citation,
warning, complaint or report pertaining to or involving the failure of Lessee or
the Premises to comply with any Applicable Requirements. SEE ADDENDUM

     6.4 Inspection; Compliance. Lessor and Lessor's "Lender" (as defined in
Paragraph 30) and consultants shall have the right to enter into Premises at any
time, in the case of an emergency, and otherwise at reasonable times, for the
purpose of inspecting the condition of the Premises and for verifying compliance
by Lessee with this Lease. The cost of any such inspections shall be paid by
Lessor, unless a violation of Applicable Requirements, or a contamination is
found to exist or be imminent, or the inspection is requested or ordered by a
governmental authority. In such case, Lessee shall upon request reimburse Lessor
for the cost of such inspection, so long as such inspection is reasonably
related to the violation or contamination.

7 Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations.

     7.1 Lessee's Obligations.

          (a) In General. Subject to the provisions of Paragraph 2 .2
(Condition), 2.3 (Compliance), 6.3 (Lessee's Compliance with Applicable
Requirements), 7.2 (Lessor's Obligations), 9 (Damage or Destruction), and 14
(Condemnation), Lessee shall, at Lessee's sole expense, keep the Premises.
Utility Installations (intended for Lessee's exclusive use, no matter where
located), and Alterations in good order, condition and repair (whether or not
the portion of the Premises requiring repairs, or the means of repairing the
same, are reasonably or readily accessible to Lessee, and whether or not the
need for such repairs occurs as a result of Lessee's use, any prior use, the
elements or the age of such portion of the Premises), including, but not
limited to, all equipment or facilities, such as plumbing, HVAC equipment,
electrical, lighting facilities, boilers, pressure vessels, fixtures, interior
walls, interior surfaces of exterior walls, ceilings, floors, windows, doors,
plate glass, and skylights but excluding any items which are the responsibility
of Lessor pursuant to Paragraph 7.2. Lessee, in Keeping the Premises in good
order, condition and repair, shall exercise and perform good maintenance
practices, specifically including the procurement and maintenance of the service
contracts required by Paragraph 7.1(b) below. Lessee's obligations shall include
restorations, replacements or renewals when necessary to Keep the Premises and
all improvements thereon or a part thereof in good order, condition and state of
repair.

          (b)

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          (c) Failure to Perform. If Lessee fails to perform Lessee's
obligations under this Paragraph 7.1, Lessor may enter upon the Premises after
10 days' prior written notice to Lessee (except in the case of an emergency, in
which case no notice shall be required), perform such obligations on Lessee's
behalf, and put the Premises in good order, condition and repair, and Lessee
shall promptly reimburse Lessor for the cost thereof.

          (d) Replacement. Subject to Lessee's indemnification of Lessor as set
forth in Paragraph 8.7 below, and without relieving Lessee of liability
resulting from Lessee's failure to exercise and perform good maintenance
practices, if an item described in Paragraph 7.1(b) cannot be repaired other
than at a cost which is in excess of 50% of the cost of replacing such item,
then such item shall be replaced by Lessor, and the cost thereof shall be
prorated between the Parties and Lessee shall only be obligated to pay, each
month during the remainder of the term of this Lease, on the date on which Base
Rent is due, an amount equal to the product of multiplying the cost of such
replacement by a fraction, the numerator of which is one, and the denominator
of which is 144 (i.e. 1/144th of the cost per month) Lessee shall pay interest
on the unamortized balance at a rate that is commercially reasonable in the
judgment of Lessor's accountants. Lessee may, however, prepay its obligation at
any time.

     7.2 Lessor's Obligations. Subject to the provisions of Paragraphs 2.2
(Condition), 2.3 (Compliance), 4.2 (Common Area Operating Expenses), 6 (Use),
7.1 (Lessees's Obligations), 9 (Damage or Destruction) and 14 (Condemnation),
Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good
order, condition and repair the foundations, exterior walls, structural
condition of interior bearing walls, exterior roof, fire sprinkler system,
Common Area fire alarm and/or smoke detection systems, fire hydrants, parking
lots, walkways, parkways, driveways, landscaping, fences, signs and utility
systems serving the Common Areas and all parts thereof, as well as providing the
services for which there is a Common Area Operating Expense pursuant to
Paragraph 4.2. Lessor shall not be obligated to paint the common areas, nor the
apron nor approach areas, nor interior surfaces of exterior walls nor shall
Lessor be obligated to maintain, repair or replace windows, doors or plate glass
of the Premises. Lessee expressly waives the benefit of any statute now or
hereafter in effect to the extent it is inconsistent with the terms of this
Lease. SEE ADDENDUM

     7.3 Utility Installations; Trade Fixtures; Alterations. SEE ADDENDUM

          (a) Definitions. The term "Utility Installations" refers to all floor
and window coverings, air lines, power panels, electrical distribution, security
and fire protection systems, communication systems, lighting fixtures, HVAC
equipment, plumbing and fencing in or on the Premises. The term "Trade Fixtures"
shall mean Lessee's machinery and equipment that can be removed without doing
material damage to the Premises. The term "Alterations" shall mean any
modification of the improvements, other than Utility Installations or Trade
Fixtures, whether by addition or deletion. "Lessee Owned Alterations and/or
Utility Installations" are defined as Alterations and/or Utility Installations
made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a).

           (b) Consent. Lessee shall not make any Alterations or Utility
Installations to the Premises without Lessor's prior written consent. Lessee
may, however, make non-structural Utility Installations to the interior of the
Premises (excluding the roof) without such consent but upon notice to Lessor, as
long as they are not visible from the outside, do not involve puncturing,
relocating or removing the roof or any existing walls, and the cumulative cost
thereof during this Lease as extended does not exceed a sum equal to 3 month's
Base Rent in the aggregate or a sum equal to one month's Base Rent in any one
year. Notwithstanding the foregoing, Lessee shall not make or permit any roof
penetrations and/or install anything on the roof without the prior written
approval of Lessor. Lessor may, as a precondition to granting such approval,
require Lessee to utilize a contractor chosen and/or approved by Lessor. Any
Alterations or Utility Installations that Lessee shall desire to make and which
require the consent of the Lessor shall be presented to Lessor in written form
with detailed plans. Consent shall be deemed conditioned upon Lessee's; (i)
acquiring all applicable governmental permits, (ii) furnishing Lessor with
copies of both the permits and the plans and specifications prior to
commencement of the work, and (iii) compliance with all conditions of said
permits and other Applicable Requirements in a prompt and expeditious manner.
Any Alterations or Utility Installations shall be performed in a workmanlike
manner with good and sufficient materials. Lessee shall promptly upon completion
furnish Lessor with as-built plans and specifications. For work which costs an
amount in excess of one month's Base Rent, Lessor may condition its consent upon
Lessee providing a lien and completion bond in an amount equal to 150% of the
estimated cost of such Alteration or Utility Installation and/or upon Lessee's
posting an additional Security Deposit with Lessor

          (c) Indemnification. Lessee shall pay, when due, all claims for labor
or materialman's furnished or alleged to have been furnished to or for Lessee at
or for use on the Premises, which claims are or may be secured by any mechanic's
or materialman's lien against the Premises or any interest therein. Lessee shall
give Lessor not less than 10 days notice prior to the commencement of any work
in, on or about the Premises, and Lessor shall have the right to post notices of
non-responsibility. If Lessee shall contest the validity of any such lien, claim
or demand, then Lessee shall, at its sole expense defend and protect itself,
Lessor and the Premises against the same and shall pay and satisfy any such
adverse judgment that may be rendered thereon before the enforcement thereof. If
Lessor shall require, Lessee shall furnish a surety bond in an amount equal to
150% of the amount of such contested lien, claim or demand, indemnifying Lessor
against liability for the same . If Lessor elects to participate in any such
action, Lessee shall pay Lessor's attorneys' fees and costs.

     7.4 Ownership; Removal; Surrender; and Restoration.

          (a) Ownership. Subject to Lessor's right to require removal or elect
ownership as hereinafter provided, all Alterations and Utility Installations
made by Lessee shall be the property of Lessee, but considered a part of the
Premises. Lessor may, at any time, elect in writing to be the owner of all or
any specified part of the Lessee Owned Alterations and Utility Installations.
Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned
Alterations and Utility Installations shall, at the expiration or termination of
this Lease, become the property of Lessor and be surrendered by Lessee with the
Premises.

          (b) Removal. By delivery to Lessee of written notice from Lessor not
earlier than 90 and not later than 30 days prior to the end of the term of this
Lessee, Lessor may require that any or all Lessee Owned Alterations or Utility
Installations be removed by the expiration or termination of this Lease. Lessor
may require the removal at any time of all or any part of any Lessee Owned
Alterations or Utility Installations made without the required consent.

          (c) Surrender; Restoration Lessee shall surrender the Premises by the
Expiration Date or any earlier termination date, with all of the improvements,
parts and surfaces thereof broom clean and free of debris, and in good operating
order, condition and state of repair, ordinary wear and tear excepted. "Ordinary
wear and tear" shall not include any damage or deterioration that would have
been prevented by good maintenance practice. Notwithstanding the foregoing, if
this Lease is for 12 months or less, then Lessee shall surrender the Premises in
the same condition as delivered to Lessee on the Start Date with NO allowance
for ordinary wear and tear. Lessee shall repair any damage occasioned by the
installation, maintenance or removal of Trade Fixtures, Lessee owned Alterations
and/or Utility Installations, furnishings, and equipment as well as the removal
of any storage tank installed by or for Lessee. Lessee shall also completely
remove from the Premises any and all Hazardous Substances brought onto the
Premises by or for Lessee, or any third party (except Hazardous Substances which
were deposited via underground migration from areas outside of the Project) even
if such removal would require Lessee to perform or pay for work that exceeds
statutory requirements. Trade Fixtures shall remain the property of Lessee and
shall be removed by Lessee. The failure by Lessee to timely vacate the Premises
pursuant to this Paragraph 7.4(c) without the express written consent of Lessor
shall constitute a holdover under the provisions of Paragraph 26 below. SEE
ADDENDUM

8. Insurance; Indemnity.

     8.1

                                  Page 6 of 15

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     8.2 Liability Insurance.

          (a) Carried by Lessee. Lessee shall obtain and keep in force a
Commercial General Liability policy of insurance protecting Lessee and Lessor as
an additional insured against claims for bodily injury, personal injury and
property damage based upon or arising out of the ownership, use, occupancy or
maintenance of the Premises and all areas appurtenant thereto. Such insurance
shall be on an occurrence basis providing single limit coverage in an amount not
less than $3,000 000 per occurrence with an annual aggregate of not less than
$3,000,000, an "Additional Insured-Managers or Lessors of Premises Endorsement"
and contain the "Amendment of the Pollution Exclusion Endorsement" for damage
caused by heat, smoke or fumes from a hostile fire. The policy shall not contain
any intra-insured exclusions as between insured persons or organizations, but
shall include coverage for liability assumed under this Lease as an "Insured
contract" for the performance of Lessee's indemnity obligations under this
Lease. The limits of said insurance shall not, however, limit the liability of
Lessee nor relieve Lessee of any obligation hereunder. All insurance carried by
Lessee shall be primary to and not contributory with any similar insurance
carried by Lessor, whose insurance shall be considered excess insurance only SEE
ADDENDUM

          (b) Carried by Lessor Lessor shall maintain liability insurance as
described in Paragraph 8.2(a), in addition to, and not in lieu of, the insurance
required to be maintained by Lessee. Lessee shall not be named as an additional
insured therein.

     8.3 Property Insurance - Building, Improvements and Rental Value.

          (a) Building and Improvements. Lessor shall obtain and keep in force a
policy or policies of insurance in the name of Lessor, with loss payable to
Lessor, any ground-lessor and to any Lender insuring loss or damage to the
Premises. The amount of such insurance shall be equal to the full replacement
cost of the Premises as the same shall exist from time to time, or the amount
required by any Lender, but in no event more than the commercially reasonable
and available insurable value thereof. Lessee Owned Alterations and Utility
Installations, Trade Fixtures, and Lessee's personal property shall be insured
by Lessee under Paragraph 8.4. If the coverage is available and commercially
appropriate, such policy or policies shall insure against all risks of direct
physical loss or damage (except the perils of flood and/or earthquake unless
required by a Lender), including coverage for debris removal and the enforcement
of any Applicable Requirements requiring the upgrading, demolition,
reconstruction or replacement of any portion of the Premises as the result of a
covered loss. Said policy or policies shall also contain an agreed valuation
provision in lieu of any coinsurance clause, waiver of subrogation, and
inflation guard protection causing an increase in the annual property insurance
coverage amount by a factor of not less than the adjusted U.S. Department of
Labor Consumer Price Index for All Urban Consumers for the city nearest to where
the Premises are located. If such insurance coverage has a deductible clause,
the deductible amount shall not exceed 50,000 per occurrence.

          (b) Rental Value. Lessor shall also obtain and keep in force a policy
or policies in the name of Lessor with loss payable to Lessor and any Lender,
insuring the loss of the full Rent for one year with an extended period of
indemnity for an additional 180 days ("Rental Value Insurance"). Said insurance
shall contain an agreed valuation provision in lieu of any coinsurance clause,
and the amount of coverage shall be adjusted annually to reflect the projected
Rent otherwise payable by Lessee, for the next 12 month period.

          (c) Adjacent Premises. Lessee shall pay for any increase in the
premiums for the property insurance of the Building and for the Common Areas or
other buildings in the Project if said increase is caused by Lessee's acts,
omissions, change in use or occupancy of the Premises.

          (d) Lessee's Improvements. Since Lessor is the Insuring Party, Lessor
shall not be required to insure Lessee Owned Alterations and Utility
Installations unless the item in question has become the property of Lessor
under the terms of this Lease.

     8.4 Lessee's Property; Business Interruption Insurance.

          (a) Property Damage. Lessee shall obtain and maintain insurance
coverage on all of Lessee's personal property. Trade Fixtures, and Lessee Owned
Alterations and Utility Installations. Such insurance shall be full replacement
cost coverage with a deductible of not to exceed $50,000 per occurrence. The
proceeds from any such insurance shall be used by Lessee for the replacement of
personal property, Trade Fixtures and Lessee Owned Alterations and Utility
Installations. Lessee shall provide Lessor with written evidence that such
insurance is in force.

