Document:

CDW COMPUTER CENTERS, INC.

                               SUITES 500 AND 600

                        10 South Riverside Plaza building

                             office lease agreement

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                                                    iii

                                TABLE OF CONTENTS

1.   basic lease definitions, exhibits and additional definitions.............1

   1.1    BASIC LEASE DEFINITIONS.............................................1
   1.2    EXHIBITS............................................................3
   1.3    ADDITIONAL DEFINITIONS..............................................3

2.   grant of lease...........................................................6

   2.1    DEMISE..............................................................6
   2.2    QUIET ENJOYMENT.....................................................6
   2.3    LANDLORD AND TENANT COVENANTS.......................................7

3.   TERM.....................................................................7

   3.1    COMMENCEMENT DATE...................................................7
   3.2    EARLY OCCUPANCY.....................................................7
   3.3    DELAYED OCCUPANCY...................................................7
   3.4    SURRENDER...........................................................7
   3.5    HOLDING OVER...................................................... .7

4.   rent.....................................................................8

   4.1    BASE RENT...........................................................8
   4.2    ADDITIONAL RENT.....................................................8
   4.3    OTHER TAXES.........................................................9
   4.4    TERMS OF PAYMENT....................................................9
   4.5    INTEREST ON LATE PAYMENTS...........................................9
   4.6    RIGHT TO ACCEPT PAYMENTS............................................9
   4.7    EXPENSE CAP.........................................................9
   4.8    TENANT'S RIGHT TO AUDIT.............................................10

5.   Condition of Premises....................................................10

6.   USE AND OCCUPANCY........................................................11

   6.1    USE.................................................................11
   6.2    COMPLIANCE..........................................................11
   6.3    OCCUPANCY...........................................................12

7.   SERVICES AND UTILITIES...................................................13

   7.1    LANDLORD'S STANDARD SERVICES........................................13
   7.2    ELECTRICITY.........................................................14
   7.3    ADDITIONAL SERVICES.................................................15
   7.4    INTERRUPTION OF SERVICES............................................15

8.   REPAIRS..................................................................16

   8.1    REPAIRS WITHIN THE PREMISES.........................................16
   8.2    FAILURE TO MAINTAIN PREMISES........................................16
   8.3    NOTICE OF DAMAGE....................................................16

9.   ALTERATIONS..............................................................16

   9.1    ALTERATIONS BY TENANT...............................................16
   9.2    ALTERATIONS BY LANDLORD.............................................17

10.     LIENS.................................................................17

11.     INSURANCE.............................................................18

   11.1   LANDLORD'S INSURANCE................................................18
   11.2   TENANT'S INSURANCE..................................................18
   11.3   SELF INSURANCE......................................................19

12.     damage or destruction.................................................19

   12.1   TERMINATION OPTIONS.................................................19
   12.2   REPAIR OBLIGATIONS..................................................20
   12.3   RENT ABATEMENT......................................................20

13.     waivers and indemnities...............................................20

   13.1   LANDLORD'S WAIVERS..................................................20
   13.2   TENANT'S WAIVERS....................................................21
   13.3   LANDLORD'S INDEMNITY................................................21
   13.4   TENANT'S INDEMNITY..................................................21

14.     condemnation..........................................................21

   14.1   FULL TAKING.........................................................21
   14.2   PARTIAL TAKING......................................................21
   14.3   AWARDS..............................................................22

15.     assignment and subletting.............................................22

   15.1   LIMITATION..........................................................22
   15.2   NOTICE OF PROPOSED TRANSFER; LANDLORD'S OPTIONS.....................22
   15.3   CONSENT NOT TO BE UNREASONABLY WITHHELD.............................23
   15.4   FORM OF TRANSFER....................................................23
   15.5   PAYMENTS TO LANDLORD................................................23
   15.6   CHANGE OF OWNERSHIP.................................................24
   15.7   PERMITTED TRANSFERS.................................................24
   15.8   EFFECT OF TRANSFERS.................................................24

16.     personal property.....................................................24

   16.1   INSTALLATION AND REMOVAL............................................24
   16.2   RESPONSIBILITY......................................................25
   16.3   LANDLORD'S LIEN.  INTENTIONALLY DELETED.............................25

17.     estoppel certificates.................................................25

18.     transfer of landlord's interest.......................................25

   18.1   SALE, CONVEYANCE AND ASSIGNMENT.....................................25
   18.2   EFFECT OF SALE, CONVEYANCE OR ASSIGNMENT............................25
   18.3   SUBORDINATION AND NONDISTURBANCE....................................25
   18.4   ATTORNMENT..........................................................26

19.     rules and regulations.................................................26

20.     tenant's default and landlord's remedies..............................26

   20.1   DEFAULT.............................................................26
   20.2   REMEDIES............................................................27

21.     landlord's default and tenant's remedies..............................29

   21.1   DEFAULT.............................................................29
   21.2   REMEDIES............................................................29
   21.3   CURE BY ENCUMBRANCE HOLDER..........................................29

22.     security deposit. intentionally deleted...............................30

23.     brokers...............................................................30

24.     limitations on landlord's liability...................................30

25.     notices...............................................................30

26.     miscellaneous.........................................................30

   26.1   BINDING EFFECT......................................................30
   26.2   COMPLETE AGREEMENT; MODIFICATION....................................31
   26.3   DELIVERY FOR EXAMINATION............................................31
   26.4   NO AIR RIGHTS.......................................................31
   26.5   ENFORCEMENT EXPENSES................................................31
   26.6   BUILDING PLANNING...................................................31
   26.7   BUILDING NAME.......................................................31
   26.8   BUILDING STANDARD...................................................31
   26.9   NO WAIVER...........................................................32
   26.10     RECORDING; CONFIDENTIALITY.......................................32
   26.11     CAPTIONS.........................................................32
   26.12     INVOICES.........................................................32
   26.13     SEVERABILITY.....................................................32
   26.14     JURY TRIAL.......................................................32
   26.15     AUTHORITY TO BIND................................................32
   26.16     ONLY LANDLORD/TENANT RELATIONSHIP................................32
   26.17     COVENANTS INDEPENDENT............................................33
   26.18     GOVERNING LAW....................................................33
   26.19     ENFORCEMENT OF REASONABLE CONSENT................................33

27.     OPTION TO EXTEND THE TERM.............................................33

28.     MARKET RENT...........................................................33

29.     EARLY TERMINATION.....................................................34

30.     right of first offer..................................................35

31.     SIGnage...............................................................37

34.     Year 2000 Compliance..................................................38

33.     Generator.............................................................38

34.     Bank Space............................................................38

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                      2                                                 T _____

                                                                        L _____

                             OFFICE LEASE AGREEMENT

                        10 South Riverside Plaza building

                                chicago, illinois

THIS OFFICE LEASE AGREEMENT ("Lease") is entered into as of the Date, and by and
between the Landlord and Tenant, identified in Section 1.1 below.

1.     basic lease definitions, exhibits and additional definitions.

1.1    Basic Lease Definitions.

         In this Lease, the following defined terms have the meanings indicated.

              (a)  "Date" means the date of full execution of this Lease, which
                   is ____________________, 2000.

              (b)  "Landlord"  means H, B-H  ASSOCIATES,  a  California  limited
         partnership, d/b/a TRIZECHAHN 10 SOUTH RIVERSIDE MANAGEMENT L.P.

              (c)  "Tenant" means:  CDW Computer Centers, Inc., an Illinois
                   corporation.

              (d)  "Premises"  means those  premises known as Suites 500 and 600
         consisting   of  the  entire   fifth  (5th)  and  sixth  (6th)   floors
         respectively  of  the 10  South  Riverside  Plaza  Building,  10  South
         Riverside  Chicago,  Illinois  60606  ("Building")  and  identified  on
         Exhibit A which is hereby deemed to be 72,022 rentable square feet. The
         rentable  square  footage  of the  Premises  shall be  subject to final
         measurement  based on the 1996 ANSI Standard  Method of  Measurement as
         adopted by BOMA as reasonably  agreed upon between the parties.  If the
         parties  cannot come to an agreement  within a reasonable  time, not to
         exceed  60  days  after  the  applicable  Phase  Commencement  Date,  a
         certificate  by  Landlord's  architect as to the final  square  footage
         shall be controlling.

              (e) "Use" means  general  office,  including,  but not limited to,
         sales office to conduct sales of computers,  software,  electronics and
         related  peripheral and accessory  products and such other functions as
         are  necessary to support such sales and no other use.  Notwithstanding
         what is set forth  herein at no time  shall  the  Premises  be used for
         computer repair or servicing or for walk-in retail sales to the public.

              (f)  "Term"  means  the  duration  of this  Lease,  which  will be
         approximately  ten (10) years six (6) months for the 5th floor Premises
         and ten  (10)  years  for  the 6th  floor  Premises,  beginning  on the
         applicable  "Commencement  Date" (as  defined in Section 3.1 below) and
         ending on the "Expiration  Date" (as defined below),  unless terminated
         earlier or extended  further as provided in this Lease. The "Expiration
         Date" means (i) if the Commencement  Date for the 6th floor Premises is
         the first  day of a month,  the ten (10)  year  anniversary  of the day
         immediately preceding the Commencement Date for the 6th floor Premises;
         or (ii) if the Commencement  Date for the 6th floor Premises is not the
         first day of a month,  the ten (10) year anniversary of the last day of
         the month in which  the  Commencement  Date for the 6th floor  Premises
         occurs.

              (g) "Scheduled  Commencement  Date" means one hundred twenty (120)
         days from the Start Date for the applicable floor as defined in Exhibit
         B, which  commencement  date shall be no earlier than February 15, 2001
         and no later  than July 15,  2001 for the 5th floor and shall be August
         1, 2001 for the 6th floor.  Notwithstanding  what is set forth  herein,
         the  Scheduled  Commencement  Date shall not affect any Tenant right to
         early occupancy.

              (h) "Base Rent" means the Rent  payable  according to Section 4.1,
         which will be in an amount per month applicable during each Lease Year.

Period                                Amount of Base Rent       Annual Base Rent
                                        Payable per Month
5th Floor Commencement Date
to 6th Floor Commencement
Date                                          $50,265.35             $603,184.20
6th Floor Commencement Date to
1 year thereafter (Year 1)                   $100,530.71           $1,206,368.52
Year 2                                       $103,531.63           $1,242,379.56
Year 3                                       $106,532.54           $1,278,390.50
Year 4                                       $109,533.46           $1,314.401.50
Year 5                                       $112,534.38           $1,350,412.50
Year 6                                       $115,535.29           $1,386,423.50
Year 7                                       $118,536.21           $1,422,434.50
Year 8                                       $121,537.13           $1,458,445.50
Year 9                                       $124,538.04           $1,494.456.50
Year 10                                      $127,538.96           $1,530,467.50

              (i) "Tenant's  Share" means,  with respect to the  calculation  of
         Additional Rent according to Section 4.2, 10.90% (.1090).

              (j)  "Security Deposit" means NONE

              (k)  "Landlord's Building Address" means:
                   TrizecHahn 10 South Riverside Management L.P.
                   120 South Riverside
                   Suite 2100
                   Chicago, IL 60606
                   Attention:  Property Manager

              (l)  "Landlord's General Address" means:
                   TrizecHahn 10 South Riverside Management L.P.
                   TrizecHahn Office Properties Inc.
                   Sears Tower
                   233 S. Wacker Drive
                   Suite 4600
                   Chicago, IL 60606
                   Attention:  Senior Vice President

                   With a copy of notices of default to:
                   TrizecHahn 10 South Riverside Management L.P.
                   TrizecHahn Office Properties Inc.
                   3011 W. Grand Blvd.
                   Suite 450
                   Detroit, MI 48202
                   Attention: Regional Legal Counsel

              (m)  "Tenant's Notice Address" means,

                   for notices given before the Commencement Date:
                   CDW Computer Centers, Inc.
                   200 North Milwaukee Ave.
                   Vernon Hills, IL 60061
                   Attn: Harry J. Harczak, Jr.

                   and for notices given after the Commencement Date:
                   CDW Computer Centers, Inc.
                   200 North Milwaukee Ave.
                   Vernon Hills, IL 60061
                   Attn: Harry J. Harczak, Jr.

                   With a copy of Notices of Default to:

                   Michael S. Tepper
                   Arnstein & Lehr

                   120 South Riverside Plaza, Suite 1200
                   Chicago, IL 60606

              (n)  "Tenant's Invoice Address" means:
                   CDW Computer Centers, Inc.
                   200 North Milwaukee Ave.
                   Vernon Hills, IL 60061
                   Attn: Harry J. Harczak, Jr.

              (o)  "Brokers"  means the following  brokers who will be paid by
                   Landlord in accordance  with Section 23 herein:  TrizecHahn
                   Office  Properties Inc. on behalf of Landlord and CB Richard
                   Ellis, Inc. on behalf of Tenant.

              (p)  "Liability Insurance Amount" means $5,000,000.00.

1.2    Exhibits.

         The  Exhibits  listed below are  attached to and  incorporated  in this
         Lease. In the event of any inconsistency  between such Exhibits and the
         terms and  provisions  of this Lease,  the terms and  provisions of the
         Exhibits will control. The Exhibits to this Lease are:

Exhibit A        -   Plan Delineating the Premises
Exhibit B        -   Possession and Leasehold Improvements Agreement
Exhibit C        -   Occupancy Estoppel Certificate
Exhibit D        -   Rules and Regulations
Exhibit E        -   Equitable's  Standard SNDA Form
Exhibit F        -   Janitorial Specifications
Exhibit G        -   Tenant's Trade Fixtures To Be Removed
Exhibit H       -    Existing Tenant Rights

1.3    Additional Definitions.

         In addition to those terms defined in Section 1.1 and other sections of
         this Lease,  the  following  defined terms when used in this Lease have
         the meanings indicated:

              (a)  "Additional Rent" means the Rent payable according to
                   Section 4.2.

              (b) "Building" means the office and retail building commonly known
         as the 10 South  Riverside  Plaza  Building  located on the Land and in
         which the Premises are located.

              (c)  "Business  Hours" means the hours from 8:00 a.m. to 6:00 p.m.
                   on Monday  through Friday and from 8:00 a.m. to 1:00 p.m. on
                   Saturday, excluding Holidays.

              (d) "Common Areas" means certain  interior and exterior common and
         public  areas  located  on  the  Land  and in  the  Building  as may be
         designated by Landlord for the  non-exclusive  use in common by Tenant,
         Landlord and other tenants,  and their  employees,  guests,  customers,
         agents  and   invitees.   Changes  in  Common  Areas  shall  result  in
         recalculations of Tenant's Share accordingly.

              (e) "Construction Administration Fee" means for all work performed
         in the Premises except the initial buildout of the Premises pursuant to
         Exhibit B herein, whether performed by Landlord or Tenant, Tenant shall
         pay to Landlord five percent (5%) of the cost of the work.

          (f)  "Expenses"  means the  aggregate of any and all costs (other than
          those expressly excluded below) incurred or accrued during each Fiscal
          Year  according  to  generally  accepted  accounting   principles  for
          operating, managing,  administering,  equipping, securing, protecting,
          repairing,  replacing,  renewing, cleaning,  maintaining,  decorating,
          inspecting,  and providing water, sewer and other energy and utilities
          to the Land,  Building  and  Common  Areas and  expenses  incurred  by
          Landlord  in  connection  with any  change  of any  company  providing
          electricity  service;  administrative  fees in an  amount  equal  to a
          market  management  fee (provided  that if Landlord  elects to use the
          services  of a  managing  agent,  Expenses  will  include,  instead of
          administrative fees,  management fees calculated in the same manner as
          administrative   fees);  fees  and  expenses   (including   reasonable
          attorney's  fees) incurred in contesting the validity of any Laws that
          would cause an increase in Expenses; depreciation on personal property
          and moveable equipment which is or should be capitalized on Landlord's
          books; occupancy costs associated with the Building management office,
          consisting of Base Rent costs plus the proportionate share of Expenses
          and Taxes attributable to such office; Capital expenses made by reason
          of insurance  requirements and costs (whether capital or not) that are
          incurred in order to conform to changes  subsequent to the Date in any
          Laws,  or that are made by reason of insurance  requirements,  or that
          are commercially reasonably intended to reduce Expenses or the rate of
          increase in Expenses  (such costs will not be included in Expenses for
          the Base Year,  if any,  and will  otherwise be charged to Expenses in
          annual  installments  over the useful life of the items for which such
          costs are incurred  [in the case of items  required by changes in Laws
          or  insurance  requirements]  or over the period  Landlord  reasonably
          estimates  that it will take for the savings in  Expenses  achieved by
          such  items to equal  their  cost  [in the case of items  intended  to
          reduce  Expenses  or  their  rate of  increase],  and in  either  case
          together  with  interest,  each  Fiscal Year such costs are charged to
          Expenses,  on the  unamortized  balance at an  interest  rate of 1% in
          excess of the average  Prime Rate in effect  during such Fiscal  Year.
          Expenses  will not include (1) mortgage  principal  or  interest;  (2)
          ground  lease  payments;   (3)  leasing  commissions;   (4)  costs  of
          advertising  space  for  lease in the  Building;  (5)  costs for which
          Landlord is  reimbursed  by insurance  proceeds or from tenants of the
          Building (other than such tenants' regular contributions to Expenses);
          (6) any  depreciation  or capital  expenditures  (except as  expressly
          provided  above);  (7) legal fees incurred for  negotiating  leases or
          collecting  rents;  (8)  costs  directly  and  solely  related  to the
          maintenance and operation of the entity that constitutes the Landlord;
          (9) real estate  brokers'  leasing  commissions  or  compensation  and
          advertising  and marketing  expenses and  attorney's  fees incurred in
          connection  with  leasing  space  in  the  Building;  (10)  costs  for
          sculptures,  paintings or other  objects of art in excess of $1,500.00
          per piece  (except  that there  shall not be excluded  the  reasonable
          costs of maintaining  such objects in the public areas of the Building
          nor shall there be excluded  the  reasonable  costs of  repairing  and
          insuring  such  objects);   (11)  attorney  fees,   costs,  and  other
          expenditures incurred in connection with negotiations,  disputes,  and
          claims with other  tenants or  occupants of the Building or with other
          third persons except (a) as  specifically  otherwise  provided in this
          Lease,   and  (b)  except  those  attorney  fees,   costs,  and  other
          expenditures incurred in connection with negotiations,  disputes,  and
          claims  against Tenant  relating to items of Expenses,  enforcement of
          rules and  regulations  of the Building and such other  matters  which
          relate  to the  maintenance  of  standards;  (12) any cost or  expense
          reimbursed by a tenant of the Building,  except for amounts reimbursed
          as  Taxes or  Expenses;  (13) any  interest  on any debt or  amortized
          payments on any  mortgage  or any rent under any ground or  underlying
          lease;  (14) expenses in connection  with services which Tenant is not
          entitled to receive  under this Lease but which are  provided to other
          tenants or occupants of the Building  without  reimbursement by direct
          payment;  (15) wages and  salaries of (i)  management  or  supervisory
          personnel  above the level of General Manager of the city in which the
          Building is located, (ii) leasing personnel,  (iii) off-site personnel
          or personnel who do not devote  substantially all of their time to the
          Building  unless such wages and  benefits are prorated to reflect time
          spent on  operating  and managing  the  Building,  however the parties
          acknowledge  that certain  personnel shall be maintained  off-site and
          the pro-rata  costs of same shall be included in  Expenses,  including
          accounting,  technical  services and  information  services;  (16) any
          expense  for  which  Landlord  is  compensated   through  proceeds  of
          insurance  or which  would  have  been  compensated  for had  Landlord
          maintained insurance customarily carried by similar landlords,  except
          that any deductible amounts under any insurance policies maintained by
          Landlord  shall not be  excluded  from  Expenses  to the  extent  such
          deductible amount does not exceed that maintained by similar buildings
          in  downtown  Chicago;  (17)  costs of  management  fees in  excess of
          reasonable  and  customary  fees  charged in  comparable  large office
          buildings in downtown Chicago;  (18) costs incurred by Landlord due to
          any  violation  of any lease or occupancy  agreement in the  Building,
          except for interest which may accrue on delinquent payments during the
          pendency of any good faith  contest or challenge of the  obligation on
          the part of the Landlord to pay such costs; (19) costs incurred due to
          the  violation  or failure of  Landlord  to timely  comply with or pay
          amounts  due as required  by Laws or with  respect to any  contractual
          requirement,  except  for  interest  which may  accrue  on  delinquent
          payments  during the  pendency  of any good faith  contest of same and
          except to the extent that such  failure is caused by Tenant's  failure
          to timely comply with the terms of this Lease; (20) Landlord's general
          overhead,  except as it  related to  management  of the  Building  and
          except as  specifically  set forth  herein;  (21) any cost or  expense
          applicable  to or incurred in connection  with  operation of a parking
          garage  facility in the Building;  (22) any  compensation  paid to any
          person or entity controlled  directly or indirectly by Landlord or any
          principal of Landlord but only to the extent such compensation exceeds
          what would have been earned had such  services,  supplies or materials
          been provided on a  competitive  basis or by Landlord on a stand alone
          basis;  (23) all  expenses  related to removal of asbestos  containing
          material from any floor in the Building and installation of substitute
          fire  retardant  materials and all expenses  related to repairs,  (24)
          alterations or improvements  to the Building  necessary to comply with
          the American  Disabilities  Act in effect and as interpreted as of the
          date of  execution  of  this  Lease;  and  (25)  cost of  broadcasting
          facilities,   recreational  and/or  athletic  facilities,   conference
          facilities  to the  extent  the  costs  of  same  are  recovered  from
          conference facility users, restaurants or an observatory,  operated by
          Landlord as a common facility, if any. For each Fiscal Year during the
          Term,  the amount by which  those  Expenses  that vary with  occupancy
          (such as cleaning  costs and  utilities)  would have increased had the
          Building  been  95%  occupied  and  operational  and had all  Building
          services been  provided to all tenants will be  reasonably  determined
          and the amount of such  increase will be included in Expenses for such
          Fiscal Year.

              (g)  "Encumbrance " shall have the meaning set forth in
                   Section 18.3.

              (h) "Fiscal  Year" means  Landlord's  fiscal  year,  which ends on
         December  31st of each  calendar  year and may be changed at Landlord's
         discretion.

              (i)  "Force   Majeure"   means  any  acts  of  God,   governmental
         restriction,  strikes,  labor  disturbances,  shortages of materials or
         supplies,  or any other cause or event beyond the  parties'  reasonable
         control  (but  not  because  of  insolvency,  lack of  funds  or  other
         financial  cause),  by which either party is hindered or prevented from
         performance of any act under this Lease,  then  performance of such act
         shall be  excused  for the period  during  which  such  performance  is
         rendered  impossible;  and  time  for  performance  shall  be  extended
         accordingly. However, Force Majeure shall not relieve either party from
         any  obligation  under this Lease.  No such delay shall  constitute  an
         actual or constructive  eviction in whole or in part, or entitle Tenant
         to any abatement or diminution of rents or other charges due, or impose
         any liability upon Landlord or its agents because of  inconvenience  to
         Tenant or injury to or interruption of Tenant's business.

              (j)  "Holidays" means New Year's Day,  Memorial Day,  Independence
                   Day, Labor Day,  Thanksgiving Day and Christmas Day.

              (k) "Land" means the real property  located at 10 South Riverside,
         City of  Chicago,  County  of Cook,  State of  Illinois  as more  fully
         described  on Schedule 1 attached  and  incorporated  herein,  less any
         portions that may be conveyed  separately from the Building by Landlord
         from time to time, plus any additional real property located  proximate
         to the Land  that may be  operated  by  Landlord  from  time to time in
         conjunction with the Land.

              (l) "Laws" means any and all present or future  federal,  state or
         local laws, statutes,  ordinances,  rules, regulations or orders of any
         and  all   governmental  or   quasi-governmental   authorities   having
         jurisdiction.

              (m) "Lease  Year"  means  each  successive  period of 12  calendar
         months during the Term, ending on the same day and month (but not year,
         except  in the case of the  last  Lease  Year) as the day and  month on
         which the Expiration Date will occur. If the  Commencement  Date is not
         the first day of a month,  the first Lease Year will be greater than 12
         months by the number of days from the Commencement Date to the last day
         of the month in which the Commencement Date occurs.

              (n)  "Prime Rate" means the rate of interest  announced  from time
          to time by Citibank,  N.A., or any successor to it, as its prime rate.
          If  Citibank,  N.A. or any  successor to it ceases to announce a prime
          rate,  Landlord  will  designate  a  reasonably  comparable  financial
          institution for purposes of determining the Prime Rate.

               (p)  "Rent"  means the Base Rent,  Additional  Rent and all other
          amounts required to be paid by Tenant under this Lease.

               (q)  "Taxes"  means the amount  incurred  or accrued  during each
          Fiscal Year according to generally accepted accounting  principles for
          that portion of the following  items that is allocable to the Land and
          Building:  all  ad  valorem  real  and  personal  property  taxes  and
          assessments,  special or otherwise, levied upon or with respect to the
          Land  or  Building,  the  personal  property  used  in  operating  the
          Building,  and the rents and additional  charges payable by tenants of
          the Building, and imposed by any taxing authority having jurisdiction;
          all taxes, levies and charges which may be assessed, levied or imposed
          in  replacement  of, or in addition  to, all or any part of ad valorem
          real or personal property taxes or assessments as revenue sources, and
          which in whole or in part are measured or  calculated by or based upon
          the Land or Building,  the leasehold estate of Landlord or the tenants
          of the  Building,  or the  rents  and other  charges  payable  by such
          tenants;  capital and place-of-business taxes, and other similar taxes
          assessed  relating  to  the  Building;  and  any  reasonable  expenses
          incurred by Landlord in  attempting  to reduce or avoid an increase in
          Taxes, including, without limitation, reasonable legal fees and costs.
          Taxes  will  not  include  any  net  income  taxes,  capital,   stock,
          succession,  transfer, franchise, gift, estate or inheritance taxes of
          Landlord.