          (b) Business Interruption. Lessee shall obtain and maintain loss of
income and extra expense insurance in amounts as will reimburse Lessee for
direct or indirect loss of earnings attributable to all perils commonly insured
against by prudent lessees in the business of Lessee or attributable to
prevention of access to the Premises as a result of such perils.

          (c) No Representation of Adequate Coverage. Lessor makes no
representation that the limits or forms of coverage of insurance specified
herein are adequate to cover Lessee's property, business operations or
obligations under this Lease.

     8.5 Insurance Policies. Insurance required herein shall be by companies
duly licensed or admitted to transact business in the state where the Premises
are located, and maintaining during the policy term a "General Policyholders
Rating" of at least B+, V, as set forth in the most current issue of "Best's
Insurance Guide", or such other rating as may be required by a Lender. Lessee
shall not do or permit to be done anything which invalidates the required
insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor
certified copies of policies of such insurance or certificates evidencing the
existence and amounts of the required insurance. No such policy shall be
cancelable or subject to modification except after 30 days prior written notice
to Lessor. Lessee shall, at least 30 days prior to the expiration of such
policies, furnish Lessor with evidence of renewals or "insurance binders"
evidencing renewal thereof, or Lessor may, after ten (10) days notice to Lessee,
order such insurance and charge the cost thereof to Lessee, which amount shall
be payable by Lessee to Lessor upon demand. Such policies shall be for a term of
at least one year, or the length of the remaining term of this Lease, whichever
is less. If either Party shall fail to procure and maintain the insurance
required to be carried by it, the other Party may, but shall not be required to,
procure and maintain the same.

     8.6 Waiver of Subrogation. Without affecting any other rights or remedies,
Lessee and Lessor each hereby release and relieve the other, and waive their
entire right to recover damages against the other, for loss of or damage to its
property arising out of or incident to the perils required to be insured against
herein. The effect of such releases and waivers is not limited by the amount of
insurance carried or required, or by any deductibles applicable hereto. The
Parties agree to have their respective property damage insurance carriers waive
any right to subrogation that such companies may have against Lessor or Lessee,
as the case may be, so long as the insurance is not invalidated thereby.

     8.7 Indemnity. Except for Lessor's gross negligence or willful misconduct,
Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor
and its agents, Lessor's master or ground lessor, partners and Lenders, from and
against any and all claims, loss of rents and/or damages, liens, judgments,
penalties, attorneys' and consultants' fees, expenses and/or liabilities arising
out of, involving, or in connection with, the use and/or occupancy of the
Premises by Lessee. If any action or proceeding is brought against Lessor by
reason of any of the foregoing matters, Lessee shall upon notice defend the same
at Lessee's expense by counsel reasonably satisfactory to Lessor and Lessor
shall cooperate with Lessee in such defense. Lessor need not have first paid any
such claim in order to be defended or indemnified.

     8.8 Exemption of Lessor from Liability. Lessor shall not be liable for
injury or damage to the person or goods, wares, merchandise or other property of
Lessee, Lessee's employees, contractors invitees, customers, or any other person
in or about the Premises, whether such damage or injury is caused by or results
from fire, steam, electricity, gas, water or rain, or from the breakage,
leakage, obstruction or other defects of pipes, fire sprinklers, wires,
appliances, plumbing, HVAC or lighting fixtures, or from any other cause,
whether the said injury or damage results from conditions arising upon the
Premises or upon other portions of the Building, or from other sources or
places. Lessor shall not be liable for any damages arising from any act or
neglect of any other tenant of Lessor nor from the failure of Lessor to enforce
the provisions of any other lease in the Project. Notwithstanding Lessor's
negligence or breach of this Lease, Lessor shall under no circumstances be
liable for injury to Lessee's business or for any loss of income or profit
therefrom.

9. Damage or Destruction

                                  Page 7 of 15

<PAGE>

     9.1 Definitions

          (a) "Premises Partial Damage" shall mean damage or destruction to the
improvements on the Premises, other than Lessee Owned Alterations and Utility
installations, which can reasonably be repaired in 3 months or less from the
date of the damage or destruction, and the cost thereof does not exceed a sum
equal to 6 month's Base Rent. Lessor shall notify Lessee in writing within 30
days from the date of the damage or destruction as to whether or not the damage
is Partial or Total.

          (b) "Premises Total Destruction" shall mean damage or destruction to
the improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which cannot reasonably be repaired in
3 months or less from the date of the damage or destruction and/or the cost
thereof exceeds a sum equal to 6 month's Base Rent. Lessor shall notify Lessee
in writing within 30 days from the date of the damage or destruction as to
whether or not the damage is Partial or Total.

          (c) "Insured Loss" shall mean damage or destruction to improvements on
the Premises, other than Lessee Owned Alterations and Utility Installations and
Trade Fixtures, which was caused by an event required to be covered by the
insurance described in Paragraph 8.3(a), irrespective of any deductible amounts
or coverage limits involved.

          (d) "Replacement Cost" shall mean the cost to repair or rebuild the
improvements owned by Lessor at the time of the occurrence to their condition
existing immediately prior thereto, including demolition, debris removal and
upgrading required by the operation of Applicable Requirements, and without
deduction for depreciation.

          (e) "Hazardous Substance Condition" shall mean the occurrence or
discovery of a condition involving the presence of, or a contamination by, a
Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the
Premises.

     9.2 Partial Damage - Insured Loss. If a Premises Partial Damage that is an
Insured Loss occurs, then Lessor shall, at Lessor's expense, repair such damage
(but not Lessee's Trade Fixtures or Lessee Owned Alterations and Utility
Installations) as soon as reasonably possible and this Lease shall continue in
full force and effect, provided, however, that Lessee shall, at Lessor's
election, make the repair of any damage or destruction the total cost to repair
of which is $5,000 or less, and, in such event, Lessor shall make any applicable
insurance proceeds available to Lessee on a reasonable basis for that purpose.
Notwithstanding the foregoing. If the required insurance was not in force or the
insurance proceeds are not sufficient to effect such repair, the Insuring Party
shall promptly contribute the shortage in proceeds as and when required to
complete said repairs. In the event, however, such shortage was due to the fact
that, by reason of the unique nature of the improvements, full replacement cost
insurance coverage was not commercially reasonable and available, Lessor shall
have no obligation to pay for the shortage in insurance proceeds or to fully
restore the unique aspects of the Premises unless Lessee provides Lessor with
the funds to cover same, or adequate assurance thereof, within 10 days following
receipt of written notice of such shortage and request therefor. If Lessor
receives said funds or adequate assurance thereof within said 10 day period, the
party responsible for making the repairs shall complete them as soon as
reasonably possible and this Lease shall remain in full force and effect. If
such funds or assurance are not received, Lessor may nevertheless elect by
written notice to Lessee within 10 days thereafter to: (i) make such restoration
and repair as is commercially reasonable with Lessor paying any shortage in
proceeds, in which case this Lease shall remain in full force and effect, or
(ii) have this Lease terminate 30 days thereafter. Lessee shall not be entitled
to reimbursement of any funds contributed by Lessee to repair any such damage or
destruction. Premises Partial Damage due to flood or earthquake shall be subject
to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but
the net proceeds of any such insurance shall be made available for the repairs
if made by either Party.

     9.3 Partial Damage - Uninsured Loss. If a Premises Partial Damage that is
not an Insured Loss occurs, unless caused by a negligent or willful act of
Lessee (in which event Lessee shall make the repairs at Lessee's expense),
Lessor may either (i) repair such damage as soon as reasonably possible at
Lessor's expense, in which event this Lease shall continue in full force and
effect, or (ii) terminate this Lease by giving written notice to Lessee within
30 days after receipt by Lessor of knowledge of the occurrence of such damage.
Such termination shall be effective 60 days following the date of such notice.
In the event Lessor elects to terminate this Lease, Lessee shall have the right
within 10 days after receipt of the termination notice to give written notice to
Lessor of Lessee's commitment to pay for the repair of such damage without
reimbursement from Lessor. Lessee shall provide Lessor with said funds or
satisfactory assurance thereof within 30 days after making such commitment. In
such event this Lease shall continue in full force and effect, and Lessor shall
proceed to make such repairs as soon as reasonably possible after the required
funds are available. If Lessee does not make me required commitment, this Lease
shall terminate as of the date specified in the termination notice.

     9.4 Total Destruction Notwithstanding any other provision hereof, if a
Premises Total Destruction occurs, this Lease shall terminate 60 days following
such Destruction. If the damage or destruction was caused by the gross
negligence or willful misconduct of Lessee, Lessor shall have the right to
recover Lessor's damages from Lessee, except as provided in Paragraph 8.6.

     9.5 Damage Near End of Term. If at any time during the last 6 months of
this Lease there is damage for which the cost to repair exceeds one month's Base
Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective
__ days following the date of occurrence of such damage by giving a written
termination notice to Lessee within 30 days after the date of occurrence of such
damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable
option to extend this Lease or to purchase the Premises, then Lessee may
preserve this Lease by, (a) exercising such option and (b) providing Lessor with
any shortage in insurance proceeds (or adequate assurance thereof) needed to
make the repairs on or before the earlier of (i) the date which is 10 days after
Lessee's receipt of Lessor's written notice purporting to terminate this Lease,
or (ii) the day prior to the date upon which such option expires. If Lessee duly
exercises such option during such period and provides Lessor with funds (or
adequate assurance thereof) to cover any shortage in insurance proceeds, Lessor
shall, at Lessor's commercially reasonable expense, repair such damage as soon
as reasonably possible and this Lease shall continue in full force and effect.
If Lessee fails to exercise such option and provide such funds or assurance
during such period, then this Lease shall terminate on the date specified in the
termination notice and Lessee's option shall be extinguished.

     9.6 Abatement of Rent; Lessee's Remedies

          (a) Abatement. In the event of Premises Partial Damage or Premises
Total Destruction or a Hazardous Substance Condition for which Lessee is not
responsible under this Lease, the Rent payable by Lessee for the period required
for the repair, remediation or restoration of such damage shall be abated in
proportion to the degree to which Lessee's use of the Premises is impaired. All
other obligations of Lessee hereunder shall be performed by Lessee, and Lessor
shall have no liability for any such damage, destruction, remediation, repair or
restoration except as provided herein.

          (b) Remedies. If Lessor shall be obligated to repair or restore the
Premises and does not commence, in a substantial and meaningful way, such repair
or restoration within __ days after such obligation shall accrue, Lessee may, at
any time prior to the commencement of such repair or restoration, give written
notice to Lessor and to any Lenders of which Lessee has actual notice, of
Lessee's election to terminate this Lease on a date not less than __ days
following the giving of such notice. If Lessee gives such notice and such repair
or restoration is not commenced within 30 days thereafter, this Lease shall
terminate as of the date specified in said notice. If the repair or restoration
is commenced within such 30 days, this Lease shall continue in full force and
effect. "Commence" shall mean either the unconditional authorization of the
preparation of the required plans, or the beginning of the actual work on the
Premises, whichever first occurs.

     9.7 Termination; Advance Payments. Upon termination of this Lease pursuant
to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be made
concerning advance Base Rent and any other advance payments made by Lessee to
Lessor. Lessor shall, in addition, return to Lessee so much of Lessee's Security
Deposit as has not been, or is not then required to be, used by Lessor.

     9.8 Waive Statutes Lessor and Lessee agree that the terms of this Lease
shall govern the effect of any damage to or destruction of the Premises with
respect to the termination of this Lease and hereby waive the provisions of any
present or future statute to the extent inconsistent herewith.

10. Real Property Taxes.

                                  Page 8 of 15

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     10.1 Definition. As used herein, the term "Real Property Taxes" shall
include any form of assessment; real estate, general, special, ordinary or
extraordinary, or rental levy or tax (other than inheritance, personal income or
estate taxes); improvement bond; and/or license fee imposed upon or levied
against any legal or equitable interest of Lessor in the Project, Lessor's right
to other income therefrom, and/or Lessor's business of leasing, by any authority
having the direct or indirect power to tax and where the funds are generated
with reference to the Project address and where the proceeds so generated are to
be applied by the city, county or other local taxing authority of a jurisdiction
within which the Project is located. The term "Real Property Taxes" shall also
include any tax, fee, levy, assessment or charge, or any increase therein,
imposed by reason of events occurring during the term of this Lease, including
but not limited to, a change in the ownership of the Project or any portion
thereof or a change in the improvements thereon. In calculating Real Property
Taxes for any calendar year, the Real Property Taxes for any real estate tax
year shall be included in the calculation of Real Property Taxes for such
calendar year based upon the number of days which such calendar year and tax
year have in common.

     10.2 Payment of Taxes. Lessor shall pay the Real Property Taxes applicable
to the Project.

     10.3 Additional Improvements. Notwithstanding Paragraph 10.2 hereof, Lessee
shall, pay to Lessor the entirety of any increase in Real Property Taxes if
assessed solely by reason of Alterations. Trade Fixtures or Utility
Installations placed upon the Premises by Lessee or at Lessee's request.

     10.5 Personal Property Taxes. Lessee shall pay prior to delinquency all
taxes assessed against and levied upon Lessee Owned Alterations and Utility
Installations. Trade Fixtures, furnishings, equipment and all personal property
of Lessee contained in the Premises. When possible, Lessee shall cause its
Lessee Owned Alterations and Utility Installations. Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately
from the real property of Lessor. If any of Lessee's said property shall be
assessed with Lessor's real property, Lessee shall pay Lessor the taxes
attributable to Lessee's property within 10 days after receipt of a written
statement setting forth the taxes applicable to Lessee's property.