              (r)  "Untenantable" shall have the meaning set forth in Section
                   7.4 herein.

2.     grant of lease.

2.1    Demise.

         Subject to the terms,  covenants,  conditions  and  provisions  of this
         Lease,  Landlord  leases to Tenant and Tenant  leases from Landlord the
         Premises,  together  with the  non-exclusive  right  to use the  Common
         Areas, for the Term.

2.2    Quiet Enjoyment.

         Landlord  covenants  that  during the Term  Tenant  will have quiet and
         peaceable possession of the Premises,  subject to the terms, covenants,
         conditions and provisions of this Lease,  and Landlord will not disturb
         such possession except as expressly provided in this Lease.

2.3    Landlord and Tenant Covenants.

         Landlord  covenants to observe and perform all of the terms,  covenants
         and conditions  applicable to Landlord in this Lease.  Tenant covenants
         to pay the Rent when due,  and to observe and perform all of the terms,
         covenants and conditions applicable to Tenant in this Lease.

3.     TERM.

3.1    Commencement Date.

         "Commencement  Date" means the first day of the Term, which the parties
         acknowledge  will be in Phases,  with Phase 1 containing  the 5th Floor
         and Phase 2 containing the 6th Floor.  The  Commencement  Date for each
         Phase  (i.e.  the "5th  Floor  Commencement  Date"  and "the 6th  Floor
         Commencement  Date")  will be the earlier of (i) the first day on which
         Tenant  occupies  the  applicable  Phase for the regular  conduct  (not
         testing) of its business;  or (ii) the Scheduled  Commencement Date for
         the applicable Phase (as the same may be extended  according to Section
         3.3 below).

3.2    Early Occupancy.

         Tenant  has no right to  enter  the  Premises  until  Landlord  tenders
         possession.  With Landlord's express written consent, Tenant may occupy
         the  Premises  for regular  conduct of Tenant's  business  prior to the
         Scheduled  Commencement Date. If Tenant takes possession of any part of
         the Premises for the regular conduct of Tenant's  business prior to the
         applicable  Scheduled  Commencement  Date with Landlord's prior written
         consent,  all of the  covenants  and  conditions of the Lease will bind
         both parties with respect to such portion of the  Premises,  and Tenant
         will pay  Landlord  for such  portion of the Premises for the period of
         such  occupancy  according  to  Section  4 of the  Lease  at the  rates
         applicable to the first Lease Year (excluding any periods of excused or
         free rent,  if any),  prorated for the time and portion of the Premises
         so occupied.  No early occupancy under this Section 3.2 will change the
         Commencement Date or the Expiration Date.

3.3    Delayed Occupancy.

         Delayed  Occupancy  shall be  governed  by  Paragraph  2 of  Exhibit  B
attached hereto.

3.4    Surrender.

         Upon the  expiration  or other  termination  of the Term,  Tenant  will
         immediately  vacate and  surrender  possession  of the Premises in good
         order, repair and conditions, broom clean, except for ordinary wear and
         tear.  Upon  the  expiration  or  other  termination  of the  Term,  at
         Landlord's option, Tenant agrees to (a) remove those changes, additions
         and improvements  installed for or during Tenant's  occupancy,  whether
         made by Landlord  (pursuant to Sections 7.3(b),  8.2, 12.2, or 14.2) or
         by  Tenant,  that were not  approved  in the  initial  buildout  of the
         Premises or which Landlord, at the time that Tenant submitted plans for
         same for Landlord's approval pursuant to Section 9.1 herein,  requested
         Tenant to remove, and (b) remove all of Tenant's trade fixtures, office
         furniture,  office  equipment and other  personal  property,  including
         without  limitation  the items set forth in Exhibit G.  Tenant will pay
         Landlord on demand the cost of repairing  any damage to the Premises or
         Building  caused by the  installation  or  removal  of any such  items.
         Except  as  described  herein  in this  Section  3.4,  any of  Tenant's
         property remaining in the Premises will be conclusively  deemed to have
         been  abandoned  by  Tenant  and  may be  appropriated,  stored,  sold,
         destroyed  or  otherwise  disposed  of by  Landlord  without  notice or
         obligation  to account to or  compensate  Tenant,  and Tenant  will pay
         Landlord on demand all reasonable  costs incurred by Landlord  relating
         to such abandoned property.

3.5    Holding Over.

         Tenant  understands that it does not have the right to hold over at any
         time unless agreed to by Landlord, in its sole discretion, and Landlord
         may  exercise  any and all  remedies  at law or in  equity  to  recover
         possession  of the  premises,  as  well  as  any  damages  incurred  by
         Landlord,  due to Tenant's  failure to vacate the  Premises and deliver
         possession to Landlord as required by this Lease.  If Tenant holds over
         after the Expiration  Date without  Landlord's  prior written  consent,
         Tenant  will be  deemed a tenant  at  sufferance,  at a daily  Base and
         Additional Rent, payable in advance, equal to 110% for the first thirty
         (30) days and 150%  thereafter of the Base and Additional  Rent per day
         payable  during the last year of the Term,  and Tenant will be bound by
         all of the other terms,  covenants and  agreements of this Lease as the
         same may apply to a  tenancy  at  sufferance.  The  provisions  of this
         Section  3.5 shall not  operate as a waiver by Landlord of any right of
         re-entry hereinbefore provided.

4.     rent.

4.1    Base Rent.

         Commencing  on the  Commencement  Date and then  throughout  the  Term,
         Tenant  agrees to pay Landlord  Base Rent  according  to the  following
         provisions.  Base Rent  during  each Lease Year (or  portion of a Lease
         Year)   described  in  Section   1.3(k)  will  be  payable  in  monthly
         installments  in the amount  specified for such Lease Year (or portion)
         in Section 1.1(h),  in advance,  on or before the first day of each and
         every month during the Term.  However,  if the Term  commences on other
         than the first  day of a month or ends on other  than the last day of a
         month, Base Rent for such month will be appropriately prorated.

4.2    Additional Rent.

         Tenant  agrees to pay  Landlord,  as  Additional  Rent,  in the  manner
         provided below for each Fiscal Year that contains any part of the Term,
         Tenant's  Share of (i) the  amount of  Expenses  for such  Fiscal  Year
         ("Additional  Expenses");  and (ii) the amount of Taxes for such Fiscal
         Year ("Additional Taxes").

              (a) Estimated  Payments.  Prior to or as soon as practicable after
         the  beginning  of each Fiscal  Year,  Landlord  will notify  Tenant of
         Landlord's  estimate  of  Tenant's  Share of  Additional  Expenses  and
         Additional  Taxes for the ensuing  Fiscal Year.  On or before the first
         day of each month during the ensuing  Fiscal  Year,  Tenant will pay to
         Landlord,  in advance,  1/12 of such estimated  amounts,  provided that
         until such  notice is given with  respect to the ensuing  Fiscal  Year,
         Tenant  will  continue to pay on the basis of the prior  Fiscal  Year's
         estimate until the month after the month in which such notice is given.
         In the month Tenant first pays based on Landlord's new estimate, Tenant
         will pay to Landlord  one-twelfth  ((1)/12th) of the difference between
         the new estimate and the prior year's estimate for each month which has
         elapsed since the beginning of the current  Fiscal Year. If at any time
         or times it appears  to  Landlord  that  Tenant's  Share of  Additional
         Expenses or Tenant's  Share of  Additional  Taxes for the  then-current
         Fiscal  Year  will  vary  from  Landlord's  estimate  by more  than 5%,
         Landlord  may, by notice to Tenant,  revise its  estimate for such year
         and subsequent  payments by Tenant for such year will be based upon the
         revised estimate, all of which are subject to the limitations contained
         in Section 4.7.

              (b) Annual Settlement.  As soon as practicable,  but no later than
         120 days after the close of each Fiscal Year,  Landlord will deliver to
         Tenant its  statement  of Tenant's  Share of  Additional  Expenses  and
         Additional  Taxes  for  such  Fiscal  Year.  If on the  basis  of  such
         statement  Tenant  owes  an  amount  that is less  than  the  estimated
         payments  previously made by Tenant for such Fiscal Year, Landlord will
         either refund such excess amount to Tenant or credit such excess amount
         against the next payment(s), if any, due from Tenant to Landlord. If on
         the basis of such statement Tenant owes an amount that is more than the
         estimated  payments  previously  made by Tenant for such  Fiscal  Year,
         Tenant will pay the  deficiency  to  Landlord  within 30 days after the
         delivery of such statement. If this Lease commences on a day other than
         the first day of a Fiscal  Year or  terminates  on a day other than the
         last day of a Fiscal Year,  Tenant's  Share of Additional  Expenses and
         Additional   Taxes   applicable  to  the  Fiscal  Year  in  which  such
         commencement or termination occurs will be prorated on the basis of the
         number of days within such Fiscal Year that are within the Term.

              (c) Final Payment.  Tenant's obligation to pay the Additional Rent
         and  Landlord's  obligation  to  refund or credit  any  overpayment  of
         Additional  Rent  provided for in this Section 4.2 which is accrued but
         not paid for periods prior to the  expiration or early  termination  of
         the Term will survive such expiration or early termination. Prior to or
         as soon as practicable after the expiration or early termination of the
         Term,  but no later than 120 days  after the end of the Fiscal  Year in
         which such expiration or early termination occurs,  Landlord may submit
         an invoice to Tenant stating Landlord's estimate of the amount by which
         Tenant's Share of Additional  Expenses and Additional Taxes through the
         date of such  expiration  or early  termination  will  exceed  Tenant's
         estimated payments of Additional Rent for the Fiscal Year in which such
         expiration or termination  has occurred or will occur.  Tenant will pay
         the amount of any such  excess to  Landlord  or  Landlord  shall pay to
         Tenant the amount of any Tenant's  overpayment within 30 days after the
         date of Landlord's invoice.

4.3    Other Taxes.

         Tenant  will  reimburse  Landlord  upon  demand  for any and all  taxes
         payable by Landlord  (other than net income taxes and taxes included in
         Taxes)  whether or not now  customary  or within the  contemplation  of
         Landlord and Tenant: (a) upon,  measured by or reasonably  attributable
         to the cost or value of Tenant's  equipment,  furniture,  fixtures  and
         other personal  property located in the Premises:  (b) upon or measured
         by  Rent;  (c)  upon  or  with  respect  to  the  possession,  leasing,
         operation,   management,   maintenance,   alteration,  repair,  use  or
         occupancy by Tenant of the Premises or any portion of the Premises; and
         (d) upon this  transaction  or any  document to which Tenant is a party
         creating or transferring  an interest or an estate in the Premises.  If
         it is not  lawful  for  Tenant  to  reimburse  Landlord,  the Base Rent
         payable  to  Landlord  under  this  Lease  will be  revised to yield to
         Landlord the same net rental after the  imposition of any such tax upon
         Landlord as would have been payable to Landlord prior to the imposition
         of any such tax.

4.4    Terms of Payment.

         All Base Rent,  Additional Rent and other Rent will be paid to Landlord
         (H, B-H Associates d/b/a TrizecHahn 10 South Riverside Management L.P.)
         in lawful money of the United States of America,  at Old Kent Bank Slot
         30241 PO Box 66973  Chicago IL 60666-0973 or to such other person or at
         such  other  place as  Landlord  may  from  time to time  designate  in
         writing,  without  notice or demand  and  without  right of  deduction,
         abatement  or setoff,  except as otherwise  expressly  provided in this
         Lease.

4.5    Interest on Late Payments.

         All amounts payable under this Lease by Tenant to Landlord, if not paid
         within 5 days of when due,  will bear  interest from the due date until
         paid at the lesser of the highest interest rate permitted by law or the
         then-current Prime Rate.

4.6    Right to Accept Payments.

         No receipt by Landlord of an amount less than  Tenant's full amount due
         will be deemed to be other  than  payment  "on  account",  nor will any
         endorsement or statement on any check or any accompanying letter effect
         or evidence an accord and satisfaction.  Landlord may accept such check
         or payment without prejudice to Landlord's right to recover the balance
         or pursue any right of  Landlord.  No  payments  by Tenant to  Landlord
         after the  expiration  or other  termination  of the Term, or after the
         giving of any  notice  (other  than a demand  for  payment of money) by
         Landlord to Tenant, will reinstate, continue or extend the Term or make
         ineffective  any notice  given to Tenant prior to such  payment.  After
         notice or  commencement  of a suit,  or after final  judgment  granting
         Landlord  possession of the Premises,  Landlord may receive and collect
         any sums of Rent due under this Lease,  and such  receipt will not void
         any notice or in any manner  affect any  pending  suit or any  judgment
         obtained.

4.7    Expense Cap.

         "Capped  Expenses"  shall mean all  Expenses  exclusive  of  Non-Capped
         Expenses as defined below.  For the purpose of  determining  Additional
         Rent,  during the initial Term of the Lease only,  Capped  Expenses for
         any  calendar  year  shall not be  increased  over the amount of Capped
         Expenses  during  the  calendar  year in which  the term of this  Lease
         commences  by more  than  five  percent  (5%) per year on a  cumulative
         basis,  compounded annually. For example, if Capped Expenses during the
         calendar year in which the term of this Lease  commences were $100,000,
         the cap on Capped  Expenses for the fifth full  calendar  year would be
         $121,550.63  ($100,000  times 1.05  times 1.05 times 1.05 times  1.05).
         Notwithstanding  what is set forth herein,  Landlord shall not increase
         Capped  Expenses more than ten percent (10%) in any one year,  however,
         Landlord  may  carry  over any  increase  in Capped  Expenses  over ten
         percent for a particular year to apply toward Capped Expenses in future
         years until recovered.  It is understood and agreed that there shall be
         no cap on  Non-Capped  Expenses,  which are hereby  defined to mean all
         Expenses that in Landlord's sole discretion and judgment may be subject
         to increases which are outside of Landlord's control, including but not
         limited to, all utility  expenses,  snow  removal  expenses,  insurance
         premiums,  costs governed by collective bargaining,  costs incurred due
         to requirements of Law or insurance  carriers,  major repairs, or costs
         incurred  due to  casualty or  condemnation  to the extent same are not
         reimbursed  by insurance  required to be carried under this Lease or by
         condemnation award. At no time shall there be any cap on Taxes.

4.8    Tenant's Right to Audit.

         Landlord  shall  maintain  complete  and  accurate  books  and  records
         detailing  all Expenses and Taxes for not less than the  preceding  one
         (1) year. Landlord may keep the books and records at the Building or at
         Landlord's regional office. Within ninety days of receipt of Landlord's
         annual  statement  for  Tenant's  Share  of  Additional   Expenses  and
         Additional  Taxes as described in Section  4.2(b) above and upon thirty
         (30) days written notice Tenant and/or its representatives (which shall
         be members of one of the "Big Five"  accounting  firms and shall not be
         compensated  on a contingency  fee basis for this audit) shall have the
         right,  at Tenant's  expense,  to examine (but not to copy),  and audit
         during normal business hours,  Landlord's books and records  pertaining
         to the Expenses and Taxes for the  preceding  year to enable  Tenant to
         verify the accuracy thereof.  Landlord shall reasonably  cooperate with
         Tenant in any such  examination.  Any  information  reviewed  by Tenant
         and/or its  representatives  shall be kept confidential and may only be
         disclosed as set forth in Section 26.10.  If it is determined  that the
         Expenses  and Taxes  reported by Landlord  are in excess of one hundred
         five (105%) percent of the actual amount of Expenses and Taxes, then if
         (i) Landlord  fails to dispute such finding,  or (ii)  Landlord  agrees
         with such finding,  or (iii)  following a dispute of Tenant's  audit by
         Landlord  the   reconciled   audits  still  evidence  that  Tenant  was
         overcharged  by  more  than  5%  as  set  forth  above,  then  Tenant's
         reasonable  actual  costs of said audit shall be payable by Landlord on
         demand.  Any  overpayment by Tenant shall be credited to Tenant and any
         undercharge  shall be paid by  Tenant as soon as  reasonably  possible.
         Failure by Tenant to contest or dispute the  allocation  of  Additional
         Rent within ninety days of receipt of Landlord's  annual  statement for
         Tenant's Share of Additional Expenses and Additional Taxes as described
         in Section 4.2(b) above (a) is deemed a waiver of the applicable  audit
         or dispute right and any right to contest the  Additional  Rent charges
         (undercharges  or  overcharges)  for the applicable  Lease year; (b) is
         deemed  acceptance of the  Additional  Rent charges as submitted to and
         reviewed by Tenant;  and (c)  CONSTITUTES  FULL  RELEASE OF LANDLORD BY
         TENANT FOR ANY OVERCHARGES of Additional Rent for the applicable  Lease
         year . Such  audit  review by Tenant  shall not  postpone  or alter the
         liability  and  obligation  of Tenant to pay any  amounts due under the
         Terms of the Lease,  nor shall  Tenant be entitled  to conduct  such an
         audit if Tenant is otherwise in Default under this Lease.  No subtenant
         shall have any right to conduct an audit and no assignee  shall conduct
         an  audit  for  any  period  during  which  such  assignee  was  not in
         possession of the  Premises.  The  foregoing  provisions  shall survive
         termination or expiration of the Lease.

5.     Condition of Premises.

         Subject  to any  provision  of this  Lease  concerning  the  making  of
         Leasehold  Improvements by Landlord in the Premises,  including without
         limitation  Exhibit B  herein,  by taking  possession  of the  Premises
         hereunder,  Tenant  accepts  the  Premises  as  being  in  good  order,
         condition  and  repair,  and  otherwise  as is,  where  is and with all
         faults.  Except as may be expressly set forth in this Lease,  including
         Exhibit B, Tenant acknowledges that neither Landlord, nor any employee,
         agent or contractor of Landlord has made any representation or warranty
         concerning  the  Land,  Building,  Common  Areas  or  Premises,  or the
         suitability  of  either  for the  conduct  of  Tenant's  business.  The
         Premises do not include any areas above the  finished  ceiling or below
         the  finished  floor  covering  installed  in the Premises or any other
         areas not shown on  Exhibit A as being part of the  Premises.  Landlord
         reserves,  for Landlord's  exclusive  use, any of the following  (other
         than those installed for Tenant's exclusive use) that may be located in
         the  Premises:   janitor  closets,   stairways  and  stairwells;   fan,
         mechanical, electrical, telephone and similar rooms; and elevator, pipe
         and other vertical shafts, flues and ducts. Notwithstanding what is set
         forth herein,  Tenant, subject to Landlord's reasonable prior approval,
         may have  non-exclusive  use of the area above the finished ceiling and
         below the finished  floor for  electrical,  telephone and other cabling
         and other  similar  rooms  serving  the  Premises  to run  voice  /data
         communication cabling.

6.     USE AND OCCUPANCY.

6.1    Use.

              (a) Tenant  agrees to use and occupy the Premises only for the Use
         described  in Section  1.1(e),  or for such other  purpose as  Landlord
         expressly authorizes in writing.

              (b) The use of the Premises  permitted  under Section 6.1(a) shall
         not  include,  and  Tenant  shall not use,  or permit  the use of,  the
         Premises  or any part  thereof  for:  (i) the  offices or business of a
         governmental  or  quasi-governmental   bureau,  department  or  agency,
         foreign or domestic,  including an autonomous governmental  corporation
         or diplomatic or trade  mission;  or (ii) conduct or maintenance of any
         gambling or gaming  activities or any political  activities of any club
         activities, or a school or employment or placement agency; or (iii) any
         use which would (1) violate any agreement which affects the Building or
         binds  Landlord,  including  without  limitation,  any  exclusive  uses
         granted  to  existing  tenants  or (2)  conflict,  in  Landlord's  sole
         opinion,  with retail uses  currently  in  existence  in the  Building.
         Landlord agrees that Tenant's initial use and space plan do not require
         any improvements,  alterations or changes in services per this Article.
         Education,   training  and   recruitment  of  Tenant's   employees  and
         prospective  employees in conjunction with Tenant's Use hereunder shall
         be deemed a permitted Use  hereunder.  Use includes the rights  granted
         under Section 34.

6.2    Compliance.

              (a)  Tenant  agrees to use the  Premises  in a safe,  careful  and
         proper manner,  and to comply with all Laws  applicable to Tenant's use
         and occupancy of the  Premises.  If, (i) due to the nature or manner of
         any use or occupancy of the Premises by Tenant,  or (ii) to a condition
         created by Tenant, or a breach of Tenant's obligations hereunder or the
         negligence  of Tenant or its  invitees,  or (iii)  the  requirement  of
         installation  or  modification  of any gas,  smoke or fire  detector or
         alarm or any sprinkler or other system to prevent or extinguish fire or
         combustion or to promote fire safety,  any  improvements or alterations
         to the  Premises  or Building  or changes in the  services  provided by
         Landlord  according  to Section 7 are required to comply with any Laws,
         or with requirements of Landlord's  insurers,  then Tenant will pay all
         costs of the required improvements, alterations or changes in services.

              (b)  Landlord and Tenant  agree that,  during the Term,  each will
         comply  with all Laws  governing,  and all  procedures  established  by
         Landlord  for,  the  use,  abatement,  removal,  storage,  disposal  or
         transport of any substances,  chemicals or materials declared to be, or
         regulated as,  hazardous or toxic under any applicable Laws ("Hazardous
         Substances")  and  any  required  or  permitted   alteration,   repair,
         maintenance,  restoration,  removal  or  other  work  in or  about  the
         Premises,  Building  or Land that  involves  or affects  any  Hazardous
         Substances.  Each  party  will  indemnify  and hold the  other  and the
         other's  "Affiliates"  (as defined in Section  13.1)  harmless from and
         against any and all claims, costs and liabilities (including reasonable
         attorneys'  fees)  arising out of or in  connection  with any breach by
         such party of its  covenants  under this Section  6.2(b).  The parties'
         obligations  under this Section  6.2(b) will survive the  expiration or
         early termination of the Term.

              (c) The  parties  hereby  agree that  throughout  the Term of this
         Lease, the Landlord shall be responsible, at its sole cost and expense,
         for compliance with the Americans With Disabilities Act of 1990 and all
         regulations  issued by the U.S.  Attorney  General or other  authorized
         agencies under the authority of such Act ("ADA") in the Common Areas of
         the Building and that Tenant shall be responsible  for compliance  with
         the ADA in the  Premises.  Tenant  agrees that in the event it provides
         any plans or specifications for improvements,  alterations or additions
         to the  Premises  pursuant to the terms and  conditions  of this Lease,
         Tenant  shall be  obligated  to cause such plans to conform to all then
         applicable requirements of the ADA and shall otherwise cause them to be
         in accordance with the agreements  contained in this Section 6.2(c) and
         Tenant shall notify Landlord of any particular requirements that Tenant
         may have to enable Landlord to meet its obligations  under this Section
         6.2(c).  Landlord  and  Tenant  covenant  and  agree to  reimburse  and
         indemnify each other for any expenses incurred by the indemnified party
         due to the indemnified  party's failure to conform to the  requirements
         of the ADA as  agreed to in this  Section  6.2(c),  including,  but not
         limited  to,  the  cost  of  making  any  alterations,  renovations  or
         accommodations  required  by the ADA, or any  governmental  enforcement
         agency,  or any court,  any and all fines,  civil penalties and damages
         awarded  resulting from a violation of the ADA and all reasonable legal
         expenses  incurred  in  defending  such claims made under the ADA or in
         enforcing  this  indemnification,   including,   but  not  limited  to,
         reasonable  attorney's  fees.  Such  indemnification  shall survive the
         expiration or termination of this Lease.

              (d)  Landlord has  disclosed to Tenant that the Building  contains
         asbestos containing material ("ACM") and that the Premises will be free
         of ACM except in sealed  perimeter  columns on or before the Start Date
         pursuant to the terms of Exhibit B.  Landlord  has  established  an ACM
         management program that will govern all work in the Building that could
         disturb  any  ACM.  Regardless  of any  provision  of the  Lease to the
         contrary,  Tenant will not  undertake  any work in the  Premises or the
         Building  (including,   without  limitation,  any  alteration,  repair,
         maintenance,  restoration or removal work contemplated by Sections 8.1,
         9.1,  12.2 or 16.1 of the  Lease)  that  could  disturb  any ACM in the
         sealed  perimeter  columns in the Premises or ACM in other parts of the
         Building  without  first  notifying  Landlord of the proposed  work and
         cooperating  with  Landlord  to ensure  that such  work  complies  with
         Landlord's  ACM program.  Tenant agrees that its failure to comply with
         this Section  6.2(d) will  constitute  a material  breach of the Lease;
         however,  such agreement will not be deemed to limit the materiality of
         any other  Tenant  breach of the Lease for  failure to comply  with any
         other Rules and Regulations.