11 Utilities. Lessee shall pay for all water, gas, heat, light, power,
telephone, trash disposal and other utilities and services supplied to the
Premises, together with any taxes thereon. Notwithstanding the provisions of
Paragraph 4.2, if at any time in Lessor's sole judgment, Lessor determines that
Lessee is using a disproportionate amount of water, electricity or other
commonly metered utilities, or that Lessee is generating such a large volume of
trash as to require an increase in the size of the dumpster and/or an increase
in the number of times per month that the dumpster is emptied, then Lessor may
increase Lessee's Base Rent by an amount equal to such increased costs.

12 Assignment and Subletting.

     12.1 Lessor's Consent Required.

          (a) Lessee shall not voluntarily or by operation of law assign,
transfer, mortgage or encumber (collectively, "assign or assignment") or sublet
all or any part of Lessee's interest in this Lease or in the Premises without
Lessor's prior written consent which may be withheld in Lessor's sole and
absolute discretion. SEE ADDENDUM.

          (d) An assignment or subletting without consent shall, at Lessor's
option, be a Default curable after notice per Paragraph 13.1(c), or a noncurable
Breach without the necessity of any notice and grace period. If Lessor elects to
treat such unapproved assignment or subletting as a noncurable Breach, Lessor
may either: (i) terminate this Lease, or (ii) upon 30 days written notice,
increase the monthly Base Rent to 110% of the Base Rent then in effect. Further,
in the event of such Breach and rental adjustment, (i) the purchase price of any
option to purchase the Premises held by Lessee shall be subject to similar
adjustment to 110% of the price previously in effect and (ii) all fixed and
non-fixed rental adjustments scheduled during the remainder of the Lease term
shall be increased to 110% of the scheduled adjusted rent.

          (e) Lessee's remedy for any breach of Paragraph 12.1 by Lessor shall
be limited to compensatory damages and/or injunctive relief.

     12.2 Terms and Conditions Applicable to Assignment and Subletting.

          (a) Regardless of Lessor's consent, no assignment or subletting shall:
(i) be effective without the express written assumption by such assignee or
sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of
any obligations hereunder, or (iii) alter the primary liability of Lessee for
the payment of Rent or for the performance of any other obligations to be
performed by Lessee. SEE ADDENDUM

          (b) Lessor may accept Rent or performance of Lessee's obligations from
any person other than Lessee pending approval or disapproval of an assignment.
Neither a delay in the approval or disapproval of such assignment nor the
acceptance of Rent or performance shall constitute a waiver or estoppel of
Lessor's right to exercise its remedies for Lessee's Default or Breach.

          (c) Lessor's consent to any assignment or subletting shall not
constitute a consent to any subsequent assignment or subletting.

          (d) In the event of any Default or Breach by Lessee, Lessor may
proceed directly against Lessee, any Guarantors or anyone else responsible for
the performance of Lessee's obligations under this Lease, including any assignee
or sublessee. Without first exhausting Lessor's remedies against any other
person or entity responsible therefore to Lessor, or any security held by
Lessor.

          (e) Each request for consent to an assignment or subletting shall be
in writing, accompanied by information relevant to Lessor's determination as to
the financial and operational responsibility and appropriateness of the proposed
assignee or sublessee, including but not limited to the intended use and/or
required modification of the Premises, if any, together with a fee of $1,000 or
10% of the current monthly Base Rent applicable to the portion of the Premises
which is the subject of the proposed assignment or sublease, whichever is
greater, as consideration for Lessor's considering and processing said request.
Lessee agrees to provide Lessor with such other or additional information and/or
documentation as may be reasonably requested.

          (f) Any assignee of, or sublessee under, this Lease shall, by reason
of accepting such assignment or entering into such sublease, be deemed to have
assumed and agreed to conform and comply with each and every term, covenant,
condition and obligation herein to be observed or performed by Lessee during the
term of said assignment or sublease, other than such obligations as are contrary
to or inconsistent with provisions of an assignment or sublease to which Lessor
has specifically consented to in writing.

          (g) Lessor's consent to any assignment or subletting shall not
transfer to the assignee or sublessee any Option granted to the original Lessee
by this Lease unless such transfer is specifically consented to by Lessor in
writing. (See Paragraph 39.2)

     12.3 Additional Terms and Conditions Applicable to Subletting. The
following terms and conditions shall apply to any subletting by

                                  Page 9 of 15

<PAGE>

Lessee of all or any part of the Premises and shall be deemed included in all
subleases under this Lease whether or not expressly incorporated therein;

         (a) Lessee hereby assigns and transfers to Lessor all of Lessee's
interest in all Rent payable on any sublease, and Lessor may collect such Rent
and apply same toward Lessee's obligations under this Lease; provided, however,
that until a Breach shall occur in the performance of Lessee's obligations,
Lessee may collect said Rent. Lessor shall not, by reason of the foregoing or
any assignment of such sublease, nor by reason of the collection of Rent, be
deemed liable to the sublessee for any failure of Lessee to perform and comply
with any of Lessee's obligations to such sublessee. Lessee hereby irrevocably
authorizes and directs any such sublessee, upon receipt of a written notice from
Lessor stating that a Breach exists in the performance of Lessee's obligations
under this Lease, to pay to Lessor all Rent due and to become due under the
sublease. Sublessee shall rely upon any such notice from Lessor and shall pay
all Rents to Lessor without any obligation or right to inquire as to whether
such Breach exists, notwithstanding any claim from Lessee to the contrary.

          (b) In the event of a Breach by Lessee, Lessor may, at its option,
require sublessee to attorn to Lessor, in which event Lessor shall undertake the
obligations of the sublessor under such sublease from the time of the exercise
of said option to the expiration of such sublease; provided, however, Lessor
shall not be liable for any prepaid rents or security deposit paid by such
sublessee to such sublessor or for any prior Defaults or Breaches of such
sublessor.

          (c) Any matter requiring the consent of the sublessor under a sublease
shall also require the consent of Lessor.

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

          (e) Lessor shall deliver a copy of any notice of Default or Breach by
Lessee to the sublessee, who shall have the right to cure the Default of Lessee
within the grace period, if any, specified in such notice. The sublessee shall
have a right of reimbursement and offset from and against Lessee for any such
Defaults cured by the sublessee.

13. Default; Breach; Remedies SEE ADDENDUM

     13.1 Default; Breach. A "Default" is defined as a failure by the Lessee to
comply with or perform any of the terms, covenants, conditions or Rules and
Regulations under this Lease. A "Breach" is defined as the occurrence of one or
more of the following Defaults, and the failure of Lessee to cure such Default
within any applicable grace period;

          (a) The abandonment of the Premises, or the vacating of the Premises
without providing a commercially reasonable level of security, or where the
coverage of the property insurance described in Paragraph 8.3 is jeopardized as
a result thereof, or without providing reasonable assurances to minimize
potential vandalism.

          (b) The failure of Lessee to make any payment of Rent or any Security
Deposit required to be made by Lessee hereunder, whether to Lessor or to a third
party, when due, to provide reasonable evidence of insurance or surety bond, or
to fulfill any obligation under this Lease which endangers or threatens life or
property, where such failure continues for a period of fifteen (15) days
following written notice to Lessee

          (c) The failure by Lessee to provide (i) reasonable written evidence
of compliance with Applicable Requirements, (ii) the service contracts, (iii)
the rescission of an unauthorized assignment or subletting, (iv) an Estoppel
Certificate, (v) a requested subordination, (vi) evidence concerning any
guaranty and/or Guarantor, (vii) any document requested under Paragraph 41
(easements), or (viii) any other documentation or information which Lessor may
reasonably require of Lessee under the terms of this Lease, where any such
failure continues for a period of 10 days following written notice to Lessee.

          (d) A Default by Lessee as to the terms, covenants, conditions or
provisions of this Lease, or of the rules adopted under Paragraph 2.9 hereof,
other than those described in subparagraphs 13.1(a), (b) or (c), above, where
such Default continues for a period of 30 days after written notice; provided,
however, that if the nature of Lessee's Default is such that more than 30 days
are reasonably required for its cure, then it shall not be deemed to be a Breach
if Lessee commences such cure within said 30 day period and thereafter
diligently prosecutes such cure to completion.

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

          (f) The discovery that any financial statement of Lessee or of any
Guarantor given to Lessor was materially false.

          (g) If the performance of Lessee's obligations under this Lease is
guaranteed (i) the death of a Guarantor, (ii) the termination of a Guarantor's
liability with respect to this Lease other than in accordance with the terms of
such guaranty. (iii) a Guarantor's becoming insolvent or the subject of a
bankruptcy filing, (iv) a Guarantor's refusal to honor the guaranty, or (v) a
Guarantor's breach of its guaranty obligation on an anticipatory basis, and
Lessee's failure, within 60 days following written notice of any such event, to
provide written alternative assurance or security, which, when coupled with the
then existing resources of Lessee, equals or exceeds the combined financial
resources of Lessee and the Guarantors that existed at the time of execution of
this Lease.

     13.2 Remedies. If Lessee fails to perform any of its affirmative duties or
obligations, within 10 days after written notice (or in case of an emergency,
without notice). Lessor may, at its option, perform such duty or obligation on
Lessee's behalf, including but not limited to the obtaining of reasonably
required bonds, insurance policies, or governmental licenses, permits or
approvals. The costs and expenses of any such performance by Lessor shall be
due and payable by Lessee upon receipt of invoice therefor. If any check given
to Lessor by Lessee shall not be honored by the bank upon which it is drawn,
Lessor, at its option, may require all future payments to be made by Lessee to
be by cashier's check. In the event of a Breach, Lessor may, with or without
further notice or demand, and without limiting Lessor in the exercise of any
right or remedy which Lessor may have by reason of such Breach.

          (a) Terminate Lessee's right to possession of the Premises by any
lawful means, in which case this Lease shall terminate and Lessee shall
immediately surrender possession to Lessor. In such event Lessor shall be
entitled to recover from Lessee: (i) the unpaid Rent which had been earned at
the time of termination; (ii) the worth at the time of award of the amount by
which the unpaid rent which would have been earned after termination until the
time of award exceeds the amount of such rental loss that the Lessee proves
could have been reasonably avoided; (iii) the worth at the time of award of the
amount by which the unpaid rent for the balance of the term after the time of
award exceeds the amount of such rental loss that the Lessee proves could be
reasonably avoided; and (iv) any other amount necessary to compensate Lessor for
all the detriment proximately caused by the Lessee's failure to perform its
obligations under this Lease or which in the ordinary course of things would be
likely to result therefrom, including but not limited to the cost of recovering
possession of the Premises, expenses of reletting, including necessary
renovation and alteration of the Premises, reasonable attorney's fees, and that
portion of any leasing commission paid by Lessor in connection with this Lease
applicable to the unexpired term of this Lease. The worth at the time of award
of the amount referred to in provision (iii) of the immediately preceding
sentence shall be computed by discounting such amount at the discount rate of
the Federal Reserve Bank of the District within which the Premises are located
at the time of award plus one percent. Efforts by Lessor to mitigate damages
caused by Lessee's Breach of this Lease shall not waive Lessor's right to
recover damages under Paragraph 12. If termination of this Lease is obtained
through the provisional remedy of unlawful detainer, Lessor shall have the right
to recover in such proceeding any unpaid Rant and damages as are recoverable
therein, or Lessor may reserve the right to recover all or any part thereof in
a separate suit. If a notice and grace period required under Paragraph 13.1 was
not previously given, a notice to pay rent or quit, or to perform or quit given
to Lessee under the unlawful detainer statute shall also constitute the notice
required by Paragraph 13.1. In such case, the applicable grace period required
by Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and
the failure of Lessee to cure the Default within the greater of the two such
grace periods shall constitute both an unlawful detainer and a Breach of this
Lease entitling Lessor to the remedies provided for in this Lease and/or by said
statute.

                                  Page 10 of 15

<PAGE>

          (b) Continue the Lease and Lessee's right to possession and recover
the Rent as it becomes due, in which event Lessee may sublet or assign, subject
only to reasonable limitations. Acts of maintenance, efforts to relet, and/or
the appointment of a receiver to protect the Lessor's interests, shall not
constitute a termination of the Lessee's right to possession.

          (c) Pursue any other remedy now or hereafter available under the laws
or judicial decisions of the state wherein the Premises are located. The
expiration or termination of this Lease and/or the termination of Lessee's right
to possession shall not relieve Lessee from liability under any indemnity
provisions of this Lease as to matters occurring or accruing during the term
hereof or by reason of Lessee's occupancy of the Premises.

     13.3 Inducement Recapture. Any agreement for free or abated rent or other
charges, or for the giving or paying by Lessor to or for Lessee of any cash or
other bonus, inducement or consideration for Lessee's entering into this Lease,
all of which concessions are hereinafter referred to as "Inducement Provisions",
shall be deemed conditioned upon Lessee's full and faithful performance of all
of the terms, covenants and conditions of this Lease. Upon Breach of this Lease
by Lessee, any such Inducement Provision shall automatically be deemed deleted
from this Lease and of no further force or effect, and any rent, other charge,
bonus, inducement or consideration theretofore abated, given or paid by Lessor
under such an Inducement Provision shall be immediately due and payable by
Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee.
The acceptance by Lessor of rent or the cure of the Breach which initiated the
operation of this paragraph shall not be deemed a waiver by Lessor of the
provisions of this paragraph unless specifically so stated in writing by Lessor
at the time of such acceptance.

     13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee
of Rent will cause Lessor to incur costs not contemplated by this Lease, the
exact amount of which will be extremely difficult to ascertain. Such costs
include, but are not limited to, processing and accounting charges, and late
charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent
shall not be received by Lessor within 5 days after such amount shall be due,
then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a
one-time late charge equal to 5% of each such overdue amount or $100,
whichever is greater. The parties hereby agree that such late charge represents
a fair and reasonable estimate of the costs Lessor will incur by reason of such
late payment. Acceptance of such late charge by Lessor shall in no event
constitute a waiver of Lessee's Default or Breach with respect to such overdue
amount, nor prevent the exercise of any of the other rights and remedies granted
hereunder. In the event that a late charge is payable hereunder, whether or not
collected, for 3 consecutive installments of Base Rent, then notwithstanding any
provision of this Lease to the contrary, Base Rent shall, at Lessor's option,
become due and payable quarterly in advance.