6.3    Occupancy.

         Tenant will not do or permit  anything  which  obstructs or  interferes
         with  other  tenants'  rights  or with  Landlord's  providing  Building
         services,  or which  injures or annoys other  tenants.  Tenant will not
         cause,  maintain or permit any  nuisance in or about the  Premises  and
         will keep the  Premises  free of debris,  and  anything of a dangerous,
         noxious,  toxic or offensive nature or which could create a fire hazard
         or undue vibration,  heat or noise. If any item of equipment,  building
         material or other  property  brought  into the Building by Tenant or on
         Tenant's request causes a dangerous, noxious, toxic or offensive effect
         including an environmental effect) and in Landlord's reasonable opinion
         such effect will not be  permanent  but will only be  temporary  and is
         able to be eliminated,  then Tenant will not be required to remove such
         item,  provided that Tenant promptly and diligently  causes such effect
         to be  eliminated,  pays for all costs of elimination  and  indemnifies
         Landlord against all liabilities arising from such effect.  Tenant will
         not make or permit any use of the  Premises  which may  jeopardize  any
         insurance   coverage,   increase  the  cost  of  insurance  or  require
         additional  insurance  coverage.  If by reason of  Tenant's  failure to
         comply  with  the  provisions  of this  Section  6.3(a)  any  insurance
         coverage  is   jeopardized  as  evidenced  by  a  written  notice  from
         Landlord's  insurance  carrier  then  Landlord  will have the option to
         terminate  this  Lease  after  giving  written  notice  to  Tenant  and
         providing  that Tenant shall cure same as soon as  reasonably  possible
         after said notice but no less than 30 days  thereafter and Tenant shall
         have  failed to cure same  within said cure  period,  or (b)  insurance
         premiums are increased, then Landlord may require Tenant to immediately
         pay Landlord as Rent the amount of the  increase in insurance  premiums
         directly  attributed  to  its  use.   Notwithstanding  anything  herein
         contained to the  contrary,  Landlord  agrees that  Tenant's Use of the
         Premises is an acceptable use under this Section 6.3 and this Lease and
         that  occupancy of up to 1 person per 100  rentable  square feet in the
         Premises is an acceptable  level of occupancy for the Premises,  except
         as otherwise  specifically  set forth in the Lease  including  Sections
         7.1(b)  and  (f  )  and  shall  not  constitute  a  default  hereunder.
         Notwithstanding  what is set forth in the preceding sentence,  Landlord
         makes  no  warranty  or  representation  regarding  the  compliance  of
         Tenant's Use or its occupancy of 1 person per 100 rentable  square feet
         in the Premises with any zoning laws.

7.     SERVICES AND UTILITIES.

7.1    Landlord's Standard Services.

         During the Term,  Landlord  will  operate and  maintain the Building in
         compliance  with all  applicable  Laws which are not the  obligation of
         Tenant and in good  condition and repair  according to those  standards
         from time to time prevailing for office buildings of a similar size and
         age in the area in which the Building is located.  Landlord  represents
         that as of the Date (i) the  plumbing,  electrical  wiring,  water  and
         sewerage systems, fire protection and sprinkler system, heating system,
         air-conditioning  equipment and  elevators  serving the Common Areas of
         the Building and the heating/air-conditioning distribution duct work to
         the exterior of the Premises are in good operating condition,  (ii) the
         Building structure, to the best of its knowledge, is in good condition,
         and (iii) the perimeter  induction units,  toilets and sinks located in
         the Premises are in good working  condition.  Landlord will provide the
         following services according to such standards, the costs of which will
         be included in Expenses to the extent provided in Section 1.3(f):

              (a) repair,  maintenance  and  replacement of all the exterior and
         structural  elements of the Building including the exterior windows and
         the Common Areas and all general  mechanical,  plumbing and  electrical
         systems installed in the Building,  but excluding those portions of any
         mechanical,  plumbing or electrical  systems that exclusively serve the
         Premises such as (by means of illustration only) supplemental  heating,
         ventilation and air-conditioning ("HVAC") systems, kitchen plumbing and
         equipment,  plumbing for restrooms  exclusively used by Tenant and wall
         plugs and switches ("Exclusive Systems").; and

              (b) heating and  air-conditioning  the  Premises  and Common Areas
         during  Business  Hours,  at  temperatures  and  in  amounts  as may be
         reasonably  required for  comfortable  use and  occupancy  under normal
         business  operations with "Customary  Office Equipment" and a personnel
         density  not to  exceed 1 person  per 100  rentable  square  feet as to
         heating   and  1   person   per  200   rentable   square   feet  as  to
         air-conditioning (however a density of 1 person per 100 rentable square
         feet is  achievable  with  supplemental  air-conditioning  installed by
         Tenant),  subject  to  compliance  with all  applicable  voluntary  and
         mandatory  regulations  and  laws (as  used in this  Lease,  "Customary
         Office  Equipment"  will include  typewriters,  calculators,  dictation
         recorders, desk top personal computers, small reproduction machines and
         similar  devices and  equipment;  but will not  include  any  machines,
         devices or equipment that adversely  affect the  temperature  otherwise
         maintained   in  the  Premises  such  as  equipment   which   generates
         substantial  amounts of heat  disproportionate to its size). A computer
         room  will  be  constructed  in  the  Premises  at  Tenant's  cost  and
         supplemental cooling provided therefore.  If Tenant requires heating or
         air-conditioning for the Premises outside Business Hours, Landlord will
         furnish  the same for the  hours  specified  in a request  from  Tenant
         (which  request  will be made at the time and in the manner  reasonably
         designated by Landlord for such  requests  from time to time),  and for
         this service Tenant will pay Landlord, within 30 days after the date of
         Landlord's invoice,  the hourly rate reasonably  determined by Landlord
         from time to time;  After hours  charges for heating and cooling  using
         interior VAV fan operation only shall be $45.00 per hour per floor; and

              (c) cold water from City of Chicago mains for small kitchens,  hot
         and cold water for Building  standard  washrooms and water for drinking
         fountains (excluding water for air conditioning units for exclusive use
         by Tenant) Water for Tenant's supplemental air-conditioning systems, if
         any, is available at the rate  reasonably  determined  by Landlord from
         time to time which as of the Date is $253.00 per ton per year.; and

              (d) janitorial services to the Premises and Building Common Areas,
         exclusive  of Holidays.  Tenant shall not provide any janitor  services
         without  Landlord's  written  consent.  Janitorial  services  shall  be
         consistent with those of other comparable  office buildings in downtown
         Chicago,  and subject to the  following  specifications  as attached as
         Exhibit F hereto and

              (e)  passenger  elevators  for access to and from the  floor(s) on
         which the Premises are located.  At least one passenger  elevator shall
         be  available to provide  access to the Premises 24 hours a day,  every
         day of the year, and Landlord shall use reasonable  efforts to maintain
         at least three (3) elevators  available for Tenant's  non-exclusive use
         during Building Business Hours; and

              (f) toilet  facilities  sufficient  for  normal  office use with a
         density not to exceed 1 person per 200 rentable square feet; and

              (g) electric  lighting for all Common Areas that require  electric
         light  during the day or are open at night,  including  replacement  of
         tubes and ballasts in lighting fixtures; and

               (h) security service for the Building comparable to that provided
          by  comparable  buildings  in  comparable  areas of downtown  Chicago,
          Illinois using manners and methods deemed necessary by Landlord in its
          sole and reasonable judgment.; and

              (i)   Landscaping   comparable  to  that  provided  by  comparable
         buildings  in  comparable  areas of downtown  Chicago,  Illinois  using
         manners  and  methods  deemed  necessary  by  Landlord  in its sole and
         reasonable judgment; and

              (j)  Snow  removal  from  sidewalks  and  exterior   Common  Areas
         comparable to that provided by comparable buildings in comparable areas
         of  downtown  Chicago,   Illinois  using  manners  and  methods  deemed
         necessary by Landlord in its sole and reasonable judgment; and

              (k) Insect, rodent and vermin control in the Building and Premises
         comparable to that provided by comparable buildings in comparable areas
         of  downtown  Chicago,   Illinois  using  manners  and  methods  deemed
         necessary by Landlord in its sole and reasonable judgment.

7.2    Electricity.

              (a) Electric Service Provider.  Electricity for the Premises shall
         not be  furnished  by Landlord  but shall be  furnished by the electric
         utility company serving the Building.  Landlord has advised Tenant that
         presently  Commonwealth  Edison  ("Electric  Service  Provider") is the
         utility company selected by Landlord to provide electricity service for
         the  Building.  Tenant shall make all necessary  arrangements  with the
         Electric  Service Provider for metering and paying for electric current
         furnished by said  Electric  Service  Provider to the Tenant and Tenant
         shall pay for all charges for electric current consumed on the Premises
         during the Term of this Lease.  Tenant's electrical use in the Premises
         shall not  exceed the  capacity  of the  existing  system  serving  the
         Premises (which is currently 4 watts per rentable square foot connected
         inclusive of building standard HVAC and lighting), nor shall Tenant use
         more than its  proportionate  share of the  Building  electrical  riser
         capacity.  Tenant may however, at its sole cost and expense and for its
         sole use,  install up to three (3) additional watts per square foot not
         including  standard  HVAC  and  lighting.   Tenant  may  purchase  from
         Landlord,  Landlord's  agent,  or from a third party all lamps,  bulbs,
         ballasts and starters used in the Premises (provided that Tenant may at
         its sole cost and expense engage directly a licensed union  electrician
         to change lamps and bulbs used in the Premises).

              (b) Alternate Service Provider.  Notwithstanding the foregoing, if
         permitted  by Law,  Landlord or Tenant shall have the right at any time
         and from time to time  during the Term to either  contract  for service
         from a different  company or companies  providing  electricity  service
         (each such company  shall  hereinafter  be referred to as an "Alternate
         Service  Provider")  or  continue  to  contract  for  service  from the
         Electric Service  Provider.  Tenant shall cooperate with Landlord,  the
         Electric Service  Provider,  and any Alternate  Service Provider at all
         times and, as  reasonably  necessary,  shall allow  Landlord,  Electric
         Service Provider,  and any Alternate Service Provider reasonable access
         to the Building's  electric lines,  feeders,  risers,  wiring,  and any
         other  machinery  within the Premises.  If Tenant  selects an Alternate
         Service  Provider  to provide  electricity  service  for the  Building,
         Tenant shall make all necessary arrangements with the Alternate Service
         Provider for metering and paying for electric current  furnished by the
         Alternate  Service  Provider to the Tenant and Tenant shall pay for all
         charges for electric  current  consumed on the Premises during the Term
         of this Lease.  Landlord shall in no way be liable or  responsible  for
         any loss, damage, or expense that Tenant may sustain or incur by reason
         of any  change,  failure,  interference,  disruption,  or defect in the
         supply or character of the electric  energy  furnished to the Premises,
         or if the quantity or character of the electric  energy supplied by the
         Electric  Service  Provider  or any  Alternate  Service  Provider is no
         longer  available or suitable for  Tenant's  requirements,  and no such
         change,  failure,  defect,   unavailability,   or  unsuitability  shall
         constitute an actual or constructive  eviction, in whole or in part, or
         entitle  Tenant to any  abatement  or  diminution  of rent,  or relieve
         Tenant  from any of its  obligations  under the Lease.  Notwithstanding
         what is set forth  herein,  Tenant may not select an Alternate  Service
         Provider  that is  different  from the one selected for the Building by
         Landlord  if  Tenant's   selection  will  adversely  affect  Landlord's
         selection of an Alternate Service Provider in any way.

7.3    Additional Services.

              (a) If  Tenant  requires  electric  current,  water  or any  other
         utilities  in excess of the amounts  provided by Landlord  according to
         Sections  7.1 and 7.2,  such excess  electric,  water or other  utility
         requirements  will be  supplied  only with  Landlord's  consent,  which
         consent  will not be  unreasonably  withheld.  If Landlord  grants such
         consent, Tenant will pay all costs of meter service and installation of
         facilities or professional services necessary to measure and/or furnish
         the required excess  capacity.  Tenant will also pay the entire cost at
         the  prevailing  rate of such  additional  electricity,  water or other
         utility so required.

              (b) If Tenant  installs any machines,  equipment or devices in the
         Premises other than those approved by Landlord in the initial  buildout
         of the Premises that do not constitute  Customary  Office Equipment and
         such machines,  equipment or devices cause the  temperature in any part
         of the Premises to exceed the  temperature  the  Building's  mechanical
         system would be able to maintain in the  Premises  were it not for such
         machines,  equipment or devices,  then Landlord reserves the right upon
         prior reasonable written notice and Tenant's failure to install same in
         a reasonable amount of time, to install  supplementary air conditioning
         units in the  Premises,  and  Tenant  will pay  Landlord  all  costs of
         installing, operating and maintaining such supplementary units.

              (c) If Tenant  requires  any  janitorial  or cleaning  services in
         excess of the amounts  provided by  Landlord  according  to Section 7.1
         (such as cleaning services beyond normal office janitorial services for
         areas such as  kitchens,  computer  rooms or other  special use areas),
         Landlord  will  provide  such  excess   services  to  Tenant  within  a
         reasonable  period after Tenant's  request made to Landlord's  Building
         manager  ("Property  Manager"),  provided that such excess services are
         available from Landlord's  regular  janitorial or cleaning  contractor.
         Tenant will pay the cost of such excess  services at prevailing  rates.
         Landlord will also provide,  within a reasonable  period after Tenant's
         request  made to the  Property  Manager,  at  Tenant's  cost and to the
         extent available to Landlord,  replacement of bulbs,  tubes or ballasts
         in any non-Building standard lighting fixtures in the Premises.

              (d)  Tenant  will pay as Rent,  within  30 days  after the date of
         Landlord's  invoice,  all costs  which may become  payable by Tenant to
         Landlord under this Section 7.3.

7.4    Interruption of Services.

         If any of the services  provided for in this Section 7 are  interrupted
         or stopped,  Landlord  will use due  diligence  to resume the  service;
         provided, however, no irregularity or stoppage of any of these services
         will create any liability for Landlord (including,  without limitation,
         any liability for damages to Tenant's  personal  property caused by any
         such  irregularity  or stoppage),  constitute an actual or constructive
         eviction or, except as expressly provided below, cause any abatement of
         the Rent  payable  under this Lease or in any manner or for any purpose
         relieve Tenant from any of its obligations under this Lease. If, due to
         reasons within Landlord's  reasonable  control to remedy (provided such
         unavailability is not caused by Tenant,  Tenant's Contractors or any of
         their respective agents or employees),  any of the services required to
         be provided by Landlord under this Section 7 should become  unavailable
         and should remain  unavailable for a period in excess of three (3) days
         after notice of such  unavailability  from Tenant to  Landlord,  and if
         such  unavailability  should  render all or any portion of the Premises
         where  Tenant is actually  unable to use any or all of the Premises for
         the normal conduct of its business  ("Untenantable"),  then  commencing
         upon the expiration of such 3 day period,  Tenant's Rent will equitably
         abate  in  proportion  to the  portion  of  the  Premises  so  rendered
         Untenantable  for so long as such services remain  unavailable for such
         reasons. Without limiting those reasons for an irregularity or stoppage
         of  services  that  may  be  beyond   Landlord's   control,   any  such
         irregularity  or stoppage  that is required in order to comply with any
         Laws will be deemed caused by a reason beyond Landlord's control.

8.     REPAIRS.

8.1    Repairs Within the Premises.

         Subject to the terms of  Sections 6,  7.1(a),  12 and 14, and except to
         the extent Landlord is required or elects to perform or pay for certain
         maintenance  or repairs  according to those  sections,  Tenant will, at
         Tenant's  own expense:  (a) at all times during the Term,  maintain the
         Premises,  including  without  limitation all glass,  doors,  fixtures,
         equipment,   and  appurtenances  therein  and  those  portions  of  any
         Exclusive  Systems in good order and  repair  and in a  condition  that
         complies  with all  applicable  Laws;  and (b) promptly and  adequately
         repair all  damage to the  Premises  and  replace or repair all of such
         glass, doors, fixtures, equipment and portions of the Exclusive Systems
         that are damaged or broken,  all under the  supervision  of Landlord at
         Landlord's  option and  subject  to the prior  reasonable  approval  of
         Landlord. All work done by Tenant or its contractors (which contractors
         will be subject to Landlord's  reasonable  approval)  will be done in a
         first-class  workmanlike manner using only grades of materials at least
         equal in quality to Building  standard  materials  and will comply with
         all insurance requirements and all applicable Laws.

8.2    Failure to Maintain Premises.

         If Tenant fails to perform any of its  obligations  under  Section 8.1,
         then Landlord may perform such  obligations and Tenant will pay as Rent
         to  Landlord  the  cost  of  such  performance,   including  an  amount
         sufficient to reimburse  Landlord for overhead and supervision,  within
         30 days after the date of Landlord's invoice. For purpose of performing
         such  obligations,  or to inspect the Premises,  Landlord may enter the
         Premises  upon not less than 30 days' prior  notice to Tenant  provided
         that Tenant has not cured same  within said period  (except in cases of
         actual or  suspected  emergency,  in which case no prior notice will be
         required  or in cases where  Tenant's  failure to repair has an adverse
         affect on the  Building  or other  tenants,  in which case only 10 days
         notice will be  required)  without  liability to Tenant for any loss or
         damage incurred as a result of such entry,  provided that Landlord will
         take  reasonable  steps in  connection  with such entry to minimize any
         disruption to Tenant's business or its use of the Premises.

8.3    Notice of Damage.

         Tenant will notify  Landlord  promptly  after Tenant  learns of (a) any
         fire or other casualty in the Premises;  (b) any damage to or defect in
         the Premises, including the fixtures and equipment in the Premises, for
         the repair of which Landlord might be  responsible;  and (c) any damage
         to or defect in any parts of appurtenances of the Building's  sanitary,
         electrical heating, air conditioning, elevator or other systems located
         in or passing through the Premises.

9.     ALTERATIONS.

9.1    Alterations by Tenant.

         Tenant may from time to time at its own expense make changes, additions
         and improvements to the Premises (individually or collectively referred
         to as "Alterations") to better adapt the same to its business, provided
         that any such Alterations: (a) will comply with all applicable Laws and
         Tenant will provide Landlord with permits  evidencing same; (b) will be
         made only with the prior  written  consent of Landlord,  which  consent
         will not be  unreasonably  withheld;  (c) will equal or exceed Building
         standard (d) will be carried out only by persons selected by Tenant and
         approved  in writing by  Landlord,  who will if  required  by  Landlord
         deliver to Landlord  before  commencement  of the work  performance and
         payment  bonds;  (e) do not exceed or  adversely  affect the  capacity,
         maintenance, operating cost or integrity of the Building's structure or
         any  of  its  heating,   ventilating,   air   conditioning,   plumbing,
         mechanical,  electrical,   communications  or  other  systems;  (f)  is
         approved by the holder of any  Encumbrance  if so required by the terms
         of said  Encumbrance;  (g) does not violate any agreement which affects
         the  Building or binds  Landlord of which Tenant is given  notice;  (h)
         does not alter the  exterior of the  Building  in any way.  Tenant will
         maintain,  or will  cause  the  persons  performing  any  such  work to
         maintain,  worker's  compensation  insurance  and public  liability and
         property  damage  insurance  (with  Landlord  named  as  an  additional
         insured),   in  amounts,  with  companies  and  in  a  form  reasonably
         satisfactory to Landlord,  which insurance will remain in effect during
         the entire  period in which the work will be carried  out. If requested
         by  Landlord,  Tenant  will  deliver  to  Landlord  proof  of all  such
         insurance.  Tenant will  promptly  pay,  when due, the cost of all such
         work and,  upon  completion,  Tenant will deliver to  Landlord,  to the
         extent not  previously  received  by  Landlord,  evidence  of  payment,
         contractors'  affidavits  and full and final  waivers  of all liens for
         labor,  services  or  materials.  Tenant  shall  pay  the  Construction
         Administration  Fee  on all  Alterations.  Tenant  will  also  pay  any
         increase in property taxes on, or fire or casualty  insurance  premiums
         for, the Building  attributable to such Alterations and the cost of any
         modifications to the Building outside the Premises that are required to
         be made in order to make the  Alterations to the Premises.  Tenant,  at
         its expense,  will have  promptly  prepared  and  submitted to Landlord
         reproducible  as-built  CAD plans of any such  Alterations  upon  their
         completion. All permanent Alterations to the Premises, made or paid for
         by Landlord or Tenant  will,  without  compensation  to Tenant,  become
         Landlord's  property upon installation,  subject to Section 3.4 herein.
         Notwithstanding  the  foregoing,  Tenant  shall  have the right to make
         non-structural  interior  alterations  to the  Premises  upon notice to
         Landlord,  but without first obtaining Landlord's prior written consent
         provided  that: (i) such interior  alterations  shall be completed in a
         good and  workman-like  manner in  accordance  with  Landlord's  design
         criteria  for the  Building  and the plans and  specifications  for the
         Premises  originally  approved by  Landlord;  (ii) the cost of any such
         interior  alterations shall not exceed in the aggregate  $25,000.00 per
         floor per Lease Year (the  substitution of equipment in the Premises by
         Tenant  shall not be included  in the  computation  of said  $25,000.00
         amount); (iii) such interior alterations do not affect Building Systems
         and (iv) Tenant shall indemnify, defend and hold Landlord harmless from
         and  against  all claims,  causes of action,  damages  and  liabilities
         sustained by Landlord as a result of any such work performed by Tenant,
         its  employees,  agents  or  contractors,  unless  caused by the act or
         omission of Landlord.

9.2    Alterations by Landlord.

         Landlord may from time to time make  repairs,  changes,  additions  and
         improvements to the Building,  Common Areas and those Building  systems
         necessary to provide the services  described in Section 7, and for such
         purposes  Landlord may enter the  Premises  upon not less than 30 days'
         prior  notice  to  Tenant  (except  in cases  of  actual  or  suspected
         emergency,  in which case no prior  notice  will be  required)  without
         liability to Tenant for any loss or damage incurred as a result of such
         entry, provided that in doing so Landlord will not disturb or interfere
         with  Tenant's use of the  Premises  and  operation of its business any
         more than is reasonably  necessary in the circumstances and will repair
         any damage to the Premises caused by such entry.  No permanent  change,
         addition or improvement made by Landlord will materially  impair access
         to  the  Premises,   however  Landlord  may  temporarily  close  doors,
         entryways,  public  space and  corridors  within  the  Building  and to
         interrupt or temporarily  suspend services and facilities without being
         deemed or held  guilty of an  eviction  of  Tenant  or for  damages  to
         Tenant's  property,  business or person,  and the rent reserved  herein
         shall in no way abate while said repairs, alterations,  improvements or
         additions are being made,  and Tenant shall not be entitled to maintain
         any set-off or  counterclaim  for damages of any kind against  Landlord
         for any reason  thereto.  Landlord  may, at its  option,  make all such
         repairs,  alterations,  improvements  or  additions  in and  about  the
         Building and the Premises during ordinary business hours, but if Tenant
         desires to have the same done at any other time,  Tenant  shall pay for
         all overtime and additional expenses resulting therefrom.

10.    LIENS.

         Tenant agrees to pay before delinquency all costs for work, services or
         materials furnished to Tenant for the Premises, the nonpayment of which
         could result in any lien against the Land or Building. Tenant will keep
         title to the Land and Building free and clear of any such lien.  Tenant
         will immediately  notify Landlord of the filing of any such lien or any
         pending  claims  or  proceedings  relating  to any  such  lien and will
         indemnify and hold Landlord harmless from and against all loss, damages
         and  expenses  (including   reasonable  attorneys'  fees)  suffered  or
         incurred by Landlord as a result of such lien,  claims and proceedings.
         In case  any  such  lien  attaches,  Tenant  agrees  to  cause it to be
         immediately  released and removed of record (failing which Landlord may
         do so at Tenant's sole expense), unless Tenant has a good faith dispute
         as to  such  lien  in  which  case  Tenant  may  contest  such  lien by
         appropriate proceedings so long as Tenant deposits with a title company
         acceptable to Landlord a bond or other security in an amount reasonably
         acceptable  to Landlord  which may be used by Landlord to release  such
         lien. Upon final  determination of any permitted  contest,  Tenant will
         immediately  pay  any  judgment  rendered  and  cause  the  lien  to be
         released.

11.    INSURANCE.

11.1   Landlord's Insurance.

         During the Term,  Landlord will provide and keep in force the following
insurance:

              (a) commercial general liability  insurance relating to Landlord's
         operation of the  Building,  for personal and bodily  injury and death,
         and damage to others' property; and

              (b) all  risk  or  fire  insurance  (including  standard  extended
         coverage  endorsement perils,  leakage from fire protective devices and
         other water damage)  relating to the Land and Building  (but  excluding
         Tenant's   fixtures,   furnishings,   equipment,   personal   property,
         documents,  files, inventory,  stock-in-trade and work products and all
         leasehold improvements in the Premises); and

               (c) loss of rental  income  insurance or loss of insurable  gross
          profits commonly insured against by prudent landlords; and

              (d)  boiler and machinery insurance; and

              (e) such other insurance as Landlord  reasonably  elects to obtain
         or any Building mortgagee requires.

               (f) workers'  compensation  insurance  with limits as statutorily
          defined in the State of Illinois.

         Insurance  effected  by  Landlord  under this  Section  11.1 will be in
         amounts  which  Landlord  from  time  to  time  reasonably   determines
         sufficient or any Building mortgagee requires; in the case of insurance
         under  Section  11.1(b)  will  be for  replacement  value  and  for the
         insurance  in  Section  11.1(a)  will not be less  than  the  Liability
         Insurance Amount, will be subject to such deductibles and exclusions as
         Landlord  reasonably  determines;  will, in the case of insurance under
         Sections  11.1 (b),  (c) and (d),  permit the  release  of Tenant  from
         certain liability under Section 13.1 (as long as such permission can be
         obtained  without material  additional cost and without  rendering void
         the protection  afforded by the policy);  and will otherwise be on such
         terms  and  conditions  as  Landlord  from  time  to  time   reasonably
         determines  sufficient.  Tenant  acknowledges  that  Landlord's loss of
         rental income  insurance  policy  provides that payments by the insurer
         may be limited to a period of one year following the date of any damage
         or  destruction  and that no insurance  proceeds will be payable in the
         case of damage or  destruction  caused by an occurrence not included in
         the policies described in Sections 11.1(b), (c) and (d). Landlord shall
         provide  Tenant  with a  copy  of  certificates  evidencing  the  above
         insurance  prior to the  Commencement  Date and upon written request by
         Tenant but no more than once each Lease Year.