     13.5 Interest. Any monetary payment due Lessor hereunder, other than late
charges, not received by Lessor, when due as to scheduled payments (such as Base
Rent) or within 30 days following the date on which it was due for non-scheduled
payment, shall bear interest from the date when due, as to scheduled payments,
or the 31st day after it was due as to non-scheduled payments. The interest
("Interest") charged shall be as set out in the Addendum. Interest is payable in
addition to the potential late charge provided for in Paragraph 13.4

     13.6 Breach by Lessor.

          (a) Notice of Breach. Lessor shall not be deemed in breach of this
Lease unless Lessor fails within a reasonable time to perform an obligation
required to be performed by Lessor. For purposes of this Paragraph, a reasonable
time shall in no event be less than 30 days after receipt by Lessor, and any
Lender whose name and address shall have been furnished Lessee in writing for
such purpose, of written notice specifying wherein such obligation of Lessor has
not been performed; provided, however, that if the nature of Lessor's obligation
is such that more than 30 days are reasonably required for its performance, then
Lessor shall not be in breach if performance is commenced within such 30 day
period and thereafter diligently pursued to completion.

          (b) Performance by Lessee on Behalf of Lessor. In the event that
neither Lessor nor Lender cures said breach within 30 days after receipt of said
notice, or if having commenced said cure they do not diligently pursue it to
completion, then Lessee may elect to cure said breach at Lessee's expense and
offset from Rent an amount equal to the greater of one month's Base Rent or the
Security Deposit, and to pay an excess of such expense under protest, reserving
Lessee's right to reimbursement from Lessor. Lessee shall document the cost of
said cure and supply said documentation to Lessor.

14. Condemnation. If the Premises or any portion thereof are taken under the
power of eminent domain or sold under the threat of the exercise of said power
(collectively "Condemnation"), this Lease shall terminate as to the part taken
as of the date the condemning authority takes title or possession, whichever
first occurs. If more than 10% of the floor area of the Unit, or more than 25%
of Lessee's Reserved Parking Spaces, is taken by Condemnation, Lessee may, at
Lessee's option, to be exercised in writing within 10 days after Lessor shall
have given Lessee written notice of such taking (or in the absence of such
notice, within 10 days after the condemning authority shall have taken
possession) terminate this Lease as of the date the condemning authority takes
such possession. If Lessee does not terminate this Lease in accordance with the
foregoing, this Lease shall remain in full force and effect as to the portion of
the Premises remaining, except that the Base Rent shall be reduced in proportion
to the reduction in utility of the Premises caused by such Condemnation.
Condemnation awards and/or payments shall be the property of Lessor, whether
such award shall be made as compensation for diminution in value of the
leasehold, the value of the part taken, or for severance damages; provided,
however, that Lessee shall be entitled to any compensation for Lessee's
relocation expenses, loss of business goodwill and/or Trade Fixtures, without
regard to whether or not this Lease is terminated pursuant to the provisions of
this Paragraph. All Alterations and Utility Installations made to the Premises
by Lessee, for purposes of Condemnation only, shall be considered the property
of the Lessee and Lessee shall be entitled to any and all compensation which is
payable therefor. In the event that this Lease is not terminated by reason of
the Condemnation, Lessor shall repair any damage to the Premises caused by such
Condemnation.

15. Brokerage Fees.

     15.3 Representations and Indemnities of Broker Relationships. Lessee and
Lessor each represent and warrant to the other that it has had no dealings with
any person, firm, broker or finder (other than the Brokers, if any) in
connection with this Lease, and that no one other than said named Brokers is
entitled to any commission or finder's fee in connection herewith. Lessee and
Lessor do each hereby agree to indemnify, protect, defend and hold the other
harmless from and against liability for compensation or charges which may be
claimed by any such unnamed broker, finder or other similar party by reason of
any dealings or actions of the Indemnifying Party, including any costs,
expenses, attorneys' fees reasonably incurred with respect thereto.

16. Estoppel Certificates.

          (a) Each Party (as "Responding Party") shall within 10 days after
written notice from the other Party (the "Requesting Party")

                                  Page 11 of 15

<PAGE>

execute, acknowledge and deliver to the Requesting Party a statement in writing
in form similar to the then most current "Estoppel Certificate" form published
by the American Industrial Real Estate Association, plus such additional
information, confirmation and/or statements as may be reasonably requested by
the Requesting Party.

          (b) If the Responding Party shall fail to execute or deliver the
Estoppel Certificate within such 10 day period, the Requesting Party may execute
an Estoppel Certificate stating that: (i) the Lease is in full force and effect
without modification except as may be represented by the Requesting Party, (ii)
there are no uncured defaults in the Requesting Party's performance, and (iii)
if Lessor is the Requesting Party, not more than one month's rent has been paid
in advance. Prospective purchasers and encumbrances may rely upon the Requesting
Party's Estoppel Certificate, and the Responding Party shall be estopped from
denying the truth of the facts contained in said Certificate.

          (c) If Lessor desires to finance, refinance, or sell the Premises, or
any part thereof. Lessee and all Guarantors shall deliver to any potential
lender or purchaser designated by Lessor such financial statements as may be
reasonably required by such lender or purchaser, including but not limited to
Lessee's financial statements for the past 3 years. All such financial
statements shall be received by Lessor and such lender or purchaser in
confidence and shall be used only for the purposes herein set forth.

17. Definition of Lessor. The term "Lessor" as used herein shall mean the Master
Lessor at the time in question of the leasehold estate under the Master Lease to
the Premises, or, if this is a sublease, of the Lessee's interest in the prior
lease. In the event of a transfer of Lessor's title or interest in the Premises
or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by
credit) any unused Security Deposit held by Lessor. Except as provided in
Paragraph 15, upon such transfer or assignment and delivery of the Security
Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with
respect to the obligations and/or covenants under this Lease thereafter to be
performed by the Lessor. Subject to the foregoing, the obligations and/or
covenants in this Lease to be performed by the Lessor shall be binding only upon
the Lessor as hereinabove defined. Notwithstanding the above, and subject to the
provisions of Paragraph 20 below, the original Lessor under this Lease, and all
subsequent holders of the Lessor's interest in this Lease shall remain liable
and responsible with regard to the potential duties and liabilities of Lessor
pertaining to Hazardous Substances as outlined in Paragraph 6.2 above.

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

19. Days. Unless otherwise specifically indicated to the contrary, the word
"days" as used in this Lease shall mean and refer to calendar days.

20. Limitation on Liability. Subject to the provisions of Paragraph 17 above,
the obligations of Lessor under this Lease shall not constitute personal
obligations of Lessor, the individual partners of Lessor or its or their
individual partners, directors, officers or shareholders, and Lessee shall look
to the Premises, and to no other assets of Lessor, for the satisfaction of any
liability of Lessor with respect to this Lease, and shall not seek recourse
against the individual partners of Lessor, or its or their individual partners,
directors, officers or shareholders, or any of their personal assets for such
satisfaction.

21. Time of Essence. Time is of the essence with respect to the performance of
all obligations to be performed or observed by the Parties under this Lease.

22. No Prior or Other Agreements; Broker Disclaimer. This Lease contains all
agreements between the Parties with respect to any matter mentioned herein, and
no other prior or contemporaneous agreement or understanding shall be effective.
Lessor and Lessee each represents and warrants that it has made, and is relying
solely upon, its own investigation as to the nature, quality, character and
financial responsibility of the other Party to this Lease and as to the use,
nature, quality and character of the Premises.

23. Notices.

     23.1 Notice Requirements. All notices required or permitted by this Lease
or applicable law shall be in writing and may be delivered in person (by hand or
by courier) or may be sent by regular, certified or registered mail or U.S.
Postal Service Express Mail, with postage prepaid, or by facsimile transmission,
and shall be deemed sufficiently given if served in a manner specified in this
Paragraph 23. The addresses noted adjacent to a Party's signature on this Lease
shall be that Party's address for delivery or mailing of notices. Either Party
may by written notice to the other specify a different address for notice,
except that upon Lessee's taking possession of the Premises, the Premises shall
constitute Lessee's address for notice. A copy of all notices to Lessor shall be
concurrently transmitted to such party or parties at such addresses as Lessor
may from time to time hereafter designate in writing.

     23.2 Date of Notice. Any notice sent by registered or certified mail,
return receipt requested, shall be deemed given on the date of delivery shown on
the receipt card, or if no delivery date is shown, the postmark thereon. If sent
by regular mail the notice shall be deemed given 48 hours after the same is
addressed as required herein and mailed with postage prepaid. Notices delivered
by United States Express Mail or overnight courier that guarantee next day
delivery shall be deemed given 24 hours after delivery of the same to the Postal
Service or courier. Notices transmitted by facsimile transmission or similar
means shall be deemed delivered upon telephone confirmation of receipt
(confirmation report from fax machine is sufficient), provided a copy is also
delivered via delivery or mail. If notice is received on a Saturday, Sunday or
legal holiday, it shall be deemed received on the next business day.

     24. Waivers. No waiver by Lessor of the Default or Breach of any term,
covenant or condition hereof by Lessee, shall be deemed a waiver of any other
term, covenant or condition hereof, or of any subsequent Default or Breach by
Lessee of the same or of any other term, covenant or condition hereof. Lessor's
consent to, or approval of, any act shall not be deemed to render unnecessary
the obtaining of Lessor's consent to, or approval of, any subsequent or similar
act by Lessee, or be construed as the basis of an estoppel to enforce the
provision or provisions of this Lease requiring such consent. The acceptance of
Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any
payment by Lessee may be accepted by Lessor on account of moneys or damages due
Lessor, notwithstanding any qualifying statements or conditions made by Lessee
in connection therewith, which such statements and/or conditions shall be of no
force or effect whatsoever unless specifically agreed to in writing by Lessor at
or before the time of deposit of such payment.

                                  Page 12 of 15

<PAGE>

26. No Right To Holdover. Lessee has no right to retain possession of the
Premises or any part thereof beyond the expiration or termination of this Lease.
In the event that Lessee holds over, then the Base Rent shall be increased to
150% of the Base Rent applicable immediately preceding the expiration or
termination. Nothing contained herein shall be construed as consent by Lessor to
any holding over by Lessee.

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

28. Covenants and Conditions; Construction of Agreement. All provisions of this
Lease to be observed or performed by Lessee are both covenants and conditions.
In construing this Lease all headings and titles are for the convenience of the
Parties only and shall not be considered a part of this Lease. Whenever required
by the context, the singular shall include the plural and vice versa. This Lease
shall not be construed as if prepared by one of the Parties, but rather
according to its fair meaning as a whole, as if both Parties had prepared it.

29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties,
their personal representatives, successors and assigns and be governed by the
laws of the State in which the Premises are located. Any litigation between the
Parties hereto concerning this Lease shall be initiated in the county in which
the Premises are located.

30. Subordination; Attornment; Non-Disturbance.

     30.1 Subordination. This Lease and any Option granted hereby shall be
subject and subordinate to any ground lease, mortgage, deed of trust, or other
hypothecation or security device (collectively, "Security Device"), now or
hereafter placed upon the Premises, to any and all advances made on the security
thereof and to all renewals, modifications, and extensions thereof. Lessee
agrees that the holders of any such Security devices (in this Lease together
referred to as "Lender") shall have no liability or obligation to perform any of
the obligations of Lessor under this Lease. Any Lender may elect to have this
Lease and/or any Option granted hereby superior to the lien of its Security
Device by giving written notice thereof to Lessee, whereupon this Lease and such
Options shall be deemed prior to such Security Device, notwithstanding the
relative dates of the documentation or recordation thereof.

     30.2 Attornment. In the event that Lessor transfers title to the Premises,
or the Premises are acquired by another upon the foreclosure or termination of a
Security Device to which this Lease is subordinated (i) Lessee shall, subject to
the non-disturbance provisions of Paragraph 30.3, attorn to such new owner, and
upon request, enter into a new lease, containing all of the terms and provisions
of this Lease, with such new owner for the remainder of the term hereof, or, at
the election of such new owner, this Lease shall automatically become a new
Lease between Lessee and such new owner, upon all of the terms and conditions
hereof, for the remainder of the term hereof, and (ii) Lessor shall thereafter
be relieved of any further obligations hereunder and such new owner shall assume
all of Lessor's obligations hereunder, except that such new owner shall not (a)
be liable for any act or omission of any prior lessor or with respect to events
occurring prior to acquisition of ownership; (b) be subject to any offsets or
defenses which Lessee might have against any prior lessor, (c) be bound by
prepayment of more than one month's rent, or (d) be liable for the return of any
security deposit paid to any prior lessor.

     30.3 Non-Disturbance. With respect to Security Devices entered into by
Lessor after the execution of this Lease, Lessee's subordination of this Lease
shall be subject to receiving a commercially reasonable non-disturbance
agreement (a "Non-Disturbance Agreement") from the Lender which Non-Disturbance
Agreement provides that Lessee's possession of the Premises, and this Lease,
including any options to extend the term hereof, will not be disturbed so long
as Lessee is not in Breach hereof and attorns to the record owner of the
Premises. Further, within 60 days after the execution of this Lease, Lessor
shall use its commercially reasonable efforts to obtain a Non-Disturbance
Agreement from the holder of any pre-existing Security Device which is secured
by the Premises. In the event that Lesser is unable to provide the
Non-Disturbance Agreement within said 60 days, then Lessee may, at Lessee's
option, directly contact Lender and attempt to negotiate for the execution and
delivery of a Non-Disturbance Agreement.

     30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be
effective without the execution of any further documents; provided, however,
that, upon written request from Lessor or a Lender in connection with a sale,
financing or refinancing of the Premises, Lessee and Lessor shall execute such
further writings as may be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein.