11.2   Tenant's Insurance.

         During the term,  Tenant will  provide and keep in force the  following
insurance:

              (a) commercial  general liability  insurance  relating to Tenant's
         business  (carried  on, in or from the  Premises)  and Tenant's use and
         occupancy,  for  personal  and bodily  injury and death,  and damage to
         others' property,  with limits of not less than the Liability Insurance
         Amount for any one accident or occurrence; and

              (b) all  risk  or  fire  insurance  (including  standard  extended
         endorsement  perils,  leakage  from fire  protective  devices and other
         water damage) relating to Tenant's  fixtures,  furnishings,  equipment,
         documents,  files,  work products,  inventory,  stock-in-trade  and all
         leasehold improvements in the Premises on a full replacement cost basis
         in amounts  sufficient to prevent Tenant from becoming a co-insurer and
         subject  only  to such  deductibles  and  exclusions  as  Landlord  may
         reasonably approve and

               (c) if any  boiler or  machinery  is  operated  in the  Premises,
          boiler and machinery insurance; and

               (d) business interruption insurance with a minimum limit equal to
          Tenant's annual rental expense;

               (e) workers'  compensation  insurance  with limits as statutorily
          defined in the State of Illinois;

               (f)  employers  liability  insurance  with  limits  not less than
          $1,000,000.

         Landlord,  the holder of any Encumbrance and any other entity requested
         by  Landlord  will be named as an  additional  insureds  in the  policy
         described in Section  11.2(a),  which will include cross  liability and
         severability of interests  clauses and will be on an "occurrence"  (and
         not a "claims made") form. Landlord,  the holder of any Encumbrance and
         any other entity  requested by Landlord  will be named as a loss payee,
         as its  interest  may appear,  in the  policies  described  in Sections
         11.2(b) and (c), and such  policies will permit the release of Landlord
         and the holder of any Encumbrance from certain  liability under Section
         13.2.  Tenant's  insurance policies will provide thirty (30) day notice
         to Landlord prior to cancellation and will otherwise be upon such terms
         and  conditions  as  Landlord  from time to time  reasonably  requires.
         Tenant will file with Landlord,  on or before the Commencement Date and
         at least 10 days before the expiration date of expiring policies,  such
         copies of either current policies,  an insurance binder  (countersigned
         by the insurer), Evidence of Insurance (in form Accord 27) or a binding
         certificate,  or  other  proofs,  as  may  be  reasonably  required  to
         establish  Tenant's  insurance coverage in effect from time to time and
         payment of premiums.  If Tenant fails to insure or pay premiums,  or to
         file  satisfactory  proof as required,  Landlord may, upon a minimum of
         24-hours'  notice,  effect such  insurance  and recover  from Tenant on
         demand any premiums paid.

11.3   Self Insurance

         Notwithstanding  anything  set  forth to the  contrary  in this  Lease,
         Tenant may, upon written notice to Landlord,  self-insure the insurance
         coverage required under Section 11.2(b) above. However, the decision to
         self-insure  shall not relieve  Tenant of any  liability as outlined in
         Section  11.2(b)  above.  Tenant shall hold  Landlord  harmless for any
         losses  sustained  that would have been covered by insurance had Tenant
         not  elected to  self-insure.  This right to self insure is personal to
         Tenant  and is not  available  to any  subtenant  or  assignee  without
         Landlord's prior written consent in its sole but reasonable discretion.

12.    damage or destruction.

12.1   Termination Options.

         If the Premises or the  Building are damaged by fire or other  casualty
         Landlord will, promptly after learning of such damage, notify Tenant in
         writing of the time  necessary  to repair or restore  such  damage,  as
         estimated by Landlord's  architect,  engineer or contractor  (and shall
         use diligent  efforts to provide same within 90 days of the casualty if
         commercially, reasonably possible). If such estimate states that repair
         or restoration of all of such damage that was caused to the Premises or
         to any other portion of the Building  necessary for Tenant's  occupancy
         cannot be  completed  within 180 days from the date of such  damage (or
         within 30 days from the date of such  damage  if such  damage  occurred
         within  the last 12  months of the  Term),  then  Tenant  will have the
         option to terminate this Lease.  If such estimate states that repair or
         restoration  of all such damage that was caused to the Building  cannot
         be completed  within 180 days from the date of such damage,  or if such
         damage occurred within the last 12 months of the Term and such estimate
         states that repair or restoration of all such damage that was caused to
         the  Premises or to any other  portion of the  Building  necessary  for
         Tenant's  occupancy cannot be completed within 30 days from the date of
         such damage,  or if such damage is not insured against by the insurance
         policies  required to be  maintained  by Landlord  according to Section
         11.1,  then Landlord will have the option to terminate this Lease.  Any
         option to terminate  granted above must be exercised by written  notice
         to the other  party  given  within 30 days after  Landlord  delivers to
         Tenant the notice of estimated  repair time. If either party  exercises
         its option to terminate this Lease, the Term will expire and this Lease
         will  terminate  10 days  after  notice of  termination  is  delivered;
         provided,  however,  that Rent for the period commencing on the date of
         such damage until the date this Lease terminates will be reduced to the
         reasonable  value of any use or  occupation  of the  Premises by Tenant
         during such period and Landlord will be entitled to all proceeds of the
         insurance policy described in Section 11.2(b) applicable to any damaged
         leasehold improvements in the Premises.

12.2   Repair Obligations.

         If the Premises or the  Building are damaged by fire or other  casualty
         and neither  party  terminates  this Lease  according to Section  12.1,
         Landlord  shall be  required to restore the  Building  and  Premises to
         their  condition prior to such  destruction or damage,  with reasonable
         promptness,  subject to delays  for  insurance  adjustments  and delays
         caused by matters  beyond  Landlord's  control.  Landlord  will have no
         liability to Tenant and Tenant will not be entitled to  terminate  this
         Lease if such repairs and restoration are not in fact completed  within
         the estimated time period,  provided that Landlord  promptly  commences
         and  diligently  pursues such repairs and  restoration  to  completion.
         Notwithstanding  what is set forth herein,  Tenant may  terminate  this
         Lease if  Landlord  fails to repair the  Premises or any portion of the
         Building necessary for Tenant's occupancy within 270 days from the date
         of casualty,  subject to delays for  insurance  adjustments  and delays
         caused by matters beyond Landlord's reasonable control, then Tenant may
         terminate the Lease by written  notice to Landlord.  which notice shall
         be delivered to Landlord no later than fifteen (15) days after the date
         that such repairs should have been  completed  pursuant to the terms of
         the  previous  sentence,  and  then,  unless  such  repairs  have  been
         completed the Lease will  terminate  thirty (30) days after  Landlord's
         receipt of such  notice.  In no event will  Landlord  be  obligated  to
         repair,  restore or replace any of the property  required to be insured
         by Tenant according to Section 11.2;  Tenant agrees to repair,  restore
         or replace such property as soon as possible  after the date of damage,
         to at least the condition existing prior to its damage, using materials
         at least equal to Building  standard.  However,  in connection with its
         repair and  restoration  of such damage,  Landlord  may, at its option,
         elect to repair and restore the  damage,  if any,  caused to all of the
         leasehold  improvements  required to be insured by Tenant  according to
         Section  11.2(b).  If Landlord  makes such  election,  Landlord will be
         entitled to all proceeds of the insurance  policy  described in Section
         11.2(b) applicable to the leasehold  improvements Landlord so elects to
         repair or restore.

12.3   Rent Abatement.

         If any fire or casualty damage renders the Premises untenantable and if
         this Lease is not  terminated  according to Section 12.1 or 12.2,  then
         Rent will abate  beginning on the date of such damage.  Such  abatement
         will end on the date  which is the  earlier  of (i) the date the Tenant
         fully  reopens for business in such portion of the  Premises,  and (ii)
         the date which is ninety (90) days after the Landlord has substantially
         completed the repairs and  restoration  Landlord is required to perform
         according to Section 12.2.  Such abatement will be in an amount bearing
         the same  ratio to the  total  amount  of Rent for such  period  as the
         Untenantable  portion of the Premises bears to the entire Premises.  In
         no event will Landlord be liable for any  inconvenience or annoyance to
         Tenant or injury to the  business of Tenant  resulting  in any way from
         damage  caused by fire or other  casualty or the repair of such damage,
         provided  however that, to the extent Tenant remains in possession of a
         portion of the  Premises,  Landlord will take all  reasonable  steps to
         minimize the disruption to Tenant's business and use of such portion of
         the Premises during the period of repair.

13.    waivers and indemnities.

13.1   Landlord's Waivers.

         As used in this Section 13, a party's  "Affiliates"  means that party's
         parent,  subsidiary  and  affiliated  corporations  and its  and  their
         partners,  directors,  officers,  shareholders,  agents,  servants  and
         employees.  Tenant and its Affiliates  will not be liable or in any way
         responsible  to Landlord  for, and Landlord  waives all claims  against
         Tenant  and its  Affiliates  for,  any loss,  injury or damage  that is
         insured or required to be insured by Landlord under  Sections  11.1(b),
         (c) or (d), so long as such loss,  injury or damage  results from or in
         connection  with  this  Lease  or  Tenant's  use and  occupancy  of the
         Premises.  Landlord's  waivers under this Section 13.1 will survive the
         expiration or early termination of the Term.

13.2   Tenant's Waivers.

         Except to the extent caused by the willful or negligent act or omission
         or breach of this  Lease by  Landlord  or anyone for whom  Landlord  is
         legally  responsible,  Landlord,  its  Affiliates and the holder of any
         Encumbrance  will not be  liable  or in any way  responsible  for,  and
         Tenant  waives all claims  against  Landlord,  its  Affiliates  and the
         holder of any  Encumbrance  for any loss,  injury or damage suffered by
         Tenant or  others  relating  to (a) loss or theft  of,  or  damage  to,
         property  of Tenant or  others;  (b)  injury  or damage to  persons  or
         property  resulting from fire,  explosion,  falling  plaster,  escaping
         steam or gas, electricity,  water, rain or snow, or leaks from any part
         of the  Building or from any pipes,  appliances  or  plumbing,  or from
         dampness;  or (c) damage caused by other tenants,  occupants or persons
         in the  Premises or other  premises in the  Building,  or caused by the
         public or by construction of any private or public work. Landlord,  its
         Affiliates and the holder of any  Encumbrance  will not be liable or in
         any way responsible to Tenant for, and Tenant waives all claims against
         Landlord,  its  Affiliates and the holder of any  Encumbrance  for, any
         loss,  injury or damage  that is insured or  required  to be insured by
         Tenant under Sections  11.2(b) or (c), so long as such loss,  injury or
         damage  results  from or in  connection  with this Lease or  Landlord's
         operation of the  Building.  Tenant's  waivers  under this Section 13.2
         will survive the expiration or early termination of the Term.

13.3   Landlord's Indemnity.

         Subject to Section 7.4 and 13.2 and except to the extent  caused by the
         willful or negligent  act or omission or breach of this Lease by Tenant
         or  anyone  for whom  Tenant  is  legally  responsible,  Landlord  will
         indemnify  and  hold  Tenant  harmless  from  and  against  any and all
         liability,   loss,  claims,  demand,  damages  or  expenses  (including
         reasonable  attorneys'  fees) due to or arising  out of any  willful or
         negligent act or omission or breach of this Lease by Landlord or anyone
         for whom Landlord is legally responsible.  Landlord's obligations under
         this Section 13.3 will survive the  expiration or early  termination of
         the Term.

13.4   Tenant's Indemnity.

         Subject to Section 13.1 and except to the extent  caused by the willful
         or  negligent  act or  omission  or breach of this Lease by Landlord or
         anyone for whom Landlord is legally responsible,  Tenant will indemnify
         and hold Landlord and the holder of any  Encumbrance  harmless from and
         against  any and all  liability,  loss,  claims,  demands,  damages  or
         expenses (including  reasonable  attorneys' fees) due to or arising out
         of any  accident or  occurrence  on or about the  Premises  (including,
         without  limitation,  accidents  or  occurrences  resulting  in injury,
         death,  property  damage or theft) or any willful or  negligent  act or
         omission of or breach of this Lease by Tenant or anyone for whom Tenant
         is legally  responsible.  Tenant's  obligations under this Section 13.4
         will survive the expiration or early termination of the Term.

14.    condemnation.

14.1   Full Taking.

         If all or  substantially  all of the Building or Premises are taken for
         any public or quasi-public use under any applicable Laws or by right of
         eminent  domain,  or are sold to the  condemning  authority  in lieu of
         condemnation, then this Lease will terminate as of the date the earlier
         of when the condemning  authority takes physical possession of or title
         to the Building or Premises.

14.2   Partial Taking.

              (a) Landlord's  Termination of Lease. If only part of the Building
         or Premises is thus taken or sold, and if after such partial taking, in
         Landlord's  reasonable  judgment,  alteration or  reconstruction is not
         economically justified,  then Landlord (whether or not the Premises are
         affected) may terminate  this Lease by giving  written notice to Tenant
         within 60 days after the taking.

              (b)  Tenant's  Termination.  If over 20% of the  Premises  is thus
         taken or sold and Landlord is unable to provide Tenant with  comparable
         replacement  premises in the Building,  Tenant may terminate this Lease
         if in Tenant's  reasonable  judgment the Premises cannot be operated by
         Tenant  in an  economically  viable  fashion  because  of such  partial
         taking.  Such termination by Tenant must be exercised by written notice
         to  Landlord  given not later than 60 days after  Tenant is notified of
         the taking of the Premises.

               (c) Effective  Date of  Termination.  Termination  by Landlord or
          Tenant will be effective as of the date when  physical  possession  of
          the  applicable  portion  of the  Building  or  Premises  is  taken by
          condemning authority.

              (d)  Election to Continue  Lease.  If neither  Landlord nor Tenant
         elects to  terminate  this Lease upon a partial  taking of a portion of
         the  Premises,  the Rent payable under this Lease will be diminished by
         an amount  allocable to the portion of the Premises  which was so taken
         or sold. If this Lease is not  terminated  upon a partial taking of the
         Building or  Premises,  Landlord  will,  at  Landlord's  sole  expense,
         promptly   restore  and   reconstruct  the  Building  and  Premises  to
         substantially  their  former  condition  to  the  extent  the  same  is
         feasible.  However,  Landlord  will not be  required  to spend for such
         restoration  or  reconstruction  an amount in excess of the net  amount
         received  by Landlord  as  compensation  or damages for the part of the
         Building or Premises so taken.

14.3   Awards.

         As between  the  parties to this  Lease,  Landlord  will be entitled to
         receive,  and  Tenant  assigns  to  Landlord,  all of the  compensation
         awarded  upon taking of any part or all of the  Building  or  Premises,
         including  any  award  for the value of the  unexpired  Term.  However,
         Tenant  may  assert  a  claim  in a  separate  proceeding  against  the
         condemning  authority  for any  damages  resulting  from the  taking of
         Tenant's trade fixtures or personal  property,  or for moving expenses,
         business  relocation  expenses or damages to Tenant's business incurred
         as a result of such condemnation.

15.    assignment and subletting.

15.1   Limitation.

         Without Landlord's prior written consent, Tenant will not assign all or
         any of its  interest  under this  Lease,  sublet all or any part of the
         Premises or permit the  Premises  to be used by any parties  other than
         Tenant, its employees and its Permitted Transferees pursuant to Section
         15.7 herein. Notwithstanding what is set forth herein, Tenant expressly
         covenants  and agrees not to enter into any lease,  sublease,  license,
         concession or other agreement for use,  occupancy or utilization of the
         Premises  which  provides  for  rental or other  payment  for such use,
         occupancy or utilization based in whole or in part on the net income or
         profits derived by any person from the property leased,  used, occupied
         or  utilized  (other  than an  amount  based on a fixed  percentage  or
         percentages of receipts or sales),  and that any such purported  lease,
         sublease,  license,  concession or other  agreement shall be absolutely
         void and  ineffective  as a conveyance  of any right or interest in the
         possession, use, occupancy or utilization of any part of the Premises.

15.2   Notice of Proposed Transfer; Landlord's Options.

         If Tenant  desires  to enter  into any  assignment  of this  Lease or a
         sublease  of all or any part of the  Premises,  Tenant  will first give
         Landlord written notice of the proposed  assignment or sublease,  which
         notice will  contain the name and address of the  proposed  transferee,
         the proposed use of the Premises,  statements  reflecting  the proposed
         transferee's  current  financial  condition and income and expenses for
         the past 2 years, a copy of the fully executed  proposed  assignment or
         sublease and any other  information  reasonably  requested by Landlord.
         Except  in the  case of any  transfer  permitted  under  Section  15.7,
         Landlord  will have the  option,  upon the  receipt  of such  notice to
         cancel this Lease in the case of a proposed assignment of this Lease or
         a proposed subletting of all the Premises, or to cancel this Lease with
         respect to the portion to be so  subleased,  in which  latter event the
         Base Rent and Tenant's Share as defined herein shall be adjusted on the
         basis of the number of square  feet of  rentable  area of the  Premises
         retained  by  Tenant,  and this  Lease  as so  amended  shall  continue
         thereafter  in full force and effect.  If  Landlord  wishes to exercise
         such option to cancel,  Landlord  shall,  within ten (10) business days
         after Landlord's  receipt of such notice from Tenant,  send to Tenant a
         notice so stating and in such notice Landlord shall specify the date as
         of which such  cancellation is effective,  which date shall be not less
         than  thirty  (30) and not more than ninety (90) days after the date on
         which  Landlord   sends  such  notice.   Tenant  shall  pay  Landlord's
         reasonable  costs and  attorney's  fees for review of the assignment or
         subletting  documentation,  of not less than  $500.00 but not more than
         $1,000.00 per assignment or sublease.

15.3   Consent Not to Be Unreasonably Withheld.

         If Landlord does not exercise its applicable option under Section 15.2,
         then  within  said  ten  (10)  business  days  of  the  receipt  of the
         documentation  set forth in Section  15.2 above,  Landlord  will either
         consent  to or  disapprove  of the  proposed  assignment  or  sublease.
         Landlord  will not  unreasonably  withhold  or delay its consent to the
         proposed  assignment or subletting if each of the following  conditions
         is satisfied:

              (a) the proposed transferee, in Landlord's reasonable opinion, has
         sufficient  financial  capacity  and  business  experience  to  perform
         Tenant's obligations under this Lease; and

              (b) the proposed transferee will make use of the Premises which in
         Landlord's  reasonable  opinion (i) is lawful,  (ii) is consistent with
         the permitted use of the Premises under this Lease, (iii) is consistent
         with the  general  character  of  business  carried  on by tenants of a
         first-class office building,  (iv) does not conflict with any exclusive
         rights or  covenants  not to  compete  in favor of any other  tenant or
         proposed  tenant of the Building,  (v) will not increase the likelihood
         of  damage  or  destruction  to the  Building,  (vi)  will not cause an
         increase in insurance premiums for insurance policies applicable to the
         Building,   and  (viii)  will  not  require  new  tenant   improvements
         incompatible with then-existing Building systems and components; and

              (c)  the  proposed  transferee  does  not  have  a  poor  business
         reputation or reputation as being an undesirable  tenant in the general
         business community.

              (d) the proposed transferee, at the time of the proposed transfer,
         is neither a tenant in the Building or the 120 South Riverside Building
         for  whom  Landlord  has  space of an  adequate  size to  fulfill  such
         tenant's  needs in either  building,  nor a party with whom Landlord is
         then negotiating for the lease of space in the Building or the 10 South
         Riverside Building; and

              (e)  Intentionally deleted; and

              (f) at the time of the proposed  transfer no "Default" (as defined
         in Section 20.1) exists under this Lease.

15.4   Form of Transfer.

         If Landlord consents to a proposed  assignment of sublease,  Landlord's
         consent  will not be  effective  unless and until  Tenant  delivers  to
         Landlord an original duly executed assignment or sublease,  as the case
         may be, that  provides,  in the case of a sublease,  that the subtenant
         will comply with all  applicable  terms and  conditions  of this Lease,
         and, in the case of an assignment, an assumption by the assignee of all
         of the terms, covenants and conditions which this Lease requires Tenant
         to perform.

15.5   Payments to Landlord.

         If Landlord does not exercise its applicable  option under section 15.2
         and Tenant  effects an  assignment  or sublease,  then Landlord will be
         entitled to receive and  collect,  either from Tenant or directly  from
         the transferee,  50% of the amount by which the consideration  required
         to be paid by the  transferee  for the use and  enjoyment  of  Tenant's
         rights  under this  Lease.  (after  deducting  from such  consideration
         Tenant's  reasonable  costs  incurred in effecting  the  assignment  or
         sublease)  exceeds the Rent payable by Tenant to Landlord  allocable to
         the transferred  space.  Such percentage of such amount will be payable
         to Landlord at the time(s) Tenant receives the same from its transferee
         (whether in monthly installments, in a lump sum, or otherwise).

15.6   Change of Ownership.

         Any  change by Tenant in the form of its legal  organization  (such as,
         for  example,  a change from a general to a limited  partnership),  any
         transfer of 51% or more of Tenant's  assets,  and any other transfer of
         interest effecting a change in identity of persons exercising effective
         control  of  Tenant  will be  deemed  an  "assignment"  of  this  Lease
         requiring  Landlord's  prior  written  consent.  The  transfer  of  any
         outstanding   capital   stock   of  a   corporation   whose   stock  is
         publicly-traded  will not, however,  be deemed a "transfer of interest"
         under this Section 15.6.

15.7   Permitted Transfers.

         Tenant may, upon notice to Landlord,  but without obtaining  Landlord's
         consent,  assign this Lease or sublease all or any part of the Premises
         to (i) any corporation  which  controls,  is controlled by, or is under
         common  control with Tenant,  (ii) any  corporation  resulting from the
         merger or consolidation of Tenant,  or (iii) any person or entity which
         acquires all of the assets of Tenant as a going concern of the business
         that is being conducted on the Premises,  provided that such transferee
         assumes in full the  obligations of Tenant under the Lease  ("Permitted
         Transferee").  Notwithstanding the foregoing,  Tenant's right to assign
         or  sublet  without  Landlord's  consent  is  conditioned  upon (x) the
         transferee  having a net  worth,  as  reflected  by  audited  financial
         statements,  equal to or greater  than that of Tenant as of the date of
         this Lease, and (y) the transferee not being engaged in a business that
         violates  the  provisions  of  any  existing  leases  governing  in the
         Building

15.8   Effect of Transfers.

         No  subletting  or  assignment  will  release  Tenant  from  any of its
         obligations  under this Lease unless Landlord agrees to the contrary in
         writing.  Acceptance  of Rent by  Landlord  from any person  other than
         Tenant will not be deemed a waiver by Landlord of any provision of this
         Section 15. Consent to one assignment or subletting  will not be deemed
         a consent to any subsequent  assignment or subletting.  In the event of
         any default by any assignee or subtenant or any  successor of Tenant in
         the performance of any Lease obligation,  Landlord may proceed directly
         against  Tenant  without  exhausting  remedies  against such  assignee,
         subtenant or successor.  The voluntary or other surrender of this Lease
         by Tenant or the  cancellation  of this  Lease by mutual  agreement  of
         Tenant  and  Landlord  will not work a merger and will,  at  Landlord's
         option,  terminate  all or any subleases or operate as an assignment to
         Landlord of all or any  subleases;  such option  will be  exercised  by
         notice to Tenant and all known subtenants in the Premises.  If Landlord
         shall choose to take an  assignment  of a sublease  then the  subtenant
         shall be bound to  Landlord  for the  balance of the Term  thereof  and
         shall attorn  directly to Landlord under all of the executory  terms of
         the  sublease  except  that  Landlord  shall not (a) be liable  for any
         previous act,  omission or negligence of Tenant,  (b) be subject to any
         counterclaim,  defense  or offset  not  expressly  provided  for in the
         sublease  and  accruing  against  Tenant,  (c) be bound by any previous
         modification  or  amendment of the  sublease  made  without  Landlord's
         consent or by any previous prepayment of more than one month's Rent, or
         (d) be obligated to perform any repairs or other work beyond Landlord's
         obligation  under this Lease.  Each subtenant shall execute and deliver
         such  instruments as Landlord may  reasonably  request to evidence said
         attornment.

16.    personal property.

16.1   Installation and Removal.

         Tenant may install in the  Premises its  personal  property  (including
         Tenant's  usual trade  fixtures) in a proper  manner,  provided that no
         such  installation  will  interfere  with  or  damage  the  mechanical,
         plumbing or electrical  systems or the  structure of the Building,  and
         provided  further that if such  installation  would require any change,
         addition or  improvement  to the Premises,  such  installation  will be
         subject to Section 9.1.  Any such  personal  property  installed in the
         Premises by Tenant (a) may be removed  from the  Premises  from time to
         time in the  ordinary  course of Tenant's  business or in the course of
         making any changes, additions or improvements to the Premises permitted
         under  Section 9.1, and (b) will be removed by Tenant at the end of the
         Term  according  to Section  3.4.  Tenant will  promptly  repair at its
         expense any damage to the Building  resulting from such installation or
         removal.

16.2   Responsibility.

         Tenant will be solely responsible for all costs and expenses related to
         personal  property used or stored in the Premises.  Tenant will pay any
         taxes or other governmental impositions levied upon or assessed against
         such personal property, or upon Tenant for the ownership or use of such
         personal property, on or before the due date for payment. Such personal
         property taxes or impositions are not included in Taxes.

16.3   Landlord's Lien.  Intentionally Deleted.

17.    estoppel certificates.

         Promptly  upon  Landlord's   request  after  Tenant  has  occupied  the
         Premises,  Tenant will  execute  and  deliver to Landlord an  Occupancy
         Estoppel Certificate in the form of Exhibit C. In addition, the parties
         agree  that at any time and from  time to time (but on not less than 10
         days prior written  request by either party and not more than once each
         Lease Year by Tenant),  the other party will execute,  acknowledge  and
         deliver to the requesting party a certificate  indicating any or all of
         the following:  (a) the Commencement Date and Expiration Date; (b) that
         this Lease is  unmodified  and in full force and effect  (or,  if there
         have been modifications, that this Lease is in full force and effect or
         the reason it is not, as  modified,  and stating the date and nature of
         each  modification);  (c) the date,  if any,  through  which Base Rent,
         Additional  Rent and any other Rent payable have been paid; (d) that no
         default  by the  requesting  party,  to the best of the  other  party's
         knowledge,  or the other party exists which has not been cured,  except
         as to defaults  stated in such  certificate;  (e) provided  such events
         have  occurred,  that Tenant has  accepted  the  Premises  and that all
         improvements  required to be made to the Premises by Landlord have been
         completed  according to this Lease;  (f) that,  except as  specifically
         stated in such certificate, Tenant, and only Tenant, currently occupies
         the Premises;  (g) the amount of Security  Deposit held by Landlord and
         (h) such other  matters as may be  reasonably  requested by said party.
         Any such certificate may be relied upon by the requesting party and any
         prospective  purchaser  or present or  prospective  mortgagee,  deed of
         trust beneficiary or ground lessor of all or a portion of the Building.