31. Attorneys' Fees. If any Party brings an action or proceeding involving the
Premises whether founded in tort, contract or equity, or to declare rights
hereunder, the Prevailing Party (as hereafter defined) in any such proceeding,
action, or appeal thereon, shall be entitled to reasonable attorneys' fees. Such
fees may be awarded in the same suit or recovered in a separate suit, whether or
not such action or proceeding is pursued to decision or judgment The term
"Prevailing Party" shall include, without limitation, a Party who substantially
obtains or defeats the relief sought, as the case may be, whether by compromise,
settlement, judgment, or the abandonment by the other Party of its claim or
defense. The attorneys' fees award shall not be computed in accordance with any
court fee schedule, but shall be such as to fully reimburse all attorneys' fees
reasonably incurred. In addition, Lessor shall be entitled to attorneys' fees,
costs and expenses incurred in the preparation and service of notices of Default
and consultations in connection therewith, whether or not a legal action is
subsequently commenced in connection with such Default or resulting Breach
($200 is a reasonable minimum per occurrence for such services and
consultation).

32. Lessor's Access; Showing Premises; Repairs. Lessor and Lessor's agents shall
have the right to enter the Premises at any time, in the case of an emergency,
and otherwise at reasonable times for the purpose of showing the same to
prospective purchasers, lenders, or tenants, and making such alterations,
repairs, improvements or additions to the Premises as Lessor may deem necessary.
All such activities shall be without abatement of rent or liability to Lessee.
Lessor may at any time place on the Premises any ordinary "For Sale" signs and
Lessor may during the last 6 months of the term hereof place on the Premises any
ordinary "For Lease" signs. Lessee may at any time place on the Premises any
ordinary "For Sublease" sign.

33. Auctions. Lessee shall not conduct, nor permit to be conducted, any auction
upon the Premises without Lessor's prior written consent. Lessor shall not be
obligated to exercise any standard of reasonableness in determining whether to
permit an auction.

34. Signs. Except for ordinary "For Sublease" signs which may be placed only on
the Premises, Lessee shall not place any Sign upon the Project without Lessor's
prior written consent. All signs must comply with all Applicable Requirements.

35. Termination; Merger. Unless specifically stated otherwise in writing by
Lessor, the voluntary or other surrender of this Lease by Lessee, the

                                  Page 13 of 15

<PAGE>

mutual termination or cancellation hereof, or a termination hereof by Lessor for
Breach by Lessee, shall automatically terminate any sublease or lesser estate in
the Premises; provided, however, that Lessor may elect to continue any one or
all existing subtenancies. Lessor's failure within 10 days following any such
event to elect to the contrary by written notice to the holder of any such
lesser interest, shall constitute Lessor's election to have such event
constitute the termination of such interest.

36. Consents. Except as otherwise provided herein, wherever in this Lease the
consent of a Party is required to an act by or for the other Party, such consent
shall not be unreasonably withheld or delayed. Lessor's actual reasonable costs
and expenses (including but not limited to architects', attorneys', engineers'
and other consultants' fees) incurred in the consideration of, or response to, a
request by Lessee for any Lessor consent, including but not limited to consents
to an assignment, a subletting or the presence or use of a Hazardous Substance,
shall be paid by Lessee upon receipt of an invoice and supporting documentation
therefor. Lessor's consent to any act, assignment or subletting shall not
constitute an acknowledgment that no Default or Breach by Lessee of this Lease
exists, nor shall such consent be deemed a waiver of any then existing Default
or Breach, except as may be otherwise specifically stated in writing by Lessor
at the time of such consent. The failure to specify herein any particular
condition to Lessor's consent shall not preclude the imposition by Lessor at the
time of consent of such further or other conditions as are then reasonable with
reference to the particular matter for which consent is being given. In the
event that either Party disagrees with any determination made by the other
hereunder and reasonably requests the reasons for such determination, the
determining party shall furnish its reasons in writing and in reasonable detail
within 10 business days following such request.

37. Guarantor.

     37.1 Execution. The Guarantors, if any, shall each execute a guaranty in
the form most recently published by the American Industrial Real Estate
Association, and each such Guarantor shall have the same obligations as Lessee
under this Lease.

     37.2 Default. It shall constitute a Default of the Lessee if any Guarantor
fails or refuses, upon request to provide: (a) evidence of the execution of the
guaranty, including the authority of the party signing on Guarantor's behalf to
obligate Guarantor, and in the case of a corporate Guarantor, a certified copy
of a resolution of its board of directors authorizing the making of such
guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d)
written confirmation that the guaranty is still in effect.

38. Quiet Possession. Subject to payment by Lessee of the Rent and performance
of all of the covenants, conditions and provisions on Lessee's part to be
observed and performed under this Lease, Lessee shall have quiet possession and
quiet enjoyment of the Premises during the term hereof.

39. Options. If Lessee is granted an option, as defined below, then the
following provisions shall apply.

     39.1 Definition. "Option" shall mean: (a) the right to extend the term of
or renew this Lease or to extend or renew any lease that Lessee has on other
property of Lessor, (b) the right of first refusal or first offer to lease
either the Premises or other property of Lessor, (c) the right to purchase or
the right of first refusal to purchase the Premises or other property of Lessor.

     39.2 Options Personal To Original Lessee. Any Option granted to Lessee in
this Lease is personal to the original Lessee, and cannot be assigned or
exercised by anyone other than said original Lessee and only while the original
Lessee is in full possession of the Premises and, if requested by Lessor, with
Lessee certifying that Lessee has no intention of thereafter assigning or
subletting.

     39.3 Multiple Options. In the event that Lessee has any multiple Options to
extend or renew this Lease, a later Option cannot be exercised unless the prior
Options have been validly exercised.

     39.4 Effect of Default on Options.

          (a) Lessee shall have no right to exercise an Option: (i) during the
period commencing with the giving of any notice of Default and continuing until
said Default is cured, (ii) during the period of time any Rent is unpaid
(without regard to whether notice thereof is given Lessee), (iii) during the
time Lessee is in Breach of this Lease, or (iv) in the event that Lessee has
been given 3 or more notices of separate Default, whether or not the Defaults
are cured, during the 12 month period immediately preceding the exercise of the
Option.

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

          (c) An Option shall terminate and be of no further force or effect,
notwithstanding Lessee's due and timely exercise of the Option, if, after such
exercise and prior to the commencement of the extended term, (i) Lessee fails to
pay Rent for a period of 30 days after such Rent becomes due (without any
necessity of Lessor to give notice thereof), (ii) Lessor gives to Lessee 3 or
more notices of separate Default during any 12 month period, whether or not the
Defaults are cured, or (iii) if Lessee commits a Breach of this Lease.

40. Security Measures. Lessee hereby acknowledges that the Rent payable to
Lessor hereunder does not include the cost of guard service or other security
measures, and that Lessor shall have no obligation whatsoever to provide same.
Lessee assumes all responsibility for the protection of the Premises, Lessee,
its agents and invitees and their property from the acts of third parties.

41. Reservations. Lessor reserves the right: (i) to grant, without the consent
or joinder of Lessee, such easements, rights and dedications that Lessor deems
necessary, (ii) to cause the recordation of parcel maps and restrictions, and
(iii) to create and /or install new utility raceways, so long as such easements,
rights, dedications, maps, restrictions, and utility raceways do not
unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to
sign any documents reasonably requested by Lessor to effectuate such rights.

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

43. Authority. If either Party hereto is a corporation, trust, limited liability
company, partnership, or similar entity, each individual executing this Lease on
behalf of such entity represents and warrants that he or she is duly authorized
to execute and deliver this Lease on its behalf. Each party shall, within 30
days after request, deliver to the other party satisfactory evidence of such
authority.

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

45. Offer. Preparation of this Lease by either party or their agent and
submission of same to the other Party shall not be deemed an offer to lease to
the other Party. This Lease is not intended to be binding until executed and
delivered by all Parties hereto.

46. Amendments. This Lease may be modified only in writing, signed by the
Parties in interest at the time of the modification. As long as they do not
materially change Lessee's obligations hereunder, Lessee agrees to make such
reasonable non-monetary modifications to this Lease as may be reasonably
required by a Lender in connection with the obtaining of normal financing or
refinancing of the Premises.

47. Multiple Parties. If more than one person or entity is named herein as
either Lessor or Lessee, such multiple Parties shall have joint and several
responsibility to comply with the terms of this Lease.

48. Waiver of Jury Trial. The Parties hereby waive their respective rights to
trial by jury in any action or proceeding involving the Property or arising out
of this Agreement.

49. Mediation and Arbitration of Disputes. An Addendum requiring the Mediation
and/or the Arbitration of all disputes between the Parties and/or Brokers
arising out of this Lease | | is |X| is not attached to this Lease.

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND
PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE

                                  Page 14 of 15

<PAGE>

TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE
AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE
PREMISES.

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT
RELATES. THE PARTIES ARE URGED TO:

1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE
PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL
INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE
AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR LESSEE'S
INTENDED USE.

WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN
PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE
STATE IN WHICH THE PREMISES ARE LOCATED.

The parties hereto have executed this Lease at the place and on the dates
specified above their respective signatures.

<TABLE>
<S>                                              <C>
Executed at Santa Barbara, CA                    Executed at: Santa Barbara, CA
                                                              -----------------------------
on: 1.16.04                                      on  January 28, 2004
                                                     --------------------------------------

By LESSOR:                                       By LESSEE

Ampersand Aviation, LLC                          Deckers Outdoor Corporation

By: /s/ Joseph L. Cole                           By:  /s/ SCOTT ASH
    ------------------------------------------       --------------------------------------
Name Printed. Joseph L. Cole                     Name Printed: Scott Ash
Title Corp. Secretary and General Counsel                      ----------------------------
                                                 Title: Chief Financial Officer
                                                        -----------------------------------

By                                               By
    ------------------------------------------       --------------------------------------

Name Printed:                                    Name Printed:
              --------------------------------                 ----------------------------

Title:                                           Title:
       ---------------------------------------          -----------------------------------
Address: P.O. Box 939                            Address: 495-A South Fairview Ave.
Santa Barbara, CA 93102                                   ---------------------------------
                                                          Goleta, CA 93117
----------------------------------------------   ------------------------------------------

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

Telephone  (____) ___________________________    Telephone. (____)_________________________

Facsimile  (____) ___________________________    Facsimile: (____)_________________________

Federal ID No._______________________________    Federal ID No.____________________________

</TABLE>

These forms are often modified to meet changing requirements of law and needs of
the Industry. Always write or call to make sure you are utilizing the most
current form: American Industrial Real Estate Association, 700 South Flower
Street, Suite 600, Los Angeles, CA 90017. (213) 687-8777.

        (C)Copyright 1999 By American Industrial Real Estate Association.
                              All rights reserved.
     No part of these works may be reproduced in any form without permission
                                   in writing.

                                  Page 15 of 15

<PAGE>

Execution Original

                                ADDENDUM TO LEASE

     THIS ADDENDUM TO LEASE ("Addendum") is intended to and shall supplement,
modify and/or replace the provisions of that certain Standard Industrial
Commercial Multi-Tenant Lease dated as of November 1, 2003 for reference
purposes ("Lease"), between AMPERSAND AVIATION, LLC ("Lessor") and DECKERS
OUTDOOR CORPORATION ("Lessee"). In the event of any conflict between the terms
of this Addendum and the Lease, the terms of this Addendum shall govern.

1.2(b) Parking

     Lessee shall be entitled to use those parking spaces immediately in front
of the Premises, and those parking spaces on the north side of the Premises,
subject in both cases to Paragraph 2.6 of the Lease. Lessee's parking shall at
all times comply with Applicable Laws (defined below). Lessee may use such
parking spaces for the parking of Lessee-owned or Lessee-leased vehicles used
for business purposes, including, without limitation, for trade shows and the
like, without restriction by Lessor, provided, however, that such parking at all
times shall comply with Applicable Laws, including, without limitation, any
rules, regulations, Master Lease restrictions, city ordinances, or the like as
may be imposed from time to time by the City of Santa Barbara.

1.5 Base Rent

     The total initial monthly Base Rent shall be $37,800.00; provided that
Lessee shall receive credit toward each monthly payment of Base Rent in the
amount of the Monthly Credit as such term is defined and described in Paragraph
7.5 of this Addendum below.

1.8 Use

     Lessee shall be entitled to use the Premises for all uses permitted under
the Master Lease (defined in Paragraph 52). Notwithstanding any other provisions
of this Lease or the Master Lease, Lessee shall not use the Premises for any
uses that are not covered by the insurance required to be maintained by Lessee
under this Lease.

1.13 Existing Master Lease Lessor is the lessee of the Premises by virtue of the
     leases (collectively, the "Existing Master Lease") described in Exhibit B
     attached hereto, wherein the City of Santa Barbara, a municipal corporation
     is the lessor, hereinafter "Master Lessor." Except as described in
     Paragraphs 1.13 (a) through (e) below, Lessee agrees to be bound by and
     perform all applicable terms and conditions of the Master Lease insofar as
     such applicable terms and conditions govern the lease of the Premises by
     Lessor from Master Lessor, as if Lessor were the landlord thereunder and
     lessee the tenant thereunder. The following provisions shall be deemed
     deleted from the Existing Master Lease for the purpose of incorporation
     herein:

     (a)  Original Master Lease: 1, 2, 3, 6, 7, 8, 9, 10, 12, 15, 18, 22, 24,
          32;

     (b)  North Ramp/Aircraft Parking Ramp Lease: 1, 2, 4, 5, 6, 7, 8, 9, 11,
          20, 21, 22, 28;

                                       -1-

<PAGE>

Execution Original

     (c) Vehicle Parking Lease: 1, 2, 4, 5, 6, 7, 8, 9, 11, 20, 21, 22,28;

     (d) South Ramp Lease: 1, 2, 3, 5, 7, 8, 9, 10, 12, 22, 23, 24, 29; and

     (e) Facilities Lease: 1, 2, 4, 5, 6, 7, 8, 9, 11, 20, 21, 22, 29.

Lessor covenants and agrees that it will fully and punctually pay all rent,
additional rent, operating costs and all other charges, costs and expenses due
and payable, and uphold each and every promise, covenant and obligation required
of Lessor under the Master Lease (subject to notice and all applicable cure
periods provided for in the Master Lease and This Lease).