18.    transfer of landlord's interest.

18.1   Sale, Conveyance and Assignment.

         Nothing in this Lease will restrict  Landlord's right to sell,  convey,
         assign or otherwise deal with the Building or Landlord's interest under
         this Lease.

18.2   Effect of Sale, Conveyance or Assignment.

         A sale,  conveyance or  assignment  of the Building will  automatically
         release  Landlord  from  liability  under this Lease from and after the
         effective  date of the transfer,  except for any liability  relating to
         the period prior to such effective date; and Tenant will look solely to
         Landlord's   transferee  for  performance  of  Landlord's   obligations
         relating to the period after such effective  date.  This Lease will not
         be affected by any such sale,  conveyance or assignment and Tenant will
         attorn to Landlord's transferee.

18.3   Subordination and Nondisturbance.

         This Lease is and will be subject and  subordinate  in all  respects to
         any ground  lease,  mortgage or deed of trust now or later  encumbering
         the Building,  and to all their renewals,  modifications,  supplements,
         consolidations and replacements (an "Encumbrance"). With respect to any
         Encumbrance  first  encumbering the Building  subsequent to the Date of
         this  Lease,  Landlord  will , at  Landlord's  sole cost and expense to
         cause  the  holder  of  such   Encumbrance  to  agree  (either  in  the
         Encumbrance  or in a separate  agreement with Tenant,  which  agreement
         shall be in a form  reasonably  acceptable to Tenant,  with the parties
         acknowledging  that the form set forth in  Exhibit E is  acceptable  to
         Tenant)  that so long as Tenant is not in  default  of its  obligations
         under  this  Lease,  this  Lease will not be  terminated  and  Tenant's
         possession of the Premises will not be disturbed by the  termination or
         foreclosure, or proceedings for enforcement, of such Encumbrance. While
         such  subordination  will  occur  automatically,  Tenant  agrees,  upon
         request by and without  cost to Landlord or any  successor in interest,
         to  promptly  execute  and  deliver  to  Landlord  or the  holder of an
         Encumbrance  such  instrument(s)  as  may  be  reasonably  required  to
         evidence such subordination. In the alternative, however, the holder of
         an Encumbrance may  unilaterally  elect to subordinate such Encumbrance
         to this Lease.  This Lease is subject to the Tenant at Landlord's  sole
         cost  and  expense  obtaining  a  Subordination   and   Non-Disturbance
         Agreement   in  the  form  set  forth  in  Exhibit  E,   attached   and
         incorporated,  from the Equitable Life Assurance Company,  the existing
         holder of the mortgage  covering the Building.  Landlord  agrees to use
         reasonable efforts to obtain, such agreement.  If such agreement is not
         obtained  within  thirty (30) days after the Date,  either  Landlord or
         Tenant may terminate this Lease by giving written notice of termination
         to the other party within thirty five (35) days after the Date.  Unless
         such agreement has then been  obtained,  this Lease will terminate upon
         the  giving of such  notice.  Such  termination  right  will be in full
         settlement of all claims that either party might otherwise have against
         the other by reason of Landlord's failure to deliver said Agreement.

18.4   Attornment.

         If the interest of Landlord is  transferred to any person (a "Successor
         Landlord") by reason of the termination or foreclosure,  or proceedings
         for enforcement, of an Encumbrance, or by delivery of a deed in lieu of
         such   foreclosure  or   proceedings,   Tenant  will   immediately  and
         automatically  attorn to the Successor  Landlord.  Upon attornment this
         Lease will  continue in full force and effect as a direct lease between
         the  Successor  Landlord  and  Tenant,  upon  all  of the  same  terms,
         conditions  and  covenants  as stated in this Lease Lease except that a
         Successor  Landlord  shall not be (a)  liable for any  previous  act or
         omission or negligence of Landlord under this Lease, (b) subject to any
         counterclaim defense or offset not expressly provided for in this Lease
         and asserted with  reasonable  promptness,  which  therefore shall have
         accrued  to  Tenant  against  Landlord,   (c)  bound  by  any  previous
         modification  or amendment of this Lease or by any previous  prepayment
         of more than one month's rent,  unless such  modification or prepayment
         shall have been  approved  in writing by the holder of any  Encumbrance
         through  or by  reason  of which  the  Successor  Landlord  shall  have
         succeeded to the rights of Landlord  under this Lease or (d)  obligated
         to perform  any  repairs or other work  beyond  Landlord's  obligations
         under this Lease..  Tenant agrees,  upon request by and without cost to
         the  Successor  Landlord,  to  promptly  execute  and  deliver  to  the
         Successor Landlord such instrument(s) as may be reasonably  required to
         evidence such attornment.

19.    rules and regulations.

         Tenant  agrees to  faithfully  observe  and  comply  with the Rules and
         Regulations   set  forth  in   Exhibit   D  and  with  all   reasonable
         modifications  and additions to such Rules and Regulations  (which will
         be  applicable  to all Building  tenants)  from time to time adopted by
         Landlord  and  of  which  Tenant  is  notified  in  writing.   No  such
         modification   or  addition  will  contradict  or  abrogate  any  right
         expressly granted to Tenant under this Lease. Landlord's enforcement of
         the Rules and Regulations  will be uniform and  nondiscriminatory,  but
         Landlord will not be responsible to Tenant for failure of any person to
         comply  with  the  Rules  and  Regulations.  Violation  of any  rule or
         regulation  shall constitute a default under Section 20.1(b) herein and
         shall be subject to the notice and cure provisions thereunder.

20.    tenant's default and landlord's remedies.

20.1   Default.

         This Lease and the Term and estate  hereby  granted  are subject to the
         following  limitations  which will each constitute a material breach by
         Tenant and a "Default" under this Lease:

              (a) Failure to Pay Rent. Tenant fails to pay Base Rent, Additional
         Rent or any other Rent  payable by Tenant under the terms of this Lease
         when due, and such failure  continues for 5 days after  written  notice
         from Landlord to Tenant of such failure;  provided that with respect to
         Base  Rent and  Additional  Rent,  Tenant  will be  entitled  to only 3
         notices of such  failure  during  any Lease  Year and if,  after 3 such
         notices are given in any Lease Year,  Tenant  fails,  during such Lease
         Year, to pay any such amounts when due, such failure will  constitute a
         Default without further notice by Landlord or additional cure period.

              (b) Failure to Perform Other Obligations. Tenant breaches or fails
         to comply with any other provision of this Lease  applicable to Tenant,
         and such  breach  or  noncompliance  continues  for a period of 30 days
         after notice by Landlord to Tenant; or, if such breach or noncompliance
         cannot be reasonably  cured within such 30-day period,  Tenant does not
         in good faith commence to cure such breach or noncompliance within such
         30-day  period  or does not  diligently  complete  such cure as soon as
         possible,  but no later than 60 days after such notice  from  Landlord.
         However,  if such  breach or  noncompliance  causes or results in (i) a
         dangerous condition on the Premises or the Building, (ii) any insurance
         coverage  carried by Landlord or Tenant with respect to the Premises or
         Building being jeopardized,  or (iii) a material disturbance to another
         tenant,  then a Default will exist if such breach or  noncompliance  is
         not cured as soon as  reasonably  possible  after notice by Landlord to
         Tenant, and in any event is not cured within 30 days after such notice.
         For purposes of this Section 20.1 (b), financial  inability will not be
         deemed a reasonable  ground for failure to immediately  cure any breach
         of, or failure to comply with, the provisions of this Lease.

              (c)  Intentionally Deleted.

              (d) Transfer of Interest without Consent.  Tenant's interest under
         this Lease or in the Premises is  transferred or passes to, or devolves
         upon, any other party in violation of Section 15.

              (e) Execution and Attachment  Against  Tenant.  Tenant's  interest
         under this Lease or in the Premises is taken upon execution or by other
         process of law directed against Tenant, or is subject to any attachment
         by any creditor or claimant  against Tenant and such  attachment is not
         discharged or disposed of within 15 days after levy.

              (f) Bankruptcy or Related Proceedings.  Tenant files a petition in
         bankruptcy or insolvency,  or  reorganization  or arrangement under any
         bankruptcy or insolvency  Laws, or voluntarily  takes  advantage of any
         such Laws by answer or  otherwise,  or dissolves or makes an assignment
         for the benefit of creditors, or involuntary proceedings under any such
         Laws or for the dissolution of Tenant are instituted against Tenant, or
         a receiver  or  trustee is  appointed  for the  Premises  or for all or
         substantially  all of Tenant's  property,  and such proceedings are not
         dismissed or such  receivership  or trusteeship  vacated within 90 days
         after such institution or appointment.

20.2   Remedies.

         Time is of the essence.  If any Default occurs,  Landlord will have the
         right, at Landlord's  election,  then or at any later time, to exercise
         any one or more of the  remedies  described  below.  Exercise of any of
         such remedies will not prevent the concurrent or subsequent exercise of
         any other remedy  provided for in this Lease or otherwise  available to
         Landlord  at law  or in  equity.  Notwithstanding,  Landlord  shall  be
         obligated  at all  times to use it's  reasonable  efforts  to  mitigate
         Landlord's damages caused by Tenant's Default.

              (a) Cure by Landlord.  Landlord may, at Landlord's  option,  after
         providing  tenant  notice and the  opportunity  to cure as set forth in
         Section  20.1  above,  but  without  obligation  to do so, and  without
         releasing  Tenant  from any  obligations  under  this  Lease,  make any
         payment or take any action as Landlord deems  necessary or desirable to
         cure any Default in such  manner and to such  extent as Landlord  deems
         necessary or desirable.  Landlord may do so without  additional  demand
         on, or additional  written  notice to, Tenant and without giving Tenant
         an additional  opportunity to cure such Default.  Tenant  covenants and
         agrees to pay Landlord,  upon demand, all advances,  costs and expenses
         of Landlord in  connection  with making any such  payment or taking any
         such  action,  including  reasonable  attorney's  fees,  together  with
         interest at the rate described in Section 4.5, from the date of payment
         of any such advances, costs and expenses by Landlord

              (b) Termination of Lease and Damages.  Landlord may terminate this
         Lease,  effective at such time as may be specified by written notice to
         Tenant, and demand (and, if such demand is refused, recover) possession
         of the Premises from Tenant.  Tenant will remain liable to Landlord for
         damages in an amount equal to the Base Rent,  Additional Rent and other
         Rent which  would have been owing by Tenant for the balance of the Term
         had this Lease not been terminated,  less the net proceeds,  if any, of
         any   reletting  of  the  Premises  by  Landlord   subsequent  to  such
         termination, after deducting all Landlord's expenses in connection with
         such recovery of possession or reletting.  Landlord will be entitled to
         collect and receive  such  damages from Tenant on the days on which the
         Base Rent,  Additional  Rent and other Rent would have been  payable if
         this  Lease  had not  been  terminated.  Alternatively,  at  Landlord's
         option,  Landlord  will be entitled to recover from Tenant,  as damages
         for loss of the bargain and not as a penalty, an aggregate sum equal to
         (i) all unpaid Base Rent, Additional Rent and other Rent for any period
         prior to the termination  date of this Lease  (including  interest from
         the due date to the date of the award at the rate  described in Section
         4.5),  plus any  other  sum of money  and  damages  owed by  Tenant  to
         Landlord for events or actions occurring prior to the termination date;
         plus (ii) the present value at the time of  termination  (calculated at
         the rate  commonly  called the  discount  rate in effect at the Federal
         Reserve  Bank of New York on the  termination  date) of the amount,  if
         any, by which (A) the aggregate of the Base Rent,  Additional  Rent and
         all other  Rent  payable  by Tenant  under  this  Lease that would have
         accrued for the balance of the Term after  termination (with respect to
         Additional  Rent,  such  aggregate  will be calculated by assuming that
         Expenses and Taxes for the Fiscal Year in which termination  occurs and
         for each subsequent Fiscal Year remaining in the Term if this Lease had
         not been  terminated  will  increase  by 8% per year over the amount of
         Expenses and Taxes for the prior Fiscal  Year),  exceeds (B) the amount
         of such Base Rent,  Additional  Rent and other Rent which Landlord will
         receive  for the  remainder  of the  Term  from  any  reletting  of the
         Premises  occurring  prior to the date of the award, or if the Premises
         have not been relet prior to the date of the award, the amount, if any,
         of  such  Base  Rent,  Additional  Rent  and  other  Rent  which  could
         reasonably  be recovered by reletting the Premises for the remainder of
         the Term at the  then-current  fair rental value, in either case taking
         into  consideration  loss of rent while  finding a new  tenant,  tenant
         improvements  and rent  abatements  necessary  to secure a new  tenant,
         leasing  brokers'  commissions  and  other  costs  which  Landlord  has
         incurred or might incur in leasing the  Premises to a new tenant;  plus
         (iii)  interest  on  the  amount  described  in  (ii)  above  from  the
         termination  date to the date of the  award at the  rate  described  in
         Section 4.5.

              (c) Repossession and Reletting.  Landlord may, with due process of
         law,  re-enter and take  possession of all or any part of the Premises,
         without  additional demand or notice but not until Tenant has exhausted
         all cure periods as set forth in Section 20.1 above,  and repossess the
         same and expel  Tenant  and any party  claiming  by,  through  or under
         Tenant,  and  remove  the  effects  of both  using  such force for such
         purposes as may be necessary,  without being liable for prosecution for
         such  action or being  deemed  guilty of any  manner of  trespass,  and
         without prejudice to any remedies for arrears of Rent or right to bring
         any proceeding  for breach of covenants or conditions.  No such reentry
         or taking  possession  of the Premises by Landlord will be construed as
         an election by Landlord to terminate this Lease unless a written notice
         of such intention is given to Tenant. No notice from Landlord or notice
         given under a forcible entry and detainer  statute or similar Laws will
         constitute an election by Landlord to terminate  this Lease unless such
         notice specifically so states.  Landlord reserves the right,  following
         any reentry or reletting, to exercise its right to terminate this Lease
         by giving  Tenant such  written  notice,  in which event the Lease will
         terminate as specified in such notice.  After recovering  possession of
         the  Premises,  Landlord  may,  from  time to  time,  but  will  not be
         obligated  to,  relet  all or any  part of the  Premises  for  Tenant's
         account,  for such term or terms and on such conditions and other terms
         as  Landlord,  in its  discretion,  determines.  Landlord may make such
         repairs,  alterations or improvements as Landlord considers appropriate
         to accomplish such reletting,  and Tenant will reimburse  Landlord upon
         demand for all costs and expenses,  including  attorneys'  fees,  which
         Landlord  may incur in  connection  with such  reletting.  Landlord may
         collect and receive the rents for such  reletting  but Landlord will in
         no way be  responsible  or liable for any failure to relet the Premises
         or for any  inability  to  collect  any rent due upon  such  reletting.
         Regardless of Landlord's recovery of possession of the Premises, Tenant
         will  continue to pay on the dates  specified  in this Lease,  the Base
         Rent,  Additional  Rent and other Rent  which  would be payable if such
         repossession  had not occurred,  less a credit for the net amounts,  if
         any,  actually  received  by  Landlord  through  any  reletting  of the
         Premises.   Alternatively,  at  Landlord's  option,  Landlord  will  be
         entitled to recover from Tenant, as damages for loss of the bargain and
         not as a penalty,  an aggregate  sum equal to (i) all unpaid Base Rent,
         Additional Rent and other Rent for any period prior to the repossession
         date (including  interest from the due date to the date of the award at
         the rate described in Section 4.5),  plus (ii) the present value at the
         time of  repossession  (calculated  at the  rate  commonly  called  the
         discount rate in effect at the Federal  Reserve Bank of New York on the
         repossession date) of the amount, if any, by which (A) the aggregate of
         the Base Rent,  Additional  Rent and all other  Rent  payable by Tenant
         under this Lease that would have  accrued  for the  balance of the Term
         after  repossession  (with respect to Additional  Rent,  such aggregate
         will be  calculated  by assuming that Expenses and Taxes for the Fiscal
         Year in which  repossession  occurs and for each subsequent Fiscal Year
         remaining in the Term if Landlord had not repossessed the Premises will
         increase by 8% per year over the amount of  Expenses  and Taxes for the
         prior  Fiscal  Year),  exceeds  (B)  the  amount  of  such  Base  Rent,
         Additional  Rent and other Rent which  Landlord  will  receive  for the
         remainder  of the Term from any  reletting  of the  Premises  occurring
         prior to the date of the award,  or if the Premises have not been relet
         prior to the date of the award, the amount,  if any, of such Base Rent,
         Additional  Rent and other Rent which could  reasonably be recovered by
         reletting   the  Premises  for  the   remainder  of  the  Term  at  the
         then-current   fair   rental   value,   in  either   case  taking  into
         consideration  loss  of  rent  while  finding  a  new  tenant,   tenant
         improvements  and rent  abatements  necessary  to secure a new  tenant,
         leasing  brokers'  commissions  and  other  costs  which  Landlord  has
         incurred or might incur in leasing the  Premises to a new tenant;  plus
         (iii)  interest  on  the  amount  described  in  (ii)  above  from  the
         repossession  date to the date of the  award at the rate  described  in
         Section 4.5.

              (d) Bankruptcy Relief.  Nothing contained in this Lease will limit
         or prejudice Landlord's right to prove and obtain as liquidated damages
         in  any  bankruptcy,   insolvency,   receivership,   reorganization  or
         dissolution proceeding, an amount equal to the maximum allowable by any
         Laws governing such  proceeding in effect at the time when such damages
         are to be proved,  whether or not such amount be greater, equal or less
         than the  amounts  recoverable,  either as damages or Rent,  under this
         Lease.

21.    landlord's default and tenant's remedies.

21.1   Default.

         If Tenant  believes that Landlord has breached or failed to comply with
         any provision of this Lease  applicable  to Landlord,  Tenant will give
         written   notice  to  Landlord   describing   the  alleged   breach  or
         noncompliance.  Landlord will not be deemed in default under this Lease
         if  Landlord  cures the  breach or  noncompliance  within 20 days after
         receipt of Tenant's  notice or, if the same cannot  reasonably be cured
         within such 20-day period,  if Landlord in good faith commences to cure
         such breach or  noncompliance  within  such period and then  diligently
         pursues  the cure to  completion.  Tenant will also send a copy of such
         notice to the  holder of any  Encumbrance  of whom  Tenant  has been so
         notified  in writing by  Landlord,  and such  holder will also have the
         right to cure the  breach or  noncompliance  within  the period of time
         described above.

21.2   Remedies.

         If  Landlord  breaches or fails to comply  with any  provision  of this
         Lease  applicable to Landlord,  and such breach or noncompliance is not
         cured within the period of time described in Section 21.1,  then Tenant
         may  exercise  any  right or  remedy  available  to Tenant at law or in
         equity,  except to the extent  expressly waived or limited by the terms
         of this Lease.

21.3   Cure by Encumbrance Holder.

         If any act or  omission  by  Landlord  shall  give  Tenant  the  right,
         immediately  or after the lapse of time,  to cancel or  terminate  this
         Lease or to  claim a  partial  or  total  eviction,  Tenant  shall  not
         exercise any such right until (a) it shall have given written notice of
         such  act or  omission  to each  holder  of any  Encumbrance  and (b) a
         reasonable period for remedying such act or omission shall have elapsed
         following  such  notice and  following  the time when such holder of an
         Encumbrance  shall have become entitled under its Encumbrance to remedy
         the same  (which  shall in no event be less  than the  period  to which
         Landlord  would be  entitled  under this Lease to effect  such  remedy)
         provided  such  holder  of  an  Encumbrance   shall,   with  reasonable
         diligence,  give Tenant  notice of its  intention to remedy such act or
         omission and shall commence and continue to act upon such intention.

22.    security deposit. intentionally deleted.

23.    brokers.

         Landlord  and  Tenant  represent  and  warrant  that no broker or agent
         negotiated or was  instrumental  in  negotiating or  consummating  this
         Lease except the Brokers.  Neither party knows of any other real estate
         broker  or  agent  who is or  might  be  entitled  to a  commission  or
         compensation in connection with this Lease. Landlord will pay all fees,
         commissions or other  compensation  payable to the Brokers  pursuant to
         the terms of a separate  agreement.  Each party will indemnify and hold
         the other  harmless  from all  damages  paid or  incurred  by the other
         resulting from any claims  asserted  against the other party by brokers
         or agents claiming through the indemnifying party.

24.    limitations on landlord's liability.

         Any liability for damages,  breach or  nonperformance  by Landlord,  or
         arising out of the subject matter of, or the  relationship  created by,
         this Lease, will be collectible only out of Landlord's  interest in the
         Building  and no personal  liability is assumed by, or will at any time
         be asserted against,  Landlord, its parent and affiliated corporations,
         its  and  their  partners,  venturers,   directors,  officers,  agents,
         servants and employees,  or any of its or their  successors or assigns;
         all such  liability,  if any,  being  expressly  waived and released by
         Tenant.  Landlord's review,  supervision,  commenting on or approval of
         any  aspect  of  work to be done by or for  Tenant  (under  Section  9,
         Exhibit B or otherwise) are solely for Landlord's protection and except
         as expressly  provided,  create no warranties or duties to Tenant or to
         third parties.

25.    notices.

         All notices  required or permitted  under this Lease must be in writing
         and will only be deemed  properly  given and received (a) when actually
         given and received,  if delivered in person to a party who acknowledges
         receipt  in  writing;  or (b) one  business  day after  deposit  with a
         private  courier or  overnight  delivery  service,  if such  courier or
         service obtains a written  acknowledgment of receipt; or (c) 2 business
         days after deposit in the United States mails,  certified or registered
         mail with  return  receipt  requested  and  postage  prepaid.  All such
         notices must be  transmitted by one of the methods  described  above to
         the party to receive the notice at, in the case of notices to Landlord,
         both Landlord's Building Address and Landlord's General Address, and in
         the case of notices to Tenant, the applicable  Tenant's Notice Address,
         or, in either  case,  at such  other  address(es)  as either  party may
         notify the other of  according to this Section 25. Time shall be of the
         essence for the giving of all notices  required or permitted  under the
         provisions of this Lease.

26.    miscellaneous.

26.1   Binding Effect.

         Each of the  provisions  of this Lease will  extend to bind or inure to
         the benefit  of, as the case may be,  Landlord  and  Tenant,  and their
         respective heirs, successors and assigns, provided this clause will not
         permit any transfer by Tenant contrary to the provisions of Section 15.

26.2   Complete Agreement; Modification.

         All of the representations and obligations of the parties are contained
         in this Lease and no modification, waiver or amendment of this Lease or
         of any of its  conditions  or  provisions  will be binding upon a party
         unless in writing signed by such party.

26.3   Delivery for Examination.

         Submission  of the  form of the  Lease  for  examination  will not bind
         Landlord or Tenant in any manner,  and no obligations  will arise under
         this Lease until it is signed by both  Landlord and Tenant and delivery
         is made to each.

26.4   No Air Rights.

         This Lease  does not grant any  easements  or rights for light,  air or
         view. Any diminution or blockage of light, air or view by any structure
         or condition  now or later erected will not affect this Lease or impose
         any liability on Landlord.

26.5   Enforcement Expenses.

         Each party agrees to pay, upon demand,  all of the other party's costs,
         charges and expenses,  including the reasonable fees and  out-of-pocket
         expenses  of  counsel,   agents,  and  others  retained,   incurred  in
         successfully  enforcing the other party's obligations under this Lease.
         All obligations  under this Section 26.5 will survive the expiration or
         early termination of the Term.

26.6   Building Planning.

         At any time after the Date,  Landlord  may (upon at least 30 days prior
         notice) substitute (i) for the those portions of the Premises,  if any,
         that  occupy  less  than a full  floor  of the  Building  and  are  not
         vertically  contiguous  to a portion of the Premises that does occupy a
         full floor,  other premises in the Building or the 120 South  Riverside
         Building  (except  that for  purposes  of this  Section  26.6  Tenant's
         occupancy of the 6th floor shall be  considered a full floor  occupancy
         whether  or not  Tenant  occupies  the  Madison  Bank  Space as defined
         below), or (ii) for any Generator Space,  other space in the Building ,
         (each a "New Premises")  provided that the New Premises will be similar
         to the Premises in area and usable for Tenant's  purpose.  If Tenant is
         already  occupying  the  Premises,  then  Landlord  will  also  pay the
         reasonable  expenses  of Tenant's  moving from the  Premises to the New
         Premises  (including  any  necessary  costs  of  replacing  stationery,
         business cards and marketing material, if any, not to exceed $5,000.00)
         and for improving  the New Premises so that the leasehold  improvements
         in the New Premises are substantially similar to those in the Premises.
         Such move will be made during evenings,  weekends or otherwise so as to
         incur the least  inconvenience to Tenant.  Notwithstanding  what is set
         forth herein, "occupy" for the purposes of this Section 26.6 only shall
         include the period during which initial buildout of the Premises or any
         portion thereof is taking place.

26.7   Building Name.

         Tenant will not,  without  Landlord's  consent,  use  Landlord's or the
         Building's name, or any facsimile or reproduction of the Building,  for
         any  purpose;  except  that Tenant may use the  Building's  name in the
         address of the  business  to be  conducted  by Tenant in the  Premises.
         Landlord reserves the right, upon reasonable prior notice to Tenant, to
         change the name or address of the  Building.  If  Landlord  changes the
         address  of the  Building,  it will  reimburse  Tenant for the costs of
         stationery,  business  cards  and  marketing  material  not  to  exceed
         $5,000.00.