2.4 Acknowledgements. As of the Commencement Date, Lessee agrees to accept
possession of the Premises "AS IS" and subject to all maters of record and to
all applicable zoning, municipal, county, state and federal laws, ordinances,
and regulations governing and regulating the use of the Premises, the Building
and the Project, including, without limitation, the Americans with Disabilities
Act (collectively, "Applicable Laws"), and all amendments and modifications
thereto. Lessee acknowledges that neither Lessor nor Lessor's agents has made
any representation or warranty as to such matters of record, or as to Applicable
Laws, or as to the condition of the Premises or the suitability of the Premises
for the conduct of Lessee's business. Lessee does not rely on the fact, nor does
Lessor represent, that any specific tenant or number of tenants shall occupy any
space in the Building or the Project during the Term.

4.1.1 Base Rent  Increase.  The monthly Base Rent shall be subject to adjustment
as follows:

     (a) Each year on the anniversary date of the Commencement Date during the
Term of this Lease, Base Rent payable under Paragraph 1 .5 shall be adjusted by
an amount that is an increase of not less than zero percent (0%) nor more than
six percent (6%) of the Base Rent in effect immediately before such adjustment,
by the change in the Consumer Price Index - All Items Index for All Urban
Consumers for Los Angeles-Anaheim-Riverside, California, as published by the
Bureau of Labor Statistics of the U.S. Department of Labor with a 1982-1984=100
base, herein referred to as "CPI," calculated as set forth below.

     (b) The Base Rent payable pursuant to Paragraph 4.1.1 shall be calculated
as follows, subject however to the minimum and maximum annual increase
provisions of subparagraph (a) above: (A) the Base Rent payable for the first
month of the Term, as set forth in Paragraph 4.1 of the Lease, shall be
multiplied by (B) a fraction, the numerator of which shall be the CPI of the
calendar month three (3) months prior to the month during which the adjustment
is to take effect, and the denominator of which shall be the CPI for the
calendar month three (3) months prior to the Commencement Date. The sum so
calculated shall constitute the new Base Rent hereunder.

     (c) In the event the compilation and/or publication of the CPI shall be
transferred to any other governmental department or bureau or agency or shall be
discontinued, then the index most nearly the same as the CPI shall be used to
make such calculations. In the event that Lessor and Lessee cannot agree on such
alternative index, then the matter shall be submitted for decision to the
American Arbitration Association in the county in which the Premises are
located, in accordance with the then commercial arbitration rules of said
association and the decision of the arbitrators shall be binding upon the
parties, notwithstanding one party failing to appear after due notice of
proceeding. The cost of said Arbitrators shall be paid equally by Lessor and
Lessee.

                                       -2-

<PAGE>

Execution Original

     (d) Lessee shall continue to pay the Base Rent at the rate previously in
effect until the increase, if any, is determined. Within ten (10) days following
receipt of notice of the amount of the increase, Lessee shall make such payment
to Lessor as will bring the increased Base Rent current, commencing with the
effective date of such increase through the date of any Base Rent installments
then due. Thereafter the Base Rent shall be paid at the increased rate.

     (e) At such time as the amount of any change in Base Rent required by this
Lease is known or determined, Lessor and Lessee shall execute an amendment to
this Lease setting forth such change, but the failure to do so shall not
invalidate the Base Rent increase so determined.

6.2 Hazardous Substances

     (a) Reportable Uses Require Consent. On or before the Commencement Date,
Lessee shall obtain and at all times thereafter during the Term of this Lease
shall maintain in effect all permits, licenses and approvals required by all
Applicable Requirements in connection with Lessee's use and operations of the
Premises, including, without limitation, the following: (i) a Sewage Discharge
Permit from the Goleta Sanitary District, and (ii) if required, a Hazardous
Substances Permit issued by the County of Santa Barbara Fire Department.
Promptly after the issuance to Lessee of said permits, licenses and approvals,
Lessee shall deliver to Lessor a copy thereof.

     (b) Duty to Inform Lessor. If Lessee knows, or has reasonable cause to
believe, that a Hazardous Substance has come to be located in, on, under or
about the Premises, other than as previously consented to by Lessor, Lessee
shall immediately give written notice of such fact to Lessor, and provide Lessor
with a copy of any report, notice, claim or other documentation which it has
concerning the presence of such Hazardous Substance. Lessee shall not cause or
permit any Hazardous Substance to be spilled or released in, on, under or about
the Premises (including, without limitation, through the plumbing or sanitary
sewer system).

7.2  Lessor's  Obligations.  Any damage  caused by Lessee  shall be  repaired at
Lessee's expense.

7.3(b) Utility Installations, Trade Fixtures and Alterations. Notwithstanding
any other provisions of this Lease, Lessee shall not have the right to construct
or install any Utility Installations, Trade Fixtures or Alterations within the
Premises without Lessor's prior written approval, which may be withheld in
Lessor's sole and absolute discretion. All permits and fees required in
connection with the construction or installation of any and all Utility
Installations, Trade Fixtures or Alterations and Lessee's operations shall be
obtained and paid for by Lessee prior to the commencement of installation
thereof. All costs and expenses incurred in connection with the construction or
installation of any and all Lessor approved Utility Installations, Trade
Fixtures or Alterations shall be paid by Lessee on or before the due date
thereof.

7.5 Roof Replacement; Rent Credit

     Lessor and Lessee agree that the roof at the Premises shall be replaced
through the installation of a new roof in the manner set forth in this
Paragraph.

     (a) Promptly after the execution of this Lease, the parties shall work
together to obtain not fewer than three (3) competitive proposal bids from
licensed contractors with experience in

                                       -3-

<PAGE>

Execution Original

roofing structures such as the Building and the Premises for the cost to perform
all materials and labor to install a new roof at the Premises, the specific
content requirements of such proposals as to quality and nature of materials, to
be at Lessor's reasonable discretion (the "Bids");

     (b) Upon receipt of the Bids, Lessor shall, after consultation with Lessee,
select from among the Bids in Lessor's reasonable discretion, and Lessee shall
thereafter contract with the selected contractor to perform the work described
in the selected Bid for the installation of a new roof. Lessee shall have the
authority and responsibility to communicate with and direct the contractor's
performance of the work of the roof installation and otherwise to administer
such contract. Lessee shall cause the contractor to commence and thereafter to
diligently complete the work of such contract and the installation of the new
roof. Lessor shall have no liability or obligation to Lessee or any third party
with regard to the work of such contract, the administration thereof, or for
payment to the contractor or otherwise;

     (c) Lessee shall pay the entire cost of the installation of the new roof
and the entire cost of any all matters directly associated therewith by making
payment directly to the contractor (with evidence of such payment copied to
Lessor) not later than the due date for such payment;

     (d) Lessee shall be entitled to recover the actual out-of-pocket cost of
the installation of the new roof (and any of the additional improvements
described in Paragraph 7.3(f) below) through a credit to Base Rent in an
aggregate amount not to exceed Two Hundred Thousand Dollars ($200,000) amortized
over the 48-month Term through a monthly credit amount of Four Thousand One
Hundred Sixty-Six Dollars and Sixty-Seven Cents ($4,166.67) (the "Monthly
Credit"). The Monthly Credit amount shall be credited against monthly Base Rent
due, commencing on the first calendar month of the Term. The Monthly Credit
shall not, however, otherwise effect the definition or calculation of Base Rent
as such term is used in the Lease. The Monthly Credit shall not be subject to
adjustment pursuant to Paragraph 4.1.1 of this Addendum or otherwise. If the
actual out-of-pocket cost of the installation of the new roof (and any restroom
upgrade or mutually agreed improvements as described in Paragraph 7.3(f) below)
aggregate less than Two Hundred Thousand Dollars ($200,000), then such Monthly
Credit shall be eliminated to the extent necessary to make the total of the
respective Monthly Credits equal to the aggregate actual out-of-pocket costs for
the improvements described in this Paragraph 7.3. By way of illustration only,
if the total actual out-of-pocket costs aggregate $150,000 (rather than the
projected $200,000) for installing the new roof, upgrading restrooms, or for
making any further mutually agreeable improvements (or any combination thereof),
then the Monthly Credit of $4,166.67 would reduce the monthly rent that would
otherwise be due under this Lease solely for a total of 36 months (thereby
having the $150,000 in total credits equal the $150,000 in aggregate actual
costs) rather than reducing such rent by such Monthly Credit amount for the 48
month term of this Lease (equaling the projected $200,000 in total credits);

     (e) Paragraph 7.3 of the Lease shall apply to the roof replacement
Alteration, except that: (a) Lessor's written consent shall be deemed granted
concurrently with its selection of the contractor and Bid for the project as
contemplated in subparagraph (b) of this Paragraph; and (b) Lessor shall not
require a lien and completion bond as contemplated in the last sentence of
subparagraph (b) of such Paragraph 7.3;

                                       -4-

<PAGE>

Execution Original

     (f) In the event the actual out-of-pocket cost of the roof replacement
project is less than $200,000, and the difference between $200,000 and such
actual cost permit further improvements to the Premises, Lessee shall, at its
own cost and expense but subject to the provisions of Paragraph 7.3 of the
Lease, apply such difference to further improvements to the Premises, first as
to upgrades to the restrooms and, thereafter, for such improvements as agreed
upon between Lessor and Lessee. In such case, Lessee shall pay the entire cost
of the upgrades to the restrooms or any other mutually agreed improvements and
the entire cost of any all matters directly associated therewith by making
payment directly to the contractor (with evidence of such payment copied to
Lessor) not later than the due date for such payment. Lessee shall cause the
contractor to commence and thereafter to diligently complete the work of such
contract and the installation of the new roof; and

     (g) Notwithstanding any other provision of this Lease, Lessee shall be
solely responsible for, and shall immediately fund, any amounts over $200,000.
Once commenced, Lessee agrees to promptly complete any of the improvements or
upgrades described in this Paragraph 7.3.

8.2(a) Insurance. The Commercial General Liability insurance required to be
maintained by Lessee under this Paragraph in the amount of Three Million Dollars
($3,000,000) per occurrence shall include coverage for personal injury, and
contractual liability for indemnity obligations under this Lease. Said insurance
shall name Lessor and the City of Santa Barbara as additional insureds. All
insurance provided by Lessee shall be primary and not excess or contributory to
any insurance maintained by Lessor.

12.1(a) Lessor's Consent Required. Lessee understands and acknowledges Section
XIV ("Assignment and Subletting") of the "Original Master Lease" between the
City of Santa Barbara and Lessor described above at Paragraph 1.13 contains
various provisions and prohibitions relating to assignments and subletting,
including, without limitation, the following: Ampersand Aviation LLC "may sublet
the leased premises or any portion thereof provided that such subletting shall
be to tenants whose operations are airport oriented or related to the aero space
industry, and which operations are not in conflict with fixed base operations
situated at the Santa Barbara Municipal Airport under lease from the City of
Santa Barbara." Since the operations of Lessee hereunder are not strictly
"airport oriented or related to the aero space industry" Lessee understands that
the consent to this lease by the City of Santa Barbara is required. Lessee
further understands and acknowledges that the City of Santa Barbara may take the
position that any assignment or subletting under this Lease by Lessee will also
require the consent of the City of Santa Barbara and Lessee therefore agrees
that, subject to applicable law, it shall not voluntarily or by operation of law
assign, transfer, mortgage, encumber or sublet all or any part of Lessee's
interest in this Lease or in the Premises without the prior written consent of
the City of Santa Barbara.

13.5 Interest on Past-Due Obligations. The rate of Interest shall be equal to
the greater of (a) ten percent (10%) per annum, or (b) five percent (5%) per
annum plus the discount rate established by the Federal Reserve Bank of San
Francisco on advances to member bank under Section 13 or 13(a) of the Federal
Reserve Act as in effect on the twenty-fifth (25(th)) day of the month preceding
the date the payment was due, from the date due until fully paid, but shall in
no event exceed the maximum rate allowed by law. Payment of such interest shall
not excuse or cure any default by Lessee under this Lease.

14. Condemnation. In line 8 after "Base Rent" add "and the utility costs under
Paragraph 11".

                                       -5-

<PAGE>

Execution Original

17. Definition of Lessor. If Lessor desires to finance, refinance or sell its
leasehold interest in the Premises or the Building, or any part thereof, Lessee
agrees to cooperate with Lessor in those efforts.

20. Limitation on Liability. The provisions of this Paragraph do not limit or
deny to Lessee any remedy which does not involve personal liability. If Lessor
impermissibly withholds, denies or delays any consent which Lessee is required
to obtain, Lessee may seek specific performance, but shall not be entitled to
damages therefore. Lessee's review, supervision, comments upon on or approval of
any aspect of work to be done by or for Lessee are solely for Lessor's
protection and, except as otherwise expressly provided, create no warranties or
duties to Lessee or to any third party.

50. Substitution Space. Lessor may at anytime substitute, for the Premises,
other space in the Building ("Substitution Space") substantially comparable to
the original Premises in size and improvements. Lessor shall give to Lessee at
least sixty (60) days' prior written notice specifying the Substitution Date
(defined below). From and after the Substitution Date, (a) the Substitution
Space, for all intents and purposes, shall be the Premises, and all of the
terms, covenants, conditions, provisions and agreements of this Lease shall
continue in full force and effect and apply to the Substitution Space, except
that, if the rentable area of the Substitution Space differs from that in the
then present Premises, the Base Rent shall be adjusted proportionately (but any
resulting increase attributable to such substitution shall not exceed five
percent (5%) of the Base Rent in effect immediately prior to the Substitution
Date, and (b) at Lessor's cost as provided below, Lessee shall move from the
then present Premises into the Substitution Space and shall surrender the then
present Premises, as if an expiration of this Lease had occurred as to the then
present Premises. The "Substitution Date" shall be the date of the later of (i)
the date on which Lessor delivers to Lessee the Substitution Space in the
condition required hereunder, or such earlier date as such delivery would have
occurred but for delays caused by Lessee, or (ii) the date specified in Lessor's
notice of substitution (which shall in no event be earlier than sixty (60) days
following the delivery to Lessee of Lessor's notice of substitution). Lessor
shall reimburse Lessee's reasonable out-of-pocket expenses for moving Lessee's
furniture, equipment, supplies, telephones, telephone equipment, and
Lessor-approved tenant improvements installed by Lessee from the then present
Premises to the Substitution Space and for reprinting, if necessary, Lessee's
stationery, invoices, forms and advertising of the same quality and quantity as
Lessee's stationery supply on hand immediately prior to Lessor's notice to
Lessee of the exercise of the substitution right.

51. Consent of Master Lessor. In the event that the Master Lease requires that
Lessor obtain the consent of the Master Lessor to any subletting by Lessor, then
this Lease shall not be effective unless, within ninety (90) days of the date
hereof, Master Lessor signs a Consent to this Lease. Master Lessor's consent
shall not release Lessor of its obligations or alter the primary liability of
Lessor to pay the Rent and perform and comply with all of the obligations of
Lessor to be performed under the Master Lease. Lessor shall use its reasonable
efforts to secure such consent. Lessee agrees to cooperate reasonably with
Lessor in the obtaining of such consent.

52. New Lease. The City and Lessor are currently in the process of negotiating a
new Lease ("New Lease") covering the Master Premises which would supercede and
replace the Existing Master Lease (the Existing Master Lease and New Lease are
sometimes referred to herein individually and collectively, as the "Master
Lease"). Lessor and Lessee each consent to and agree

                                       -6-

<PAGE>

Execution Original

to be bound by the terms of the New Lease from and after the effective date
thereof, and agree to execute any and all amendments to this Lease or other
documents as may be required by the City of Santa Barbara or the Lessor,
provided that neither the New Lease nor any such amendment or other document
relating thereto shall adversely affect any rights of the Lessee under this
Lease or in or to the Premises.

53. Federal Aviation Administration Requirements. In addition to the foregoing
terms, covenants and conditions of the Lease, the following covenants and
agreements are hereby made an integral part of the Lease by reason of the
requirements of the Federal Aviation Administration:

     (a) Lessee for itself, its successors in interest, and assigns, as part of
the consideration hereof, does hereby covenant and agree that in the event
facilities are constructed, maintained, or otherwise operated on the Premises,
for a purpose for which a DOT program or activity is extended or for another
purpose involving the provision of similar services or benefits, Lessee shall
maintain and operate such facilities and services in compliance with all other
requirements imposed pursuant to Title 49, Code of Federal Regulations, DOT,
Subtitle A, Office of the Secretary, Part 21, Nondiscrimination in
Federally-Assisted Programs of the Department of Transportation-Effectuation of
Title VI of the Civil Rights Act of 1964, and as said Regulations may be
amended.

     (b) Lessee, for its successors in interest, and assigns, as a part of the
consideration hereof, does hereby covenant and agree that: (1) no person on the
grounds or race, color, or national origin shall be excluded in participation
in, denied the benefits of, or be otherwise subjected to discrimination in the
use of said facilities, (2) that in the construction of any improvements on,
over, or under the Premises and the furnishing of services thereon, no person on
the grounds of race, color, or national origin shall be excluded from
participation in, denied the benefits of, or otherwise be subject to
discrimination, (3) that Lessee shall use the Premises in compliance with all
other requirements imposed by or pursuant to Title 49, Code of Federal
Regulations, Department of Transportation, Subtitle A, Office of the Secretary,
Part 21, Nondiscrimination in Federally-Assisted Programs of the Department of
Transportation-Effectuation of Title VI of the Civil Rights Act of 1964, and as
said Regulations may be amended.

     (c) In the event of breach of any of the above nondiscrimination covenants,
the Master Lessor shall have the right to terminate the Lease and to reenter and
repossess the Premises and the facilities thereon, and hold the same as if the
Lease had never been made or issued. This provision does not become effective
until the procedures of 49 CFR Part 21 are followed and completed including
expiration of appeal rights.

     (d) Lessee shall furnish its accommodations and/or services on a fair,
equal and not unjustly discriminatory basis to all users thereof and it shall
charge fair, reasonable and not unjustly discriminatory prices for each unit or
service; PROVIDED THAT Lessee may be allowed to make reasonable and
nondiscriminatory discounts, rebates or other similar type of price reductions
to volume purchasers.

     (e) Non-compliance with subparagraph (d) above shall constitute a material
breach thereof and in the event of such non-compliance Master Lessor shall have
the right to terminate the Lease and the estate hereby created without liability
therefore or at the election of Master Lessor or

                                       -7-

<PAGE>

Execution Original

the United States either or both said governmental authorities shall have the
right to judicially enforce those provisions.

     (f) Lessee agrees that it shall insert the above provisions (a) through (e)
in any lease agreement, contract, etc. by which said Lessee grants a right or
privilege to any person, firm or corporation to render accommodations and/or
services to the public on the Premises.

54. Airport Operations.

     (a) Master Lessor reserves unto itself the right to take any action which
it considers necessary to protect the aerial approaches of the Airport against
obstruction, together with the right to prevent Lessee from erecting, or
permitting to be erected, any building or other structure on the Airport which,
in the opinion of Master Lessor, would limit the usefulness of the Airport or
constitute a hazard to aircraft.

     (b) There is hereby reserved to the Master Lessor, its successors and
assigns, for the use and benefit of the public, a right of flight for the
passage of aircraft in the airspace above the surface of the Premises hereby
leased, together with the right to cause in said airspace such noise as may be
inherent in the operation of aircraft, now known or hereafter used for
navigation of or flight in the air, using said airspace or landing at, taking
off from, or operating on the Santa Barbara Airport.

     (c) Lessee by accepting the Lease expressly agrees for itself, its
successors and assigns, that it will not erect nor permit the erection of any
structure or object nor permit the growth of any tree on the land leased
hereunder above the mean sea level elevation as indicated on the chart marked
Exhibit B attached to the Master Lease and made a part hereof. In the event the
aforesaid covenant is breached, Lessor reserves the right to enter upon the land
leased hereunder and to remove the offending structure or object, and to cut the
offending tree, all of which shall be at the expense of Lessee.

     (d) Lessee by accepting the Lease expressly agrees for itself, its
successors and assigns, that it will not make use of the Premises in any manner
which might interfere with the landing and taking off of aircraft from the Santa
Barbara Airport or otherwise constitute a hazard. In the event the aforesaid
covenant is breached, Master Lessor reserves the right to enter upon the
Premises hereby leased and cause the abatement of such interference at the
expense of Lessee.

     (e) The Lease and all of the provisions hereof shall be subject and
subordinate at all times to all of the terms and conditions of the instruments
and documents under which the Master Lessor acquired the Premises from the
United States of America and shall be given only such effect as will not
conflict or be inconsistent with such terms and conditions.

55. Subordination. The Lease shall be subordinate to the provisions of any
existing or future agreement between the Master Lessor and the United States of
America relative to the operation or maintenance of the Airport. It is
understood and agreed that Lessee accepts all of the terms of the Lease subject
to whatever right the United States Government now has or in the future may have
or acquire, affecting the control, operation, regulation or taking over of the
Airport.

                                       -8-

<PAGE>

Execution Original

56. Execution of Lease. Execution of the Lease by Lessee and delivery of same to
Lessor shall constitute an offer to lease, which offer may be accepted or
rejected by Lessor in its sole and absolute discretion. The Lease shall be of no
force or effect until it is executed by Lessor.

                                       -9-

<PAGE>

Execution Original

IN WITNESS WHEREOF, the parties have executed this Addendum as of the date of
this Lease.

                                    "Lessor"

                                   AMPERSAND AVIATION, LLC

                                   By: /s/ Joseph L. Cole
                                       -----------------------------------------
                                       Joseph L. Cole
                                       Corporate Secretary and General Counsel

                                    "Lessee"

                                   DECKERS OUTDOOR CORPORATION

                                   By: /s/ SCOTT ASH
                                      ------------------------------------------
                                      Name: Scott Ash
                                        ----------------------------------------
                                     Title: Chief Financial Officer
                                         ---------------------------------------

                                      -10-

<PAGE>

Execution Original

                                    EXHIBIT A

                                    Premises

The Premises consist of an approximately 30,240 square foot building, more or
less, located at 495 A South Fairview Avenue in the City and County of Santa
Barbara.

                                      -A-1-

<PAGE>

Execution Original

                                    EXHIBIT B

                              Existing Master Lease

Lease Agreement No. 5375 dated as of April 2, 1968 between the City of Santa
Barbara (the "City") and Aero Spacelines, Inc., a corporation, as amended on
April 23, 1968, May 14, 1968, July 7, 1970, January 1, 1973 (by Lease No.
16,757), November 10, 1992, and on May 11, 1993 (by Agreement No. 16,963), as
was assigned to Tracor Aviation, Inc. ("Tracor") and further assigned to Lucas
Aviation, Inc. ("Lucas") by action of the United States Bankruptcy Court Order
dated May 29, 1991, and consented to by action of the City Council of the City
on June 18, 1991.

Lease Agreement No. 13,552 dated as of August 12, 1986 between the City and
Tracor, as amended on November 21, 1989 (by Lease No. 15,234), and on November
10, 1992 (by Agreement No. 16,756).

Lease Agreement No. 12,876 dated as of May 7, 1985 between the City and Lucas.

Lease Agreement No. 13,206 dated as of November 12, 1985 between the City and
Lucas.

Lease Agreement No. 13,812 dated as of January 27, 1987 between the City and
Lucas.

The Master Lease is attached hereto.

                                      -B-1-<PAGE>
                                                                   EXHIBIT 10.35

                        EXCLUSIVE INDEPENDENT CONTRACTOR
                            REPRESENTATION AGREEMENT

      THIS AGREEMENT, made as of the 1ST day of January, 2003, between Deckers
Outdoor Corporation a corporation organized and existing under the laws of the
state of California, with offices at 495-A S. Fairview Ave., Goleta, CA 93117
(hereinafter referred to as "LICENSOR") and BHPC Marketing, Inc., a corporation
organized and existing under the laws of the state of California, with offices
at 27129 Calle Arroyo, Suite 1821, San Juan Capistrano, California, 92675,
United States of America (hereinafter referred to as "CONTRACTOR").

                                   WITNESSETH:

      WHEREAS, LICENSOR is the owner with the right to grant licenses of the
TEVA logo (the "Trademark");

      WHEREAS, LICENSOR desires to grant licenses for the use of the Trademark;

      WHEREAS, LICENSOR wishes to appoint CONTRACTOR as its exclusive agent in
order to effectuate the licensing of the Trademark worldwide (the "Territory");

      WHEREAS, CONTRACTOR has had extensive experience in merchandising a
variety of products and wishes to assist in the development and exploitation of
the Trademark in association with high quality reputable products.

      NOW, THEREFORE, in consideration of the premises and the mutual promises
hereinafter set forth, the parties agree as follows:

1.    RIGHT TO REPRESENT

      A.    LICENSOR hereby grants to CONTRACTOR, for the term of this
            Agreement, the exclusive right to represent LICENSOR in the
            Territory in the securing and implementation of a plan to utilize
            third party licensees (the "Licensee(s)") to design, manufacture,
            import, distribute, advertise, promote, ship and sell various
            products in the Territory which bear or otherwise incorporate the
            Trademark (the "Licensed Product(s)") for Products not produced by
            the LICENSOR.

      B.    Nothing contained in this Agreement shall be construed as an
            assignment or grant to CONTRACTOR of any right, title or interest in
            or to the Trademark, it being understood that all rights relating to
            the Trademark are expressly reserved by LICENSOR.

                                       1
<PAGE>

2.    TERM

      A.    This Agreement shall commence upon the date hereof and shall
            terminate and expire on December 31, 2004, unless terminated sooner
            pursuant to the provisions of this Agreement.

      B.    If no renewal term is entered into, in writing, by said expiration
            date, then this Agreement will be considered terminated.

3.    DUTIES OF CONTRACTOR

      A.    CONTRACTOR shall use its best efforts during the 1st Contract Year
            of January 1, 2003 through December 31, 2003 to find and submit to
            LICENSOR for its approval six (6) qualified potential Licensees with
            signed "Deal Memos" in the following categories: men's wear, women's
            wear, hosiery, eyewear, watches and luggage/soft bags. If CONTRACTOR
            does not produce six (6) qualified Licensees as described above,
            then CONTRACTOR agrees to represent LICENSOR on a non-exclusive
            basis.

      B.    Subject to the conditions herein specified, the CONTRACTOR shall use
            its best efforts during the term of this Agreement to find and
            conclude business arrangements with the Licensees which are deemed
            advantageous by LICENSOR. CONTRACTOR shall exercise the rights
            granted hereunder as an independent contractor and shall maintain an
            office and active organization at its sole expense to carry out
            CONTRACTOR's duties and obligations hereunder.

      C.    CONTRACTOR shall submit each proposed Licensee to LICENSOR for
            LICENSOR's prior express written approval. CONTRACTOR shall also
            submit to LICENSOR such information regarding the financial
            condition of the proposed Licensee as shall be reasonably requested
            by LICENSOR, including, but not limited to, annual reports of the
            proposed Licensee, as well as catalogs or products manufactured and
            sold by the proposed Licensee. LICENSOR may withhold its approval of
            any proposed Licensee, or License Agreement, or any other
            arrangement in its absolute and sole discretion, for any reason. If
            LICENSOR shall approve of a proposed Licensee and License Agreement,
            the form of such License Agreement shall be subject to any changes
            LICENSOR may require. LICENSOR shall be a party to all such License
            Agreements. Each such License Agreement shall require a signature on
            behalf of LICENSOR. No License Agreement shall be binding upon
            LICENSOR, or be of any legal effect whatsoever, until it has been
            executed on behalf

                                       2
<PAGE>

            of LICENSOR by a duly elected and authorized officer of LICENSOR.
            With respect thereto, CONTRACTOR shall advise each proposed Licensee
            that it may not commence the use of the Trademark until the proposed
            Licensee has received a fully executed copy of the License Agreement
            between LICENSOR and the proposed Licensee.