26.8   Building Standard.

         The phrase "Building  standard" will, in all instances,  mean the type,
         brand and/or quality of materials Landlord designates from time to time
         to be the minimum  quality to be used in the Building or the  exclusive
         type,  grade or quality of material to be used in the  Building and the
         then-current  standard  described in Landlord's most recently published
         schedule  of  Building  standard  or,  if no  such  schedule  has  been
         published,  to the  standard  which  commonly  prevails  in and for the
         entire Building.

26.9   No Waiver.

         No waiver of any provision of this Lease will be implied by any failure
         of either  party to  enforce  any  remedy  upon the  violation  of such
         provision,   even  if  such   violation   is   continued   or  repeated
         subsequently.  No express  waiver will affect any provision  other than
         the one specified in such waiver, and that only for the time and in the
         manner specifically stated.

26.10  Recording; Confidentiality.

         Neither  party will  record  this  Lease,  or a short form  memorandum,
         without  the  other  party's  written  consent  and any such  recording
         without  such written  consent will be a Default.  Each party agrees to
         keep the Lease terms,  provisions and conditions  confidential and will
         not disclose them to any other person without the other's prior written
         consent.  However,  each  may  disclose  Lease  terms,  provisions  and
         conditions as required by Law or a court of law or to its  accountants,
         attorneys, managing employees, lenders or prospective lenders, partners
         and others in privity with Tenant, as reasonably necessary for Tenant's
         business purposes, without such prior consent.

26.11  Captions.

         The  captions  of  sections  are for  convenience  only and will not be
         deemed  to  limit,  construe,  affect  or  alter  the  meaning  of such
         sections.

26.12  Invoices.

         All bills or invoices to be given by Landlord to Tenant will be sent to
         Tenant's Invoice Address. Tenant may change Tenant's Invoice Address by
         notice to Landlord  given  according  to Section 25. If Tenant fails to
         give Landlord  specific written notice of its objections within one (1)
         year after receipt of any bill or invoice from  Landlord,  such bill or
         invoice  will be  deemed  true and  correct  and  Tenant  may not later
         question  the  validity  of such  bill  or  invoice  or the  underlying
         information or computations used to determine the amount stated.

26.13  Severability.

         If any provision of this Lease is declared void or  unenforceable  by a
         final  judicial or  administrative  order,  this Lease will continue in
         full force and effect, except that the void or unenforceable  provision
         will be deemed  deleted and  replaced  with a  provision  as similar in
         terms to such void or unenforceable provision as may be possible and be
         valid and enforceable.

26.14  Jury Trial.

         Landlord  and Tenant waive trial by jury in any action,  proceeding  or
         counterclaim  brought  by  Landlord  or Tenant  against  the other with
         respect to any matter arising out of or in connection  with this Lease,
         Tenant's use and  occupancy of the  Premises,  or the  relationship  of
         Landlord and Tenant.  However, such waiver of jury trial will not apply
         to any claims for personal injury. If Landlord commences any summary or
         other  proceeding for  non-payment of rent or recovery of possession of
         the Premises,  Tenant shall not interpose any  counterclaim in any such
         proceeding, unless failure to raise same would constitute a waiver.

26.15  Authority to Bind.

         The  individuals  signing  this Lease on behalf of Landlord  and Tenant
         represent and warrant that they are  empowered  and duly  authorized to
         bind Landlord or Tenant, as the case may be, to this Lease according to
         its terms.

26.16  Only Landlord/Tenant Relationship.

         Landlord and Tenant agree that neither any  provision of this Lease nor
         any act of the  parties  will be  deemed  to  create  any  relationship
         between Landlord and Tenant other than the relationship of landlord and
         tenant.

26.17  Covenants Independent.

         The parties  intend  that this Lease be  construed  as if the  covenant
         between  Landlord and Tenant are  independent and that the Rent will be
         payable without offset,  reduction or abatement for any cause except as
         otherwise specifically provided in this Lease.

26.18  Governing Law.

         This Lease will be governed by and  construed  according to the laws of
         the State of  Illinois.  All  proceedings  hereunder,  shall be held in
         Chicago, Illinois.

26.19  Enforcement of Reasonable Consent.
         Intentionally deleted.

27.    OPTION TO EXTEND THE TERM.

         Provided that Tenant has not defaulted in performing and failed to cure
         any of its  obligations  under the  Lease,  and is not in (i)  monetary
         default  or  Material  non-monetary  default  or (ii) in  non-monetary,
         non-material  default  beyond any  applicable  cure period set forth in
         this Lease,  at the time of its exercise of this  option,  Tenant shall
         have the option,  during the initial  Term only,  to extend the Term of
         the Lease ("Extension  Option") for one five (5) year period only ("1st
         Extension Term") upon all of the following conditions:

              (A) Tenant shall exercise this Extension  Option by written notice
         to Landlord  which must be received by Landlord no later than 5:00 p.m.
         on the date three hundred sixty five (365) days prior to the Expiration
         Date, but no earlier than eighteen months prior to the Expiration Date;
         and

              (B)  Within  thirty  (30) days after the date of  Tenant's  notice
         Landlord shall compute the "Extension  Rate" which shall be ninety five
         percent  (95%) of Market  Rent as provided  below and notify  Tenant in
         writing of the resulting amount ("Determination Date"). All other terms
         of this Lease,  except this Extension Option and any Landlord's work or
         Allowances shall apply during the 1st Extension Term.

              (C) Time is of the essence of the Extension Option.

              (D) For the purposes of this Section 27, a "Material  non-monetary
         default"  shall mean a breach or  noncompliance  by Tenant of the terms
         and/or  conditions  of this  Lease  that  causes  or  results  in (i) a
         dangerous condition in the Premises or the Building, (ii) any insurance
         coverage  required to be carried under this Lease by Landlord or Tenant
         with  respect  to  the  Premises  or  Building  being  jeopardized  (as
         evidenced  by a written  notice  from  Landlord's  insurance  carrier),
         including failure to provide same, (iii) an unreasonable disturbance to
         another  tenant,  (iv) a  substantial  failure by Tenant to comply with
         Laws with respect to the Premises or use thereof.; or (v) a substantial
         and adverse affect on the operation of Building systems.

         This Extension Option applies only to an extension of the Lease for the
         1st Extension Term only. Except for the above modifications,  all other
         provisions and conditions of the Lease shall apply in the 1st Extension
         Term.  This Extension  Option shall be void if Tenant fails to exercise
         it precisely  according to each and all of the conditions stated above,
         or if Tenant  assigns  the Lease or sublets the  Premises or  otherwise
         transfers  all or part of its  interest  in the Lease or the  Premises,
         except as allowed under Section 15.7 of the Lease.

28.    MARKET RENT.

              (A) "Market Rent" for the 1st Extension Term shall mean the market
         annual  Base and  Additional  rental  rate for the  Premises,  based on
         renewing  tenancies  (for  a term  comparable  to the  time  period  in
         question)  covering  office space of comparable size and quality to the
         Premises in  comparable  buildings in  comparable  location in the West
         Loop District of downtown  Chicago,  Illinois,  including the Building,
         (and the  rent for  which  such  renewal  tenancy  was  determined  and
         commenced  within  twelve (12) months  before the  Determination  Date)
         taking into account all pertinent  factors including but not limited to
         Tenant's credit  worthiness,  the involvement or  non-involvement  of a
         broker,  that Tenant may not require an improvement  allowance,  rental
         abatement  or other  concessions,  if any,  typical to a new tenant and
         assuming Landlord and Tenant to be prudent persons willing to lease but
         being  under no  compulsion  to do so.  By the above  reference  to the
         absence of a compulsion to enter into a renewal  tenancy,  Landlord and
         Tenant do not  intend to exclude  renewal  tenancies  arising  out of a
         tenant's exercise of a fixed option to extend its lease term.

              (B) If  Landlord  and Tenant  have not agreed on Market Rent on or
         prior to a date thirty  (30) days after the  Determination  Date,  then
         each party shall  appoint an  arbitrator  who shall be an  independent,
         disinterested   person   knowledgeable   in  rental   rates  and  lease
         transactions  in the  Building  and  other  comparable  buildings.  The
         arbitrators  shall be real  estate  brokers who shall have at least ten
         (10) years  continuous  experience  in the  procuring  of leases in the
         downtown Chicago, Illinois market and are knowledgeable in rental rates
         and lease  transactions  in the Building and the West Loop  District of
         downtown Chicago, Illinois. The two arbitrators appointed shall appoint
         a third arbitrator  within ten (10) days of the appointment of the last
         arbitrator.   The   three   arbitrators   shall   meet  and  hear  oral
         presentations  by, and receive  written  materials  from,  Landlord and
         Tenant and their  representatives.  The arbitration  shall be conducted
         according  to  the  Commercial   Arbitration   Rules  of  the  American
         Arbitration Association,  or its successor. The three arbitrators shall
         determine  Market Rent on or before the effective date for the Base and
         Additional  Rent and a  decision  of any two of the  three  arbitrators
         shall be  controlling.  If the  decision of the  arbitrators  regarding
         Market Rent shall not be made prior to the effective  date for Base and
         Additional  Rent, then Tenant shall pay Base and Additional Rent at the
         rate or rates in effect as of the end of the Initial  Term or preceding
         Extended Term, if applicable,  subject to adjustments once the Base and
         Additional Rent is determined by the arbitrators.

              (C) A  determination  of Market Rent by the  arbitrators  shall be
         binding on the parties and Base and  Additional  Rents shall be paid in
         accordance with this Lease.

              (D) The parties shall equally share the costs of arbitration.

                  (E)   Notwithstanding   what   is  set   forth   herein,   the
         determination of Market Rent shall be based on a premises consisting of
         the Premises under this Lease and the premises under that certain lease
         dated October 4, 1999 between  Tenant and Solano  Associates for Suites
         800  and 900  consisting  of  71,984  rsf in the  120  South  Riverside
         Building  ("120  Lease") so long as all of the  following  criteria are
         met:

(1)  Tenant  exercises  the  Option to Extend  for this  Lease and the Option to
Extend for 120 Lease simultaneously; and (2) The 120 South Riverside Building is
owned by an entity which controls,  is controlled by, or is under common control
with Landlord;  and (3) The Building and the 120 South Riverside Building at the
time of the  exercise of the Options to Extend are being  marketed as a complex;
and (4) Nothing has  occurred  that would cause the  Building  and the 120 South
Riverside  Building  to not  offer  materially  identical  rents to a bona  fide
tenant; and

(5) Tenant occupies at least the initial  Premises under the Lease and under the
120 Lease;  and (6) Tenant has otherwise  complied with the terms of the Options
to Extend.

29.    EARLY TERMINATION.

         Tenant  shall have the option to terminate  this Lease  effective as of
         the Last day of the seventh  (7th) Lease Year  following  the 6th Floor
         Commencement  Date upon the conditions  stated below. This "Termination
         Option"  shall be void unless  exercised  precisely  according to these
         conditions:

              (A)  Tenant  shall  exercise  this  Termination  Option by written
         notice ("Termination Notice") identifying the intended termination date
         ("Termination  Date");  such  Termination  Notice  must be  received by
         Landlord  at least  three  hundred  sixty  five (365) days prior to the
         Termination Date; and

              (B)  Tenant  shall  not be in (i)  monetary  default  or  Material
         non-monetary  default  or (ii) in  non-monetary,  non-material  default
         beyond any  applicable  cure period set forth in this Lease,  of any of
         the  provisions or conditions of this Lease at the time of  Termination
         Notice and for the remainder of the Term through the Termination  Date;
         and

              (C) . Tenant  shall  continue to pay Base and  Additional  Rent as
         they  come due  under  the  Lease,  however,  if at  anytime  after the
         Termination  Notice  Tenant fails to timely make said Rent payments and
         fails to cure same within the applicable cure periods this  Termination
         Option and Tenant's  exercise of same shall become null and void and of
         no further effect; and

              (D) Promptly after  Landlord's  receipt of the Termination  Notice
         Landlord shall compute (i) any and all other miscellaneous  charges due
         Landlord,   including  any  construction  repayments  due  Landlord  as
         elsewhere  described  in  this  Lease  or  in  a  collateral  agreement
         remaining unpaid by Tenant and (ii) the unamortized costs of any Tenant
         concessions paid by Landlord  regarding this Lease,  including  without
         limitation any broker's  commissions,  leasehold  improvement costs and
         moving allowances,  if any, such costs to be amortized over the initial
         term  of  the  Lease  at an  interest  rate  of  ten  percent  (10%)  (
         collectively  "Termination  Fee") and shall notify Tenant in writing of
         same.  Tenant shall pay the  Termination Fee to Landlord within fifteen
         (15) days of receipt of same. Failure to timely pay the Termination Fee
         shall  render this  Termination  Option null and void and of no further
         effect; and

              (E) Tenant shall continue fully liable after the Termination  Date
         for Tenant's  financial  obligations  accruing  through the Termination
         Date (including, without limitation, rents and charges identified above
         and other  costs,  if any),  and Tenant  shall pay all  amounts in full
         within 30 calendar days of the date of Landlord's invoice(s).

              (F) Time is of the essence of this Termination Option.

              (G) For the purposes of this Section 29, a "Material  non-monetary
         default"  shall mean a breach or  noncompliance  by Tenant of the terms
         and/or  conditions  of this  Lease  that  causes  or  results  in (i) a
         dangerous condition in the Premises or the Building, (ii) any insurance
         coverage  required to be carried under this Lease by Landlord or Tenant
         with  respect  to  the  Premises  or  Building  being  jeopardized  (as
         evidenced  by a written  notice  from  Landlord's  insurance  carrier),
         including failure to provide same, (iii) an unreasonable disturbance to
         another  tenant,  (iv) a  substantial  failure by Tenant to comply with
         Laws with respect to the Premises or use thereof.; or (v) a substantial
         and adverse affect on the operation of Building systems.

         This  Termination  Option  applies to Tenant  only and shall be void if
         Tenant fails to exercise it precisely  according to each and all of the
         conditions  stated above, or if Tenant assigns the Lease or sublets the
         Premises  or  otherwise  transfers  all or part of its  interest in the
         Lease or the Premises.

30.    right of first offer.

         Provided  that  Tenant has not  defaulted  beyond any  applicable  cure
         periods under the Lease,  and,  providing Tenant is not in (i) monetary
         default  or  Material  non-monetary  default  or (ii) in  non-monetary,
         non-material  default  beyond any  applicable  cure period set forth in
         this Lease,  at the time of its  exercise  of this First  Offer  Right,
         Landlord  hereby grants to Tenant the on-going  right to lease upon the
         terms and  conditions  hereinafter  set forth,  all or a portion of the
         fourth  (4th),  floor,  the eighth (8th) floor and the eleventh  (11th)
         floor of the Building  (each a "ROFO Area" and  collectively  the "ROFO
         Area")  when it becomes  "available  for  leasing"  (as  determined  in
         accordance  with  subsection  (A) below) during the initial Term of the
         Lease ("First Offer Right").

                  (A) The  ROFO  Area  shall  be  deemed  to be  "available  for
         leasing"  upon,  and only upon,  the occurrence of one of the following
         events:

                    (i) The ROFO Area is not the  subject of an  Existing  Lease
                    (as hereinafter defined);

                           (ii) if the ROFO Area is subject to a right or option
                           granted in an Existing Lease (whether to extend/renew
                           or to expand), all of which rights or options are not
                           exercised,   the  expiration  of  the  last  of  such
                           unexercised right or option; and

                           (iii)  if the  ROFO  Area is  subject  to a right  or
                           option granted in an Existing  Lease,  which right or
                           option is exercised, the expiration or termination of
                           the term of such  Existing  Lease or any  later  date
                           upon which the term of the demise of such  portion of
                           the ROFO Area  created by the  exercise of such right
                           or  option   expires   (including   any  renewals  or
                           extensions  thereof granted in such Existing  Lease);
                           and

                           (iv) As to the fourth  floor  only,  the ROFO Area is
                           not  subject  to  any  rights  granted  to  a  tenant
                           (including  without  limitation renewal options) in a
                           lease entered into by Landlord  after Tenant has been
                           offered and has declined to lease the ROFO Area.

                  (B) During the initial Term of the Lease,  prior to Landlord's
          leasing  all or a potion  of the  ROFO  Area to a party  other  than a
          tenant  leasing  premises in the ROFO Area as of the Date, and subject
          to the  rights of  existing  tenants  in the ROFO Area as of the Date,
          Landlord  shall give  Tenant a written  notice  (the  "Offer  Notice")
          setting forth the  availability  date and the portion of the ROFO Area
          being offered to Tenant (the "the ROFO Area Availability  Date").  The
          ROFO Area  Availability  Date  shall not be less than  sixty (60) days
          after  the  date  such  notice  is  given  by  Landlord.  The Base and
          Additional  Rent for the ROFO Area shall be Market Rent as  determined
          in Section 28 above and the ROFO Area  shall be  delivered  in "as-is"
          condition; and

                  (C)  Tenant's  right  to  lease  the  ROFO  Area on the  terms
          described  in the  applicable  Offer Notice  shall be  exercisable  by
          written  notice from Tenant to Landlord  given not later than ten (10)
          days after the Offer  Notice is  delivered.  Tenant shall be deemed to
          have declined a lease for the offered  portion of the ROFO Area if its
          acceptance  is  delayed  or if the  acceptance  changes  any  term  or
          condition  of the Offer  Notice.  Any portion of the ROFO Area that is
          not offered to Tenant shall remain subject to this Refusal  Right.  If
          Tenant  declines  or is deemed to decline a lease as set forth  above,
          then for the  following one hundred  eighty (180) days Landlord  shall
          have the  right to Lease  the  offered  portion  of the ROFO Area to a
          third party on  materially  the same terms as those  offered to Tenant
          and  otherwise  shall follow the  procedure  set forth in subsection B
          above; and

                  (D) If Tenant has validly exercised this First Offer Right for
          the  offered  portion  of the ROFO Area in  accordance  with the terms
          hereof,  Landlord and Tenant, within thirty (30) days after request by
          either  party  hereto,  shall enter into a written  amendment  to this
          Lease  confirming the terms,  conditions and provisions  applicable to
          such portion of the ROFO Area as determined  in  accordance  herewith;
          and

                  (E) The  Lease  Term  for the ROFO  Area  shall  commence  the
          earlier of Tenant's  occupancy  of the ROFO  Premises  for the regular
          conduct of business or ninety (90) days after  Landlord's  delivery of
          same and shall expire on the Expiration Date; and

                  (F) As used herein, the term "Existing Lease" shall mean (i) a
          lease  (other than this Lease) of any space in the  Building in effect
          as of the date  hereof  (including  extensions  and  renewals  thereof
          pursuant to options granted therein or otherwise),  whether or not the
          term of such lease has yet  commenced  and (ii) any lease in effect as
          of the date of the  commencement  of the  initial  Term of the  Lease,
          whether or not the term of such lease has then commenced. In the event
          two  leases  are in effect  for any  portion of the the ROFO Area (for
          example,  the term of a lease  which is now in effect for a portion of
          the the ROFO Area will soon expire, and another lease covering part or
          all of such space has already  been  executed  with a new tenant for a
          term commencing after the expiration of the term of the former lease),
          only one of such leases shall be an Existing  Lease. In such case, the
          Existing  Lease shall be  determined by comparing the dates upon which
          the  respective  terms of such two leases end,  and the lease with the
          later expiration date shall be deemed to be the Existing Lease and the
          other lease shall be disregarded.; and

                  (G)  Time is of the essence of this First Offer Right; and

                  (H) If Tenant leases this the ROFO Area under this First Offer
          Right, Tenant shall have the right to extend the term of the Lease for
          the ROFO Area upon the same terms and  conditions  in Section 27 above
          and to  terminate  the Lease  for the ROFO area on the same  terms and
          conditions in Section 29 above; and

                  (I)  Notwithstanding  what is set forth above,  Landlord shall
          have  the  right  to  extend  the  term of any  lease  for any  tenant
          occupying  any portion of the ROFO Area which lease is in effect as of
          the Date, whether by exercise of a lease option or otherwise; and

                  (J)  Notwithstanding  what is set forth above,  Tenant's First
          Offer Right is subordinate to the rights of existing tenants as of the
          Date in the ROFO Area,  which, to the best of Landlord's  knowledge as
          of the Date,  are those  rights set forth in  Exhibit H  attached  and
          incorporated herein.

                  (K)  For  the   purposes  of  this  Section  30,  a  "Material
         non-monetary default" shall mean a breach or noncompliance by Tenant of
         the terms and/or conditions of this Lease that causes or results in (i)
         a  dangerous  condition  in the  Premises  or the  Building,  (ii)  any
         insurance  coverage required to be carried under this Lease by Landlord
         or Tenant with  respect to the Premises or Building  being  jeopardized
         (as evidenced by a written notice from Landlord's  insurance carrier),,
         including failure to provide same, (iii) an unreasonable disturbance to
         another  tenant,  (iv) a  substantial  failure by Tenant to comply with
         Laws with respect to the Premises or use thereof.; or (v) a substantial
         and adverse affect on the operation of Building systems.

         This First  Offer  Right  applies  to Tenant  only and shall be void if
         Tenant fails to exercise it precisely  according to each and all of the
         conditions  stated above, or if Tenant assigns the Lease or sublets the
         Premises  or  otherwise  transfers  all or part of its  interest in the
         Lease or the  Premises,  except as allowed  under  Section  15.7 of the
         Lease.

31.    SIGnage.

       During the Term of this Lease, including any renewal terms, provided that
       (i) Tenant is not in default  of any of the terms or  conditions  of this
       Lease,  (ii) Tenant has not  assigned the Lease or sublet the Premises or
       otherwise  transferred  all or part of its  interest  in the Lease or the
       Premises,  and  (iii)  Tenant is in  occupancy  of the  entire  Premises,
       Landlord shall provide Tenant, at Landlord's sole cost and expense,  with
       identification   signage  on  a  monument  sign  in  the  exterior  Plaza
       ("Monument  Signage"),  with ground floor lobby signage ("Lobby Signage")
       and with elevator  button signage within the elevator cabs for the floors
       where Tenant occupies the entire floor ("Elevator Button  Signage").  The
       placement,  location,  design,  material,  color and size of the Monument
       Signage, Lobby Signage and Elevator Button Signage shall be in Landlord's
       sole  discretion  and for  identification  of Tenant  shall  contain only
       Tenant's  name  and/or  corporate  logo.  The  Monument  Signage  may, at
       Landlord's sole discretion,  also contain the name of the Building and up
       to  one  (1)  additional  tenant  name.  At  the  expiration  or  earlier
       termination of this Lease, or if Tenant fails to comply with this Section
       31, Tenant's name shall be removed from the Monument  Signage,  the Lobby
       Signage  and  Elevator  Button  Signage  shall be removed.  In  addition,
       Landlord shall provide  company and individual name listings for Tenant's
       employees, not to exceed fifty (50) names, in the Building's computerized
       directory,  and Building  standard Tenant  identification  signage in the
       elevator lobbies of the floors occupied by Tenant.

34.     Year 2000 Compliance.

       Landlord  shall be responsible  for Year 2000  compliance of all services
       furnished  by  Landlord to Tenant  pursuant  to this  Lease.  If Landlord
       obtains  actual  knowledge  that any of those  services are not Year 2000
       compliant,  Landlord shall promptly take such measures as are appropriate
       to cause those services to become Year 2000 compliant, but Landlord shall
       have no  obligations  with  respect to any failure of its  services  that
       arise because third party systems not under its control are not Year 2000
       compliant

33.     Generator.

         Provided  that  Tenant is not in  Default,  throughout  the Term of the
         Lease, including any Extension Term, Landlord shall provide Tenant with
         approximately 200-300 exclusive, restricted access rentable square feet
         in the Building in a location to be  determined by Landlord to house an
         emergency  back-up   electrical   generator  to  service  the  Premises
         ("Generator  Space") and for no other use, at Landlord's expense during
         the Term or any extension  thereof.  Tenant's  occupancy and use of the
         Generator Space shall be pursuant to all of the terms and conditions of
         this Lease  except  that  Tenant  shall not be  required to pay Base or
         Additional Rent for the Generator Space.  Tenant's use of the Generator
         Space to house said  generator is subject to review and approval of the
         generator and its  specifications  by Landlord and the City of Chicago.
         In addition, Landlord shall also have the right to approve the location
         of the generator in the  Generator  Space for purposes of floor loading
         and  shall  approve  all  ventilation  locations  and  methods  and the
         location of all fuel  sources.  Landlord  shall  deliver the  Generator
         Space  to  Tenant  in  "as-is"  condition  on the 5th  floor  Scheduled
         Commencement  Date,  and  Tenant  shall,  at its sole cost and  expense
         improve the Generator  Space to provide for the lawful  installation of
         the  generator  system  and to meet  Landlord's  reasonable  sound  and
         vibration  attenuation  requirements.  The parties  understand that the
         Generator  shall have a self contained fuel source.  Tenant agrees that
         it will comply with all Laws governing,  and all reasonable  procedures
         established  by Landlord  for, the use,  abatement,  removal,  storage,
         disposal or transport of any gasoline, fuel oil, propane or other fuels
         used to power the generator ("Fuels") and any substances,  chemicals or
         materials declared to be, or regulated as, hazardous or toxic under any
         applicable Laws ("Hazardous  Substances") and any required or permitted
         alteration, repair, maintenance,  restoration, removal or other work in
         or about the Premises or Building that involves or affects any Fuels or
         Hazardous  Substances.  Upon the  expiration  of the  Lease  or  sooner
         termination hereof, Tenant shall remove the generator, transfer switch,
         fuel storage tank and their  accompanying  Improvements  (excluding any
         electrical panels,  electrical  meters,  sprinklers or vents) and shall
         repair and  restore  the  Generator  Space to its  original  condition,
         normal wear and tear excepted.  Tenant will indemnify and hold Landlord
         harmless  from and against any and all  claims,  costs and  liabilities
         (including  reasonable attorney's fees) arising out of or in connection
         with any  breach by Tenant of its  covenants  under  this  Section  33.
         Tenant's  obligations under this Section will survive the expiration or
         early termination of the Term.