      D.    It is understood and agreed by LICENSOR that CONTRACTOR may render
            other and similar services on behalf of other clients or with
            respect to its own trademarks and nothing contained in this
            Agreement shall preclude CONTRACTOR from rendering such services.

      E.    In furtherance of CONTRACTOR's duties and obligations as herein
            specified, CONTRACTOR agrees to and will:

            i.    Seek out potential Licensees for the Trademark qualified in
                  terms of financing, manufacturing, and marketing quality
                  Licensed Products in the product and geographic areas for
                  which a license will be granted. This includes an in-depth
                  review of the proposed Licensee's position in the industry
                  involved.

            ii.   Negotiate on behalf of LICENSOR the business terms and
                  conditions of a License Agreement ("License Agreement") which
                  is subject to the LICENSOR'S approval in its sole and absolute
                  discretion.

            iii.  Monitor and oversee the licensing program with the Licensees
                  to insure that the Licensee's royalties, minimums, sales
                  reports and other required documentation are being promptly
                  submitted.

            iv.   Review each of the Licensee's Licensed Products,
                  advertisements and promotional materials relating to the
                  Licensed Products to insure that the quality control
                  provisions and Trademark usage provisions of the respective
                  License Agreement are being observed; and to insure that the
                  Licensee's promotional, advertising and sales programs are
                  being carried out in compliance with the respective License
                  Agreement.

            v.    If necessary, with the express prior written authorization of
                  LICENSOR, conduct a personal visit to the Licensee's
                  manufacturing facilities to insure that the provisions of the
                  License Agreement are being observed; and to submit to
                  LICENSOR a written report after each of said visits.

            vi.   Conduct a comprehensive review of the product categories and
                  markets to determine the appropriate mix of Licensed Products
                  and a targeted approach for market entry.

            vii.  Develop proposed standard license agreement forms and other
                  forms for the efficient administration of the licensing
                  program.

      F.    CONTRACTOR shall not use the Trademark, in any manner, directly or
            indirectly, or

                                       3
<PAGE>

            in whole or in part, except to the manner and to the extent
            consistent and necessary to complete the goals and objectives of
            this Agreement. For any other use, CONTRACTOR shall obtain
            LICENSOR's specific consent in writing. Upon termination of this
            Agreement, CONTRACTOR shall discontinue all use of the Trademark and
            shall return to LICENSOR all facsimiles of any products manufactured
            or distributed under any such Trademark.

      G.    CONTRACTOR shall provide LICENSOR with a monthly report listing
            existing and potential license agreements, and all contacts and
            discussions relating to potential new license agreements.

4.    COMPENSATION TO CONTRACTOR

      A.    In full consideration of services rendered to this Agreement,
            CONTRACTOR shall be entitled to a commission equal to twenty-five
            percent (25%) of royalties received by LICENSOR pursuant to the
            License Agreements negotiated on behalf of LICENSOR by CONTRACTOR.
            LICENSOR shall not be liable to CONTRACTOR for any commission or
            other compensation on royalties earned by LICENSOR but not received
            from licensee, or any future royalties under a license agreement(s)
            which are not collected due to any reason including breach of
            license agreement by licensee resulting in a termination of license
            agreement or any other dispute between LICENSOR and licensee
            resulting in licensee not paying royalties which would otherwise be
            due under the respective license agreement.

      B.    LICENSOR currently has licenses in the United States for webbing
            copyrights with Dunlop Musical Accessories and Bison Designs, LLC.
            This agreement does not cover such licenses and CONTRACTOR has no
            duties to service such licenses and will receive no compensation
            from such licenses.

      C.    LICENSOR has a trademark license for the Japanese territory with
            Itochu which expires on December 31st, 2003. For the remainder of
            the Itochu license term, CONTRACTOR has no duties to service such
            license and will receive no compensation from such license. If
            LICENSOR renews its agreement with Itochu the provisions of
            paragraph 4(D) shall apply to CONTRACTOR.

      D.    LICENSOR has other contractors that represent LICENSOR outside the
            United States with respect to distribution of LICENSOR'S footwear.
            These contractors may from time-to-time bring forth potential
            Licensees in these markets. If LICENSOR enters into a license
            agreement with a Licensee brought forth by other contractors,
            CONTRACTOR shall service such licensees through the initial term and
            any renewal terms, etc. and will receive fifteen (15%) compensation
            from such licensees.

      E.    In the event that this Agreement is terminated for any reason by
            LICENSOR or CONTRACTOR, CONTRACTOR shall receive fifteen percent
            (15%) of royalties received by LICENSOR for each License pursuant to
            the executed License Agreements negotiated on behalf of LICENSOR by
            CONTRACTOR for the balance of the term of any such License and any
            renewal terms.

                                       4
<PAGE>

5.    ROYALTIES ACCOUNT/PAYMENT

      A.    LICENSOR shall collect all royalties and shall provide CONTRACTOR
            with copies of statements for the royalty account ("royalty
            account"), along with copies of any supporting documentation
            including copies of all checks deposited to the royalty account by
            the 20th day of the month following the end of the calendar quarter
            (namely: April 20th, July 20th, October 20th, and January 20th.

      B.    LICENSOR shall remit to CONTRACTOR its share of any royalties by the
            20th day of the month following the end of the calendar quarter
            (namely: April 20th, July 20th, October 20th, and January 20th.

6.    ASSIGNABILITY

      This Agreement is personal to the parties. CONTRACTOR shall not have the
      right to assign its respective rights and/or obligations in this
      Agreement. LICENSOR retains the right to assign its respective rights
      and/or obligations in this Agreement without consent of CONTRACTOR.

7.    TERMINATION

      A.    Anything to the contrary notwithstanding, this Agreement may be
            terminated in advance of the expiration of its initial term, or any
            renewal thereof, by either party, upon thirty (30) days written
            notice to the other.

      B.    In the event that either party files a petition of bankruptcy or is
            adjudicated a bankrupt or insolvent; or makes an assignment for the
            benefit of creditors, or an arrangement pursuant to any bankruptcy
            law; or if a party discontinues its business; or if a receiver is
            appointed for the party or its business who is not discharged within
            thirty (30) days, the rights granted hereunder shall automatically
            be terminated forthwith upon written notice from the other party.

      C.    After the expiration or termination of this Agreement, all rights
            granted to CONTRACTOR shall forthwith revert to LICENSOR. Further,
            CONTRACTOR shall refrain from further efforts to commercialize the
            Trademark or any further reference to it, direct or indirect.

      D.    Within thirty (30) days after termination or expiration of this
            Agreement, CONTRACTOR shall deliver to LICENSOR a report indicating
            the number and description of all Licensed Agreements which have
            been entered into by LICENSOR

                                       5
<PAGE>

            through the efforts of the CONTRACTOR and a copy of each and every
            such License Agreement. Also, within thirty (30) days after
            expiration or termination of the Agreement, CONTRACTOR will submit a
            list of potential licensees with whom it has been in discussions and
            a report of the status of such discussions. Said list will be
            mutually agreed upon by LICENSOR and CONTRACTOR to avoid any future
            dispute. Said list shall be consistent with the monthly report as
            referenced in Subparagraph 3.G.

      E.    Notwithstanding termination or expiration of this Agreement,
            LICENSOR shall continue to pay commissions to CONTRACTOR on all
            third party License Agreements either entered during the term of
            this Agreement, or entered within three months thereafter with
            Licensees with whom CONTRACTOR had initiated discussions, identified
            pursuant to the previous paragraph. Payments of commissions on such
            licenses shall continue until their termination or expiration,
            including renewals, and including licenses assigned, transferred or
            granted to persons affiliated with Licensees. In the event of
            termination of this Agreement, LICENSOR shall continue to pay
            commissions to CONTRACTOR on all License Agreements entered into
            pursuant to this Agreement, as described above, until the expiration
            of the initial term of the License Agreement and any specific
            renewal periods provided for in the respective License Agreement.

8.    LEGAL EXPENSES

      A.    LICENSOR will be responsible for all legal fees as they pertain to
            registration and protection of the Trademark. LICENSOR will hold
            CONTRACTOR harmless from and indemnify CONTRACTOR for all expenses
            or damages associated with any third party claim that the Trademark
            infringes another mark.

      B.    The parties shall consult with each other prior to LICENSOR
            initiating any audit of any Licensee or pursuit of legal remedies
            against any Licensee for breach of contract, non-payment or
            underpayment of royalties. CONTRACTOR may, but is not required to,
            contribute to legal or accounting expenses therefor, and if it does,
            will contribute twenty five percent (25%) of such expenses up to the
            total amounts of commissions previously received by it attributable
            to such Licensee, and shall be entitled to collect twenty five
            percent (25%) of the Net Royalties collected as a consequence of
            such activity after deduction of all such expenses. If CONTRACTOR
            elects not to participate, all expenses shall be borne by and all
            proceeds shall be retained by LICENSOR.

      C.    CONTRACTOR will indemnify LICENSOR for any and all reasonable
            expenses and legal fees and other damages sustained by LICENSOR as a
            result of litigation due to CONTRACTOR's breach of this Agreement,
            provided LICENSOR is the prevailing

                                       6
<PAGE>

            party in such litigation. LICENSOR will indemnify CONTRACTOR for any
            and all reasonable expenses and legal fees and other damages
            sustained by CONTRACTOR as a result of litigation due to LICENSOR's
            breach of this Agreement, provided CONTRACTOR is the prevailing
            party in such litigation.

      D.    Notwithstanding anything contained herein, LICENSOR or the
            CONTRACTOR shall have the right to bring an action in any court to
            obtain an injunction against the other party to prevent any future
            harm which shall be sustained arising out of a breach of this
            Agreement.

9.    CONFIDENTIALITY

      CONTRACTOR agrees (and shall instruct its partners, officers, directors
      and other persons to whom disclosure is made) to keep strictly
      confidential all designs, manufacturing instructions, and other
      information relating to the License Agreements and the Licensed Products
      produced, sold and distributed thereunder that are not otherwise available
      to the public, whether furnished by LICENSOR to the CONTRACTOR or in any
      way acquired by the CONTRACTOR; and the same shall be used by CONTRACTOR
      solely under this Agreement and for the purpose of securing License
      Agreements hereunder.

10.   NOTICES

      All notices or other communications required or desired to be sent to
      either party shall be in writing sent by certified mail, postage pre-paid,
      return receipt requested, as follows:

      The address for LICENSOR shall be:

                           DECKERS OUTDOOR CORPORATION
                           495-A S. Fairview Ave.
                           Goleta, CA 93117

      The address for CONTRACTOR shall be:

                           BHPC MARKETING, INC.
                           27129 Calle Arroyo, Suite 1821
                           San Juan Capistrano, CA 92675

      Either party may change such address by notice in writing to the other
      party.

11.   NO AGENCY, JOINT VENTURE, PARTNERSHIP

      The parties hereby agree that no agency, joint venture or partnership is
      created by this

                                       7
<PAGE>

      Agreement, and that neither party shall incur any obligation in the name
      of the other without the other's prior written consent.

12.   CONSTRUCTION; VENUE

      This Agreement shall be construed in accordance with the laws of the state
      of California, U.S.A., and the parties agree that it is executed and
      delivered in that state.

13.   ARBITRATION

      Any controversy or claim arising out of or relating to this Agreement of
      the breach thereof will be settled by arbitration before a single
      arbitrator according to the Rules of the American Arbitration Association
      then in effect, and judgment upon the award rendered by the arbitrator may
      be rendered in any court having jurisdiction. Any such arbitration shall
      be conducted in Santa Barbara, California. The arbitrator shall have the
      discretion to order a pre-hearing exchange of information by the parties,
      including, without limitation, production of requested documents, exchange
      of summaries of testimony of proposed witnesses, and examination by
      deposition of parties. The prevailing party in an arbitration shall be
      entitled to an award of reasonable attorney's fees and costs.

14.   CAPTIONS

      The captions used in connection with the paragraphs of this Agreement are
      inserted only for purposes of references. Such captions shall not be
      deemed to govern, limit, modify, or in any other manner affect the scope,
      meaning or intent of the provisions of this Agreement or any part thereof
      nor shall such captions otherwise be given any legal effect.

15.   MODIFICATION; WAIVER

      No modification of any of the terms or provisions of this Agreement shall
      be valid unless contained in a writing signed by the parties. No waiver by
      either party of a breach or a default hereunder shall be deemed a waiver
      by such party of a subsequent breach of a like or similar nature. Resort
      by LICENSOR to any remedies referred to in this Agreement, or arising by
      reason of a breach of this Agreement by CONTRACTOR, shall not be construed
      as a waiver by LICENSOR of its right to resort to any and all legal and
      equitable remedies available to LICENSOR.

16.   SURVIVAL OF THE RIGHTS

      Notwithstanding anything to the contrary contained herein, such
      obligations which remain executory after expiration of the term or
      termination of this Agreement shall remain in full force and effect until
      discharged by performance and such rights as pertained thereto shall
      remain enforced until their expiration.

                                       8
<PAGE>

17.   ENTIRE AGREEMENT

      This Agreement contains the entire understanding of the parties and there
      are no representations, warranties, promises or undertakings other than
      those contained herein. This Agreement supersedes and cancels all previous
      agreements between the parties hereto.

18.   BINDING EFFECT

      This Agreement shall be binding on the parties and their successors and
      assigns so long as the Agreement is assigned pursuant to the provisions
      and conditions of this Agreement.

IN WITNESS WHEREOF, the parties hereto agree that this Agreement shall take
effect as of the date and year first above written.

LICENSOR:                                 CONTRACTOR:

DECKERS OUTDOOR CORPORATION               BHPC MARKETING, INC.
a California corporation                  a California corporation

/s/ Douglas B. Otto                       /s/ Don Garrison
----------------------------              -------------------------------
Douglas B. Otto                           Don Garrison
Chief Executive Officer                   President

                                          /s/ Roger Tomlinson
                                          --------------------------------
                                          Roger Tomlinson
                                          Treasurer/Director

Date: April 9, 2003                       Date: April 14, 2003

                                       9

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