34.    Bank Space.

         Landlord  represents that Suite 662 consisting of  approximately  2,707
         rentable  square  feet on the 6th floor of the  Building  is  currently
         under lease to the Madison Bank and Trust Company ("Bank Space"),  that
         the terms of said lease do not allow  Landlord to relocate  said tenant
         and that said lease does not expire until  December 31, 2003.  Landlord
         shall use  commercially  reasonable  efforts to have said tenant vacate
         the Bank Space on or before the Start Date for the 6th floor.  However,
         the parties agree that if said tenant fails to vacate the Bank Space on
         or before the Start Date for the 6th floor, then Landlord shall have no
         further obligation under this lease to deliver the Bank Space except as
         specifically  set forth below, the Premises shall be reduced to exclude
         the Bank Space and the Base Rent, Tenant's Share, Leasehold Improvement
         Allowance  and any other  proportionate  costs  shall  also be  reduced
         proportionately.  In addition,  if the Bank Space is not made available
         to Tenant  prior to the 6th Floor Start Date,  Landlord  shall bear any
         incremental  costs to  construction  associated  with the  Premises  no
         longer being a full floor,  including  without  limitation  the cost of
         establishing  and  maintaining  a  multi-tenant   corridor  and  public
         restrooms.  Within  sixty five (65) days of the  expiration  or earlier
         termination of the Madison Bank and Trust Company  lease,  the Premises
         shall be expanded to include the Bank Space. Landlord shall deliver and
         Tenant shall  accept the Bank Space  pursuant to the terms of Exhibit B
         herein (including without limitation  Paragraph 4 and demolition of the
         multi- tenant  corridor) and the Base Rent,  Tenant's Share,  Leasehold
         Improvement  Allowance  and  any  other  proportionate  cost  shall  be
         increased proportionately. As of the date of delivery of the Bank Space
         to  Tenant  as  set  forth  above,   the  restrooms  shall  become  the
         responsibility  of Tenant  for  repairs  and  maintenance.  During  the
         performance  of  Landlord's  Work for the  Bank  Space  Landlord  shall
         perform  afterhours  all  work  that  would  unreasonably  disturb  the
         operation  of  Tenant's  business  in  the  6th  floor  portion  of the
         Premises.
<TABLE>
<CAPTION>

HAVING READ and intending to be bound by the terms and provisions of this Lease,
Landlord and Tenant have signed it as of the Date.
<S>                                                          <C>
TENANT                                                        LANDLORD
CDW COMPUTER CENTERS, INC..                                   H, B-H ASSOCIATES,  a California limited partnership,
                                                              d/b/a TRIZECHAHN 10 SOUTH RIVERSIDE MANAGEMENT L.P.
                                                              By:    TrizecHahn    Centers   Inc.,   a   California
                                                              corporation, as sole general partner

By:                                                           By:
            -------------------------------------------                ---------------------------------------------
Name:       Harry J. Harczak, Jr.                             Name:          Antonio A. Bismonte
            -------------------------------------------
            -------------------------------------------
Its:        Chief Financial Officer                           Its:           Executive Vice President
            -------------------------------------------

                                                              By:
            -------------------------------------------                ---------------------------------------------
                                                              Name:          Stephen E. Budorick
            -------------------------------------------
            -------------------------------------------
                                                              Its:           Senior Vice President
            -------------------------------------------
</TABLE>

<PAGE>

                                   SCHEDULE 1

                                LAND DESCRIPTION

Two certain parcels of land in Cook County,  Illinois,  bounded and described as
follows:

Parcel 1:
--------

A part of Lots 1 and 2 in Railroad  Companies  Resubdivision  of Blocks 62 to 76
both inclusive, 78, parts of 61 and 77 and certain vacated streets and alleys in
School Section  Addition to Chicago,  a Subdivision  of Section 16,  Township 39
North, Range 14 East of the Third Principal  Meridian,  according to the plat of
said Resubdivision recorded in the Recorder's Office of Cook County, Illinois on
March 29, 1924 in Book 188 of Plats at Page 16 as Document Number 8339751,  said
parts of Lots 1 and 2 being bounded and  described as follows:  Beginning at the
northeast corner of said Lot 1 and running thence southwardly along the easterly
line of said Lot 1 a distance of 199.495 feet to an angle point in said easterly
lot line; thence  continuing  southwardly along said easterly line a distance of
199.23 feet to its intersection with the north line of the south 33 feet of said
Lot 1;  thence  west along the north line of the south 33 feet of said Lot 1 and
of the west 20 feet of said Lot 2; thence north along said east line of the west
20 feet of said Lot 2 a distance  of 398.19  feet to its  intersection  with the
north line of said Lot 2, and thence east along the north line of said Lot 2 and
excepting  from the  parcel of land above  described,  the  respective  portions
thereof lying vertically below the following horizontal planes:

(A) a  horizontal  plane 18.5 feet above  Chicago City Datum,  the  perimeter of
which is described as follows:  Beginning at the northwest corner of said parcel
and  running  thence  easterly  along  the  north  line  of said  parcel  to the
intersection  of said north line and a line (the "Limiting Plane Line") 168 feet
east of and parallel to the west line of said parcel;  thence  southwardly  long
the Limiting Plane Line to the  intersection  of said line and the south line of
said  parcel;  thence  westerly  along  the  south  line of said  parcel  to the
southwest corner thereof; thence northerly along the west line of said parcel to
the  northwest  corner of said  parcel,  which is the point of beginning of said
horizontal plane; and

(B) a horizontal  plane 21.0 feet above  Chicago City Datum over that portion of
said parcel which is not  vertically  below the  horizontal  plane  described in
clause (a) above.

Parcel 2:
--------

All land and spaces  below the  horizontal  planes  described  in Parcel 1 above
which are occupied by the columns, caissons, foundations,  gussets and all other
supporting structures, for the building and improvements constructed in Parcel 1
and by all other  improvements,  plenums,  mechanical and electrical  equipment,
pipes,  wires,  conduits,  utilities  and other  structures  located  below said
horizontal planes in connection with said building and improvements,  including,
but not limited to the space occupied by the  improvements  and structures shown
on the Plat of Survey prepared and certified by Chicago Guarantee Survey Company
dated July 8, 1966 (consisting of three sheets  identified as Order Nos. 6311001
K and  6311001-S  and 6311001 N.  respectively),  which was  recorded as part of
document 19881999.

Parcel 3:
--------

An easement  appurtenant to Parcels 1 and 2 in, over and across the west 20 feet
of Lot 2 in said Railroad Companies' Resubdivision to construct,  use, maintain,
repair,  replace  or renew  from time to time  such  columns,  gussets  trusses,
horizontal structural members,  caissons,  foundations and other supports as may
be  reasonably  necessary or  appropriate  to maintain and support the plaza and
other improvements contemplated by the Lease, including, without limitation, the
columns  (designated `DD') and the caissons,  foundations and related structures
shown on the Plat of Survey referred to in Parcel 2 above.

Parcel 4:
--------

A  nonexclusive  appurtenant  easement  in favor of the  leasehold  interest  in
Parcels 1 and 2 as  created  by Deed of  Easement  dated  January  16,  1990 and
recorded January 31, 1990 as Document 90047309 made by LaSalle National Bank, as
Trustee under Trust  Agreement dated November 17, 1983 and known as Trust Number
107292 to Gateway IV Joint Venture,  an Illinois  general  partnership,  LaSalle
National Bank, as Trustee under Trust Agreement dated December 1, 1983 and known
as Trust Number 107361,  LaSalle National Bank, as Trustee under Trust Agreement
dated  December 1, 1983 and known as Trust Number 107362,  and LaSalle  National
Bank, as Trustee under Trust Agreement dated December 1, 1983 and known as Trust
Number  107363,  for the use of 1,100 public  parking  spaces in the garage,  as
defined  therein,  with  rights of ingress  and egress and an  easement  for the
purpose of  construction  of such repairs or restoration for the period required
to complete  such  repairs or  restoration,  on over,  and across the  following
described legal description:

Lots 5, 6, 7, and 8 (except  from said lots that part falling in alley) in Block
49 in School Section Addition to Chicago in Section 16, Township 39 North, Range
14 East of the Third Principal Meridian, in Cook County, Illinois.

As amended by First  Amendment to Deed of Easement  dated  February 9, 1990, and
recorded October 9, 1990, as Document Number 904914486.

<PAGE>

                                                         A-1             T _____

                                                                         L _____

                                    EXHIBIT A

                        10 SOUTH RIVERSIDE PLAZA BUILDING

                          PLAN DELINEATING THE PREMISES

                                    SUITE 500

<PAGE>

                                    EXHIBIT A

                        10 SOUTH RIVERSIDE PLAZA BUILDING

                          PLAN DELINEATING THE PREMISES

                                    SUITE 600

<PAGE>

                                                         B-9             T _____

                                                                         L _____

                                    EXHIBIT B

                        10 SOUTH RIVERSIDE PLAZA BUILDING

                        LEASEHOLD IMPROVEMENTS AGREEMENT

              1.  Conflicts;  Terms.  If there is any conflict or  inconsistency
         between the  provision  of the Lease and those of this Exhibit B ("Work
         Letter"),  the provisions of this Work Letter will control.  Except for
         those  terms  expressly  defined  in this Work  Letter,  all  initially
         capitalized  terms will have the meanings  stated for such terms in the
         Lease.  The following terms,  which are not defined in the Lease,  have
         the meanings indicated:

                  (a) "Scheduled  Commencement Date" means the date set forth in
         subsection 1.1(g) of the Lease, unless the Scheduled  Commencement Date
         is extended according to Paragraph 2 below.

                  (b) "Commencement Date" means the first day of the Term, which
         will be the earlier of (1) the first day on which  Tenant  occupies the
         Premises for the regular  conduct of its business or (2) the  Scheduled
         Commencement Date (as the same may be extended according to paragraph 2
         below).

                  (c)  "Start  Date"  means the first day of the  Tenant  Finish
         Period, which will be (i) no earlier than October 15, 2000 and no later
         than March 15,  2001 for the 5th floor Phase of the  Premises  and (ii)
         April 1,  2001 for the 6th  floor  Phase of the  Premises,  unless  the
         applicable  Start Date is  extended  according  to  Paragraph  2 below.
         Landlord will use  reasonable  efforts to give Tenant thirty (30) day's
         written notice of the Start Date for the 5th floor Phase.

                    (d) "Tenant Finish Period" means the period beginning on the
               Start Date and ending on the
         Commencement Date.

                  (e)  "Submission   Date"  means  thirty  (30)  days  prior  to
         construction  but no later than the date of Tenant's  execution of this
         Lease.

                    (f) "Landlord's Representative" means Linnea Allum, Building
               Manager.

                  (g)      "Tenant's Representative" means Douglas Eckrote.

                  (h) "Tenant's  Architect"  means  Partners By Design,  or such
         other licensed or registered  professional engineers as may be selected
         by Tenant and reasonably approved by Landlord.

                  (i)      "Tenant's Engineers" means To Be Determined.

                  (j)  "Leasehold   Improvement  Allowance"  means:  $35.00  per
         rentable  square  foot of the  Premises,  which  the  parties  agree is
         $2,520,770.00.  Tenant may use up to $2.00 per rentable  square foot of
         the Premises of unused  Leasehold  Improvement  Allowance  upon written
         notice to Landlord,  as a credit  against Rent during the initial Lease
         Year. In addition, Landlord will pay for one (1) initial space plan for
         the Premises.

                  (k)   "Leasehold    Improvements"   means   all   alterations,
         improvements  and  installations  to be  constructed  or  installed  by
         Landlord or Tenant in the Premises according to this Work Letter.

                  (l) "Landlord's Work" means those Leasehold Improvements to be
         constructed or installed by Landlord according to Paragraph 4 below.

                    (m) "Tenant's Work" means all Leasehold  Improvements  other
               than Landlord's Work.

                  (n)   "Preliminary   Plans"  means  space  plans  and  general
         specifications for Tenant's Work prepared by Tenant's Architect in such
         form (and on such scale in the case of plans and  drawings) as Landlord
         may reasonably specify.

                  (o) "Construction Documents" means complete construction plans
         and specifications for Tenant's Work prepared by Tenant's Architect and
         Tenant's Engineers in such form (and on such scale in the case of plans
         and  drawings) as Landlord may  reasonably  specify and  detailing  all
         aspects of Tenant's Work, including,  without limitation,  the location
         of libraries, safes and other heavy objects, stairwells,  walls, doors,
         computer  equipment,  telephone and related equipment,  and electrical,
         plumbing,   heating,   ventilation  and  air   conditioning   equipment
         (including  equipment  in  excess of that  required  for  normal  use).
         Tenant's  Engineers will perform all  mechanical and electrical  design
         work included in the Construction Documents.

                  (p) "Tenant's  Costs" means all costs  required to be expended
         by Tenant  under this Work Letter in  connection  with  Tenant's  Work,
         including,  without limitation, the costs of: preparing the Preliminary
         Plans,  Construction  Documents  and the  as-built  plans  described in
         Paragraph  8;   performing   Tenant's  Work;   obtaining  all  required
         insurance,   licenses  and  permits;  satisfying  all  requirements  of
         applicable  laws,   codes  and  regulations;   letting  all  contracts;
         Landlord's  services  provided  under  Paragraph  14; and all  required
         electrical and telephone panels and/or meters. Tenant's Costs will not,
         however,  include any costs  incurred by Tenant for  furniture or other
         personal  property,  for fixtures or equipment (unless such fixtures or
         equipment will constitute  permanent  additions to the Premises and are
         shown on the Construction Documents), or for moving to the Premises.

              2. Tenant  Finish  Period;  Commencement  Date.  The Tenant Finish
         Period for each  Phase of the  Premises  will  begin on the  applicable
         Start Date specified in subparagraph 1(c) above, unless said Start Date
         is extended according to the following provisions.  If on or before the
         applicable  Start Date specified in  subparagraph  1(c), (a) Landlord's
         Work has not been  completed to the extent that Tenant's Work may begin
         except for any  Landlord's  Work which has been  delayed,  hindered  or
         prevented by Tenant or (b) Tenant has not been permitted  entry to that
         portion of the  Premises  for the  conduct of Tenant's  Work,  then the
         applicable  Start  Date will be  extended  until the date on which both
         such  events  have  occurred  and  the   applicable   Phase   Scheduled
         Commencement Date will be extended for an equivalent period of time. If
         either  Start Date has not  occurred  within  two (2) months  after the
         latest date specified in subparagraph  1(c),  (plus any period of delay
         caused by Forced Majeure), then Tenant will have the right to terminate
         the Lease by delivering  written  notice of termination to Landlord not
         more than thirty (30) days after the end of such two (2) -month period.
         Upon such  termination,  each party  will,  upon the  other's  request,
         execute  and deliver an  agreement  in  recordable  form  containing  a
         release and  surrender  of all right,  title and interest in and to the
         Lease; neither Landlord nor Tenant will have any further obligations to
         each other, including,  without limitation,  any obligations to pay for
         work  previously  performed in the Premises;  all  improvements  to the
         Premises will become and remain the property of Landlord;  and Landlord
         will refund to Tenant any sums paid to Landlord by Tenant in connection
         with the Lease, except that Landlord may retain any Base and Additional
         Rent paid for any  portion of the  Premises  that has been  occupied by
         Tenant for the conduct of business.  Such  postponement of a Start Date
         and the applicable Phase Scheduled Commencement Date (and therefore the
         postponement  of the  commencement  of the Term as to such Phase),  and
         such  termination  and refund right,  will be in full settlement of all
         claims that Tenant might  otherwise have against  Landlord by reason of
         Landlord's failure to deliver said portion of the Premises or any delay
         in commencing or completing any of Landlord's Work.

              3. Representatives. Landlord appoints Landlord's Representative to
         act for  Landlord in all matters  covered by this Work  Letter.  Tenant
         appoints  Tenant's  Representative  to act for  Tenant  in all  matters
         covered by this Work Letter.  All  inquiries,  requests,  instructions,
         authorizations  and other  communications  with  respect to the matters
         covered by this Work Letter will be made to  Landlord's  Representative
         or Tenant's  Representative,  as the case may be.  Tenant will not make
         any inquiries of or requests to, and will not give any  instructions or
         authorizations  to, any other employee or agent of Landlord,  including
         Landlord's architect,  engineers and contractors or any of their agents
         or  employees,  with  regard to matters  covered  by this Work  Letter.
         Either  party may change its  Representative  under this Work Letter at
         any time by prior written notice to the other party.

              4. Landlord's Work. Landlord shall deliver and Tenant shall accept
         the Premises in "as-is" condition,  except for all  representations set
         forth in Section 7.1 of the Lease and except for Landlord's Work as set
         forth below.  Landlord,  at its expense and as  Landlord's  Work,  will
         complete in or for the Premises,  in a good and workmanlike  manner and
         according  to all  applicable  Laws,  the  following,  with the parties
         understanding  that the both the  Landlord's and Tenant's work is to be
         done in two (2) phases, the 5th Floor Phase and the 6th Floor Phase and
         Landlord  shall  tender  possession  of  the  applicable  Phase  of the
         Premises  to  Tenant  when  Landlord's  Work for that  Phase  have been
         completed:

              Necessary demolition  (including removal of any ACM to comply with
         Section  6.2(d)) to provide the Premises in raw shell  condition with a
         slab floor,  perimeter  columns and core and  exterior  walls in "as-is
         "condition and the  installation  of a Building  standard main VAV loop
         and a  Building  standard  main  sprinkler  loop  in the  Premises.  In
         addition,  Landlord shall provide after the Start Date but prior to the
         Commencement Date as scheduled in conjunction with Tenant's contractor,
         Building  standard  window  film  on  all  exterior  Premises  windows.
         Landlord  shall not  unreasonably  interfere  with Tenant's  contractor
         during the installation of said window film.

              Landlord will pay for the design costs  associated with Landlord's
         Work;  provided  that to the extent  Landlord's  Work  requires  design
         information  (such as heating or air  conditioning  load  factors) that
         would be prepared in connection with the preparation of the Preliminary
         Plans or the Construction Documents, Tenant will be responsible for the
         cost of such design  information.  The  Premises  will be  delivered to
         Tenant when  Landlord  has  substantially  completed  Landlord's  Work,
         subject only to  completion of minor  construction  details which would
         not materially interfere with Tenant's Work, and Tenant will accept the
         Premises upon from Landlord that Landlord's Work has been substantially
         completed. Landlord and Tenant agree that all alterations, improvements
         and  additions  made to the  Premises  according  to this Work  Letter,
         whether paid for by Landlord or Tenant,  will, without  compensation to
         Tenant,  become  Landlord's  property upon installation and will remain
         Landlord's  property at the  expiration or earlier  termination  of the
         Term.

              5.  Landlord's   Punch  List.  Upon   substantial   completion  of
         Landlord's Work, Landlord's  Representative and Tenant's Representative
         will inspect the Premises and prepare and sign a punch list identifying
         all items of Landlord's  Work which require  correction or  completion.
         Landlord will, within ten (10) days after execution of such punch list,
         begin  correction or  completion of any items  identified on such punch
         list and will  complete  such  work in a prompt  and  diligent  manner.
         Landlord  will not be  responsible  for any items or  damage  caused by
         Tenant, its agents,  independent  contractors or suppliers.  Except for
         any items  identified  on such  punch  list,  and except for any latent
         defect in Landlord's Work of which Tenant notifies  Landlord within one
         year after the  Commencement  Date,  Tenant's taking  possession of any
         portion of the Premises will be  conclusive  evidence that such portion
         of the  Premises  was in good  order and  satisfactory  condition  when
         Tenant took  possession.  Failure to advise  Landlord in writing within
         one year of the Commencement Date of any latent defects shall result in
         a waiver of any claims regarding said defects by Tenant. No promises to
         alter,   remodel,   or  improve  the   Premises  or  Building   and  no
         representations  concerning  the  condition of the Premises or Building
         have been made by  Landlord  to Tenant  other than as may be  expressly
         stated in the Lease (including this Work Letter).

              6.  Early  Access.  Tenant  will  not  be  entitled  to  exclusive
         possession of the Premises until Landlord's Work is completed. Landlord
         may, in its  discretion,  permit Tenant to enter the Premises  prior to
         the Start Date so that  Tenant may do such work as may be  required  to
         prepare the Premises for Tenant's Work. If Landlord  permits such entry
         prior to the Start Date, Tenant shall work in harmony with Landlord and
         will not interfere with the performance of Landlord's Work, or with the
         work of any other tenant or occupant. If at any time such access causes
         or threatens  to cause  disharmony  or  interference,  including  labor
         disharmony,  Landlord will have the right to immediately  withdraw such
         permission.  At all times while Tenant is in occupation of the Premises
         prior to the applicable  Commencement Date (including the Tenant Finish
         Period),  Tenant  will be  subject to and will  comply  with all of the
         terms  and  provisions  of the  Lease,  except  that  no  Base  Rent or
         Additional  Rent  will be  payable  by Tenant  prior to the  applicable
         Commencement Date.

                    7.   Landlord's   Approval.   All   Preliminary   Plans  and
               Construction Documents, and any revisions to the same (whether in
               the form of a change order or otherwise) are expressly subject to
               Landlord's  prior  written  approval.  Landlord  may withhold its
               approval of any such items that require work which:

                         (a)  exceeds  or  adversely  affects  the  capacity  or
                    integrity of the Building's structure or any of its heating,
                    ventilating,   air   conditioning,   plumbing,   mechanical,
                    electrical, communications or other systems;

                         (b) is not approved by the holder of any Encumbrance;

                         (c)  would  not  be  approved  by a  prudent  owner  of
                    property similar to the Building;

                         (d) violates any  agreement  which affects the Building
                    or binds Landlord;

                         (e) Landlord reasonably believes will increase the cost
                    of operating or maintaining any of the Building's systems;

                         (f) Landlord reasonably believes will reduce the market
                    value  of the  Premises  or the  Building  at the end of the
                    Term;

                         (g) does not conform to applicable  building code or is
                    not   approved   by  any   governmental   authority   having
                    jurisdiction over the Premises;

                   (h)     does not meet or exceed Building standard; or

                         (i) Landlord  reasonably  believes will infringe on the
                    architectural or historical integrity of the Building.

              8. Tenant's Plans. On or before the Submission  Date,  Tenant,  at
         its  expense,  will  cause the  Preliminary  Plans to be  prepared  and
         submitted to Landlord for its approval. Such submittal will include one
         (1) sepia, five (5) sets of blueline prints and three (3) sets of those
         specifications  not shown on the drawings.  If the submitted  materials
         are not  acceptable  to  Landlord,  Landlord  will so notify  Tenant by
         returning  the  sepia  with  required  changes  noted  within  five (5)
         business days of receipt of same. If Landlord so notifies Tenant of any
         required change to the Preliminary Plans, Tenant will cause the same to
         be revised  according to the returned sepia and resubmitted to Landlord
         within seven (7) days after receipt of such notice. Within fifteen (15)
         days after  Landlord  notifies  Tenant of  Landlord's  approval  of the
         Preliminary Plans, Tenant, at its expense,  will cause the Construction
         Documents  to be prepared and  submitted to Landlord for its  approval.
         Such  submittal  will  include  one  sepia,  five (5) sets of  blueline
         prints,  three  (3) sets of  specifications  and a  complete  color and
         finish  board  for  Tenant's  Work.  The  Construction  Documents  must
         strictly conform to the Preliminary Plans approved by Landlord and must
         be in all respects  sufficient  for the purpose of obtaining a building
         permit for Tenant's Work. If the submitted materials are not acceptable
         to Landlord, Landlord will so notify Tenant by returning the sepia with
         required changes noted within five (5) business days of receipt of same
         If required by Landlord,  Tenant will cause the Construction  Documents
         to be  resubmitted  to Landlord for its approval  within seven (7) days
         after Landlord notifies Tenant of any required  changes.  Tenant's Work
         will not  commence  prior to  Landlord's  approval of the  Construction
         Documents.  If the  Landlord  fails to  deliver  to  Tenant  Landlord's
         written  approval or its written request for revisions  within five (5)
         business days after Landlord  receives any required  revisions to them,
         Tenant  will  receive  a credit  against  Base  Rent  beginning  on the
         Commencement  Date equal to one day's Base Rent for each day subsequent
         to the fifth (5th) business day after Tenant's  submittal until the day
         of  Landlord's  response.  Except as provided in Paragraph 2 above,  no
         delays in the design or  performance  of Tenant's  Work will change the
         Start Date or the Commencement  Date. Upon completion of Tenant's Work,
         Tenant will provide  Landlord a complete set of  reproducible  as-built
         plans of the Premises.  If Tenant fails to provide such plans, Landlord
         may obtain them, directly or by field  verification,  and charge Tenant
         for all costs incurred by Landlord in doing so. No approval by Landlord
         of the Preliminary  Plans, the Construction  Documents or any revisions
         to them will constitute a representation  or warranty by Landlord as to
         the adequacy or sufficiency of such plans, or the improvements to which
         they relate, for any use, purpose or condition,  but such approval will
         merely be the consent of Landlord to the  construction  or installation
         of improvements in the Premises according to such plans.

              9. Tenant's Work. During the Tenant Finish Period,  Tenant, at its
         expense,  will construct or cause to be constructed in the Premises all
         of Tenant's Work according to the  Construction  Documents  approved by
         Landlord.  Tenant,  at  its  expense,  will  obtain:  (a)  all  permits
         (including,   without   limitation,   building  permits)  required  for
         construction of Tenant's Work; (b) all contracts and insurance required
         under this Work Letter; and (c) all certificates required for occupancy
         of the Premises from the appropriate governmental  authorities.  Tenant
         will cause all of Tenant's  Work to be  diligently  completed in a good
         and  workmanlike  manner,   according  to  the  approved   Construction
         Documents and all  applicable  laws, and free and clear of any liens or
         claims for liens.

              10. Tenant's  Contractor.  Landlord will have the right to approve
         Tenant's  contractor  ("Contractor")  and  all  subcontractors,   which
         approvals will not be unreasonably  withheld or delayed.  Landlord will
         provide Tenant with a list of contractors and  subcontractors  that are
         acceptable  to  Landlord.   Tenant  may  select  its   Contractor   and
         subcontractors  from such list or may request Landlord's  approval of a
         Contractor and subcontractors not on such list. Tenant will not execute
         any  contract for the  performance  of Tenant's  Work until  Landlord's
         approvals of the Contractor and subcontractors have been obtained,  and
         Tenant will cause its proposed Contractor and subcontractors (if not on
         such list) to submit such information, including financial information,
         as may be  reasonably  required by Landlord to  determine  whether such
         Contractor and subcontractors should be approved.

              11.  Construction  Contract.  Tenant's  construction  contract for
         Tenant's  Work will  provide  (and Tenant will  deliver a copy of it to
         Landlord  so  that  Landlord  may  confirm  it  provides)   that:   (a)
         Intentionally  Deleted  (b)  construction  of  Tenant's  Work  will not
         interfere with Landlord's or Landlord's  tenants' activities in, or use
         or enjoyment of, the Building; (c) Contractor will cooperate with other
         contractors in the Building to insure harmonious working relationships,
         including,  without limitation,  coordinating with other contractors in
         the Building  concerning use of elevators,  trash removal and water and
         utility  usage;  (d)  Contractor  will leave all Common  Areas in neat,
         clean,  orderly  and  safe  condition  at the  end of each  day  during
         construction of Tenant's Work; (e) Contractor will procure and maintain
         and cause its  subcontractor(s)  to procure and maintain the  insurance
         described in Paragraph 12 below;  (f) upon completion of Tenant's Work,
         Contractor  will  provide  to  Landlord  and Tenant  as-built  drawings
         together with mechanical balance reports and any maintenance manuals on
         equipment  installed in the Premises as part of Tenant `s Work;; and g)
         all labor and material supplied according to the contract will be fully
         warranted  by  Contractor  for a period  of not less than one year from
         substantial  completion of Tenant's Work and such warranty will provide
         that it is for the  benefit  of both  Landlord  and  Tenant  and may be
         enforced by either.  The  construction  contract  will also contain the
         following indemnification and defense provisions:

                  "Contractor will protect, defend, hold harmless, and indemnify
                  [Landlord's name to be inserted] and its successors,  assigns,
                  directors,     officers    and    employees     (collectively,
                  "Indemnitees")   from  and  against   all   claims,   actions,
                  liabilities,  damages,  losses,  cost and  expense  (including
                  attorney's   fees)  arising  out  of  or  resulting  from  the
                  performance  of the  work  contemplated  by this  contract  by
                  Contractor  or any of its  subcontractors,  provided  that any
                  such claims,  action,  liabilities,  damages,  losses, cost or
                  expense  (1) are  attributable  to  bodily  injury,  sickness,
                  disease,  or death, or to injury to or destruction of tangible
                  property  (other than the work  contemplated  by this contract
                  itself) including the loss of use resulting  therefrom and (2)
                  are  caused  in  whole  or in  part  by the  negligent  act or
                  omission of Contractor, any subcontractor, or any of them may,
                  directly or indirectly,  be liable.  Such obligations will not
                  be construed to negate,  abridge or otherwise reduce any other
                  right or obligation of indemnity  which would  otherwise exist
                  as to any party or person described in this paragraph.

                      Contractor  agrees to protect,  defend,  hold harmless and
                  indemnify the Indemnitees from and against any and all claims,
                  actions,  liabilities,  damages,  losses,  costs, and expenses
                  (including  attorneys'  fees) arising out of or resulting from
                  Contractor's  failure to purchase all insurance required under
                  Paragraph  11 of the  Possession  and  Leasehold  Improvements
                  Agreement  attached to and made a part of the Lease  Agreement
                  dated [Date of Lease to be inserted] between  [Landlord's name
                  to be  inserted]  and  [Tenant's  name  to be  inserted],  and
                  Contractor's  failure to require and obtain  proper  insurance
                  coverage  from  its  subcontractors.  In any  and  all  claims
                  against the  Indemnitees  or any employee of Contractor or any
                  subcontractor,  anyone directly or indirectly  employed by any
                  of them or anyone  for whose  acts any of them may be  liable,
                  the  indemnification  obligation under this provision will not
                  be limited in any way by any  limitation of the amount or type
                  of  damages,  compensation  or  benefits  payable  by  or  for
                  Contractor or any  subcontractor  under Worker's' or Workmen's
                  Compensation Acts,  disability benefit acts, or other employee
                  benefit acts.

                      The  indemnification  and defense obligations stated above
                  will not apply to any claims, actions,  liabilities,  damages,
                  losses,  cost or expenses  caused  directly  and solely by the
                  affirmative  gross  negligence or intentional  tortious act of
                  the Indemnities."

               12.  Contractor's  Insurance.  Tenant will cause Contractor (and,
          except as provided  below,  all of  Contractor's  subcontractors  ) to
          procure  and   maintain  in  effect   during  the  entire   period  of
          construction of Tenant's Work the following insurance:

                    (a) Worker's compensation  insurance with statutory benefits
                    and limits  which  fully  comply  with all state and federal
                    requirements;

                    (b) Employer's  liability  insurance with limits of not less
                    than $200,000.00;

                    (c)  Automobile   liability   insurance   including   owned,
                    non-owned, leased and hired car coverage, naming Landlord as
                    an   additional   insured,   providing   primary   (and  not
                    contributing)  coverage, and containing  cross-liability and
                    severability of interest  clauses;  limits of liability will
                    be as follows: if the total amount of Contractor's  contract
                    for the performance of Tenant's Work is $150,000.00 or less,
                    coverage will be in an amount of not less than $1,000,000.00
                    combined single limit per occurrence; if the total amount of
                    Contractor's contract is over $150,000.00,  coverage will be
                    in an amount of not less than $2,000,000.00  combined single
                    limit per occurrence;

                    (d)  Comprehensive  general  liability  insurance  including
                    personal  injury,   owner's  and   contractor's   protective
                    liability,   explosion,   collapse  and  underground  damage
                    liability  endorsement  (commonly called X, C and U hazard),
                    products,  completed  operations,  blanket  contractual  and
                    broad form property damage  coverage,  naming Landlord as an
                    additional insured, providing primary (and not contributing)
                    coverage, and containing cross-liability and severability of
                    interest clauses; limits of liability will be as follows: if
                    the  total   amount  of   Contractor's   contract   for  the
                    performance   of  Tenant's  Work  is  $150,000.00  or  less,
                    coverage will be in an amount of not less than $2,000,000.00
                    combined single limit per occurrence; if the total amount of
                    Contractor's contract is over $150,000.00,  coverage will be
                    in an amount of not less than $5,000,000.00  combined single
                    limit per occurrence; and

                    (e) "All risk" builders risk property insurance for the full
                    replacement  cost  of  Tenant's  Work on a  completed  value
                    basis,  naming Landlord as a loss payee, as its interest may
                    appear,  providing primary (and not contributing)  coverage,
                    and including a waiver of all rights of subrogation  against
                    Landlord.

         All of the  above  insurance  policies  must be placed  with  insurance
         companies  reasonably  acceptable  to Landlord  and must be endorsed to
         require  thirty  (30) days'  written  notice to  Landlord  prior to any
         cancellation or material change in coverage.  Prior to the commencement
         of any  Tenant's  Work,  Tenant  will  cause  Contractor  to deliver to
         Landlord  original  certificates of insurance  evidencing the insurance
         coverage  required above.  Tenant will also cause  Contractor to obtain
         certificates or evidence of similar insurance from each of Contractor's
         subcontractors   before   their  work   commences   and  deliver   such
         certificates  or  evidence  to  Landlord.  Each  subcontractor  must be
         covered by  insurance of the same  character  and in the same amount as
         specified  for  Contractor  above,  except  that (a) a  subcontractor's
         comprehensive  general  liability  insurance will have combined  single
         limits not less than $2,000,000.00 per occurrence,  if the total amount
         of  Contractor's  contract  for the  performance  of  Tenant's  Work is
         $150,000.00 or less, and not less than $5,000,000.00 per occurrence, if
         the total amount of Contractor's  contract is over $150,000.00;  (b) so
         long as Contractor's  builders risk policy covers all of Tenant's Work,
         no  subcontractor  will be required to maintain  builders risk property
         insurance.  Contractor  and  Landlord  may  agree to  lesser  limits in
         writing because of the nature of the particular subcontract work.

               13.  Additional   Requirements   Concerning  Tenant's  Work.  The
          following additional requirements will apply to Tenant's Work:

                   (a) All of  Tenant's  Work will be: (1) of a quality at least
                   equal to Building  standard;  (2) completed only according to
                   the  Construction   Documents   approved  by  Landlord;   (3)
                   conducted  in a manner  so as to  maintain  harmonious  labor
                   relations  and not to interfere  with or delay any other work
                   or  activities  being  carried on by Landlord  or  Landlord's
                   contractors  or other  tenants;  (4) designed,  performed and
                   completed  in  substantial  compliance  with  all  applicable
                   standards  and   regulations   established  by  Landlord  and
                   provided  to  Tenant  in  advance  of  the   commencement  of
                   construction  of Tenant's  Work as well as all safety,  fire,
                   plumbing and electrical and other codes and  governmental and
                   insurance requirements;  (5) completed only by the Contractor
                   approved  by  Landlord;   (6)  coordinated  by  the  approved
                   Contractor  so  as  to  insure  timely  completion;  and  (7)
                   performed  and  conducted in such a manner so as not to alter
                   the structure or systems of the Building.

                   (b) Under no circumstances will Tenant,  Contractor or any of
                   their authorized  representatives  ever alter or modify or in
                   any manner disturb any "Central" (as defined below) system or
                   installation of the Building,  including, without limitation,
                   the  Central  plumbing  system,  Central  electrical  system,
                   Central  heating,  ventilating and air  conditioning  system,
                   Central  fire  protection  and  fire  alert  system,  Central
                   Building  maintenance  systems,  Central  structural  system,
                   elevators and anything located within the Central core of the
                   Building.  Only with Landlord's  express  written  permission
                   will Tenant,  Contractor or their authorized  representatives
                   alter or modify or in any manner  disturb  any  "Branch"  (as
                   defined below) of any Central system or  installation  of the
                   Building  which  serves or is located  within  the  Premises.
                   "Central"  means  that  portion  of any  Building  system  or
                   component  which is within the core of the Building system or
                   component  which is within the core of the Building or common
                   to or serves or exists for the  benefit  of other  tenants in
                   the Building, and "Branch" means that portion of any Building
                   system or component which serves to connect or extend Central
                   systems to the  Premises.  Any and all  interfacing  with, or
                   tie-ins to, any Central  Building systems or Branches will be
                   scheduled with Landlord not later than five (5) days prior to
                   the commencement of any such work. Any such interfacing with,
                   or tie-ins to, any such Building  systems,  and any checks of
                   such interfacing or tie-ins, will be performed only after the
                   same have been scheduled with, and approved by, Landlord.

                   (c) Contractor may submit to Landlord written request for use
                   of any Building standard materials which have been prestocked
                   by Landlord.  Any such request will indicate the quantity and
                   description of the prestocked  materials  needed.  Contractor
                   will be responsible  for the relocation and allocation of any
                   such materials to the Premises under the  supervision of, and
                   only  with  the  consent  of,  Landlord's  Representative  or
                   contractor.   Contractor   will  be  solely  and  exclusively
                   responsible for signing for and verifying any such prestocked
                   materials  so used.  Landlord  will deduct from the amount of
                   the  Allowance  described  in Paragraph 17 below the value of
                   any  prestocked  materials so requested  by  Contractor  from
                   Landlord.  The value of any such prestocked materials will be
                   determined  by the  quantities  required in  accordance  with
                   generally  accepted costs in the  metropolitan  area in which
                   the Building is located.

                   (d) All construction  personnel engaged in the performance of
                   Tenant's Work must use the  Building's  freight  elevator and
                   not the passenger  elevators for access to the Premises.  All
                   deliveries  of  materials  for  use in  connection  with  the
                   construction of Tenant's Work requiring the freight  elevator
                   of the Building  must be scheduled in advance with  landlord.
                   In  addition,  any of Tenant's  Work which is to be performed
                   during hours other than  Business  Hours must be scheduled in
                   advance with Landlord.

                   (e)  Tenant  agrees  that if  Contractor  fails to leave  all
                   Common Areas in a neat, clean,  orderly and safe condition at
                   the end of each day during  construction  of  Tenant's  Work,
                   Landlord will have the right to immediately  take such action
                   as  Landlord  deems  appropriate  to render the Common  Areas
                   neat,   clean,   orderly  and  safe  and  Tenant  will,  upon
                   Landlord's   written  demand,   reimburse  Landlord  for  all
                   Landlord's costs of taking such action.

              14.  Landlord's  Services.  During  construction of Tenant's Work,
         Landlord   will  provide  the  following   services   related  to  such
         construction,  the  cost  of  which  will  be  paid  by  Landlord:  all
         electricity  and other  utilities;  and  Tenant  shall pay as a part of
         Tenant's Costs for any other services requested by Tenant or Contractor
         that Landlord  agrees to provide (such as  engineering,  maintenance or
         housekeeping  services).  Tenant  shall  supply,  at its sole  cost and
         expense all refuse  removal  (including  dumpsters) and shall place and
         use same pursuant to  Landlord's  rules and  regulations.  All Tenant's
         Costs that are  payable to Landlord  will be paid by Tenant  within ten
         (10) days after the date of  Landlord's  invoice.  In addition,  should
         Tenant not use ESD as its engineer, Tenant shall reimburse Landlord for
         Landlord's  costs of plan review by Landlord's  engineers (at a cost of
         $0.20  per  rentable  square  foot for  initial  review  and  $0.15 per
         rentable square foot for revisions).

              15. Inspection;  Stop Work;  Non-complying Work. Landlord reserves
         the right to inspect  Tenant's  Work in the Premises at all  reasonable
         times,  provided that such  inspection(s)  will in no way make Landlord
         responsible  for  any of  Tenant's  Work  and  will  not  constitute  a
         representation   or  warranty  by  Landlord  as  to  the   adequacy  or
         sufficiency of Tenant's Work.  Landlord  reserves the right to stop any
         and all work  performed (or to be performed) if Landlord  considers any
         such work, or its performance,  to be dangerous or creating a nuisance,
         or  otherwise  injurious  to  Tenant,  Landlord  or any other  Building
         tenants.  If any  inspection by Landlord  reveals any items of Tenant's
         Work that does not comply  with  Tenant's  obligations  under this Work
         Letter,  Landlord  may so notify  Tenant and  require  that the item be
         corrected to so comply. Within ten (10) days after the date of any such
         notice  from  Landlord,  Tenant  will  begin  correction  of  any  such
         non-complying  item and will then promptly and  diligently  pursue such
         correction  to  completion.  If any  such  item  is  not so  corrected,
         Landlord  may enter the  Premises  at any time and  correct the item at
         Tenant's expense (to be paid by Tenant promptly upon demand).

              16. Mechanics' Liens. In the conduct of Tenant's Work, Tenant will
         take all action  necessary to ensure that no  mechanic's or other liens
         attach to the Premises or  Building.  Without  limitation,  Tenant will
         post  notices,  with form and content and in the manner as specified by
         any applicable law,  notifying all persons or entities which may supply
         labor or materials in connection  with  Tenant's  Work that  Landlord's
         interest in the Premises  and Building  will not be subject to any lien
         for the same.  If any such lien  should be  filed,  the  provisions  of
         Article 10 of the Lease will apply.

              17.  Landlord's  Allowances  Landlord  agrees  to pay  Tenant  the
         "Allowances"  as defined in Paragraph 1(j) of this Exhibit B above,  to
         be applied to the cost of designing and  performing  Tenant's  Work, in
         progress  payments after the  commencement of the Tenant Finish Period.
         Such  progress  payments  will be made not later than  thirty (30) days
         after  receipt by Landlord  from Tenant of copies of Tenant's  invoices
         from Contractor (and, where applicable, copies of Contractor's invoices
         from its subcontractors or suppliers)  together with a certificate from
         Tenant's  Architect  (or  other  evidence   satisfactory  to  Landlord)
         indicating  that  the  work to  which  such  invoices  relate  has been
         substantially  completed  and/or the  materials to which such  invoices
         relate have been  installed  in, or delivered  to, the  Premises.  Such
         progress  payments will be made payable to Tenant and  Contractor,  and
         will be for the amount of the  submitted  invoices,  less a ten percent
         (10%)  retainage.  As a condition  precedent to Landlord's  issuing any
         such progress  payment  subsequent to the first such progress  payment,
         Tenant will deliver to Landlord  original lien waivers from  Contractor
         and any applicable  subcontractor or supplier indicating the claims for
         mechanics'  or  materialmen's  liens  with  respect  to the  labor  and
         materials  reflected  in the  invoiced  submitted  for the  immediately
         preceding  progress  payment  have been  waived.  A  further  condition
         precedent to Landlord's issuing the last such payment for the amount of
         the retainage  will be that  Landlord has received from Tenant  (either
         prior to or simultaneously with the issuance of such final payment) the
         following:  (1) written notice from  Contractor and Tenant`s  Architect
         (or other  evidence  satisfactory  or Landlord)  that Tenant's Work has
         been  completed  (including  completion  of any punch list items);  (2)
         final and  unconditional  original lien waivers from Contractor and all
         subcontractors,  suppliers, materialmen and other parties who performed
         labor at, or supplied  materials  to, the Premises in  connection  with
         Tenant's Work;  and (3) a copy of the  certificate of occupancy for the
         Premises issued by the appropriate governmental  authorities.  Landlord
         will have no obligation  to make any such progress  payment at any time
         that a  Default  exists  under  the  Lease  and the  total  of all such
         progress payments will in no event exceed the amount of each Allowance.

18.  General.  Failure by either  party to pay any  amounts  due under this Work
Letter  will have the same  effect as  failure to pay Rent under the Lease as to
Tenant and a Landlord's default under the Lease as to Landlord, and such failure
or either  parties  failure to perform any of its other  obligations  under this
Work Letter will  constitute  a Default  under  Section  20.1 of the Lease as to
Tenant and Section 21 of the Lease as to Landlord,  entitling the other party to
all of its remedies under the Lease as well as all remedies otherwise  available
to the other party.

<PAGE>

                                                         C-1             T _____

                                                                         L _____

                                    EXHIBIT C

                        10 SOUTH RIVERSIDE PLAZA BUILDING

                         OCCUPANCY ESTOPPEL CERTIFICATE

     THIS  OCCUPANCY  ESTOPPEL  CERTIFICATE  ("Certificate")  is  given  by  CDW
COMPUTER CENTERS,  INC.  ("Tenant") to H, B-H ASSOCIATES,  a California  limited
partnership,  d/b/a TRIZECHAHN 10 SOUTH RIVERSIDE MANAGEMENT L.P.  ("Landlord"),
with respect to that certain Lease  Agreement dated  ____________________,  2000
("Lease"), under which Tenant has leased from Landlord certain premises known as
Suites 500 and 600  ("Premises") in the 10 South  Riverside  Plaza Building,  10
South Riverside, Chicago, Illinois 60606 ("Building").

     In  consideration  of the mutual  covenants  and  agreements  stated in the
Lease,  and intending that this  Certificate  may be relied upon by Landlord and
any  prospective  purchaser or present or prospective  mortgagee,  deed of trust
beneficiary  or  ground  lessor  of all or a  portion  of the  Building,  Tenant
certifies as follows:

          1. Except for those terms expressly defined in this  Certificate,  all
     initially capitalized terms will have the meanings stated for such terms in
     the Lease.

          2.  Landlord  first  delivered  possession  of the  Premises to Tenant
     (either for occupancy by Tenant or for the  commencement of construction by
     Tenant) on _______________, 2000.

          3. Tenant  moved into the Premises (or  otherwise  first  occupied the
     Premises for Tenant's business purposes) on ____________________, 2000.

          4. The Commencement Date occurred on  _______________,  19___, and the
     Expiration Date will occur on ____________________, 2000.

          5. Tenant's obligation to make monthly payments of Base Rent under the
     Lease began (or will begin) on __________________, 2000.

          6.  Tenant's   obligation  to  make  monthly  estimated   payments  of
     Additional Rent under the Lease began (or will begin) on _________________,
     2000.

          7. Tenant has deposited a Security  Deposit in the amount of $-0- with
     Landlord.

     Executed this _______ day of ______________, 2000.

                                                      TENANT:
                                                      CDW COMPUTER CENTERS, INC.

                                                      By:

                                                      Name:

                                                      Title:

<PAGE>

                                                         D-3             T _____

                                                                         L _____

                                    EXHIBIT D

                        10 SOUTH RIVERSIDE PLAZA BUILDING

                              RULES AND REGULATIONS

        1. Rights of Entry.  Tenant will have the right to enter the Premises at
any time,  but  outside of  Business  Hours  Tenant  will be required to furnish
proper and verifiable identification.  Landlord will have the right to enter the
Premises  at all  reasonable  hours  to  perform  janitorial  services  or clean
windows;  and also at any time during the last six (6) months of the Term,  with
reasonable prior notice to Tenant, to show the Premises to prospective tenants.

        2. Right of  Exclusion.  Landlord  reserves  the right to  require  each
person  entering  the  Building  to sign a register  and either (i) to present a
Building  pass, or (ii) to be announced to Tenant such person is visiting and to
be  accepted  as a visitor  by Tenant or to be  otherwise  properly  identified.
Landlord may exclude  from the  Building any person who cannot  comply with such
requirement.  Landlord also reserves the right to require any person leaving the
Building to sign a register or to surrender any special entry pass given to such
person. If Landlord elects to exercise the rights reserved above,  Landlord will
furnish a Building pass to all persons designated by Tenant in writing. Finally,
Landlord  reserves  the right to exclude or expel from the  Building  any person
who, in Landlord's judgment, is intoxicated or under the influence of alcohol or
drugs.

     3.  Obstruction.  Tenant will not  obstruct or place  anything in or on the
sidewalks  or driveways  outside the  Building,  or in the  lobbies,  corridors,
stairwells or other Common Areas.  Landlord may remove, at Tenant's expense, any
such obstruction or thing without notice or obligation to Tenant.

     4.  Refuse.  Tenant  will  place  all  refuse  in the  Premises  in  proper
receptacles  provided  and paid for by Tenant,  or in  receptacles  provided  by
Landlord for the Building,  and will not place any litter or refuse on or in the
sidewalks or  driveways  outside the  Building,  or the Common  Areas,  lobbies,
corridors, stairwells, ducts or shafts of the Building.

     5. Public Safety.  Tenant will not throw anything out of doors,  windows or
skylights, down passageways or over walls. Tenant will not use any fire exits or
stairways in the Building except in case of emergency.

        6. Keys; Locks.  Landlord may from time to time install and change locks
on entrances to the Building,  Common Areas and the  Premises,  and will provide
Tenant a  reasonable  number of keys to meet  Tenant's  requirements.  If Tenant
desires  additional keys, they will be furnished by Landlord and Tenant will pay
a reasonable  charge for them..  Tenant will not add or change existing locks on
any door in or to the Premises without Landlord's prior written consent. If with
Landlord's  consent,  Tenant  installs  lock(s)  incompatible  with the Building
master locking system

               (a)Landlord,  without  abatement of Rent, will be relieved of any
        obligation  under the Lease to provide any service that requires  access
        to the affected areas:

               (b)Tenant will indemnify Landlord against any expense as a result
        of  forced  entry to the  affected  areas  which may be  required  in an
        emergency; and

               (c)Tenant will, at the end of the Term and at Landlord's request,
        remove such lock(s) at Tenant's expense.

               (d)At  the  end of the  Term,  Tenant  will  promptly  return  to
        Landlord all keys for the  Building  and Premises  which are in Tenant's
        possession.

        7. Aesthetics.  Tenant will not attach any awnings,  signs,  displays or
projections  to the outside or inside walls or windows of the Building which are
visible from outside the Premises  without  Landlord's  prior written  approval,
which may be  withheld  in  Landlord's  sole  discretion.  Tenant  will use only
Building  Standard lighting in areas where such lighting is visible from outside
the Building.

        8. Window  Treatment.  If Tenant desires to attach or hang any curtains,
blinds,  shades or screens to or in any window or door of the  Premises,  Tenant
must obtain Landlord's prior written approval. Tenant will not coat or sunscreen
the  interior  or exterior of any windows  without  Landlord's  express  written
consent.  Tenant will not place any objects on the  windowsills  that cause,  in
Landlord's reasonable opinion, an aesthetically unacceptable appearance.

     9. Intentionally deleted.

     10. Building  Control.  Landlord  reserves the right to control and operate
the Common Areas as well as  facilities  furnished for the common use of tenants
in such  manner as  Landlord  deems best for the  benefit of tenants  generally.
Landlord  reserves  the  right to  prevent  access  to the  Building  during  an
emergency  by closing  the doors or  otherwise,  for the  safety of tenants  and
protection of the Building and property in the Building.

     11. Engineering Consent. All plumbing,  electrical and heating, ventilating
and air conditioning  ("HVAC") work for and in the Premises requires  Landlord's
prior written  consent to maintain the integrity of the  Building's  electrical,
plumbing and HVAC systems.

     12. HVAC Operation.  Tenant will not place objects or other obstructions so
as to interfere  with the HVAC  convectors  or diffusers and will not permit any
other interference with the HVAC system.  Whenever the HVAC system is operating,
Tenant will cause the shades,  blinds or other window  coverings in the Premises
to be drawn as reasonably required by the position of the sun.

     13.  Plumbing.  Tenant will only use plumbing  fixtures for the purpose for
which they are constructed.  Tenant will pay for all damages  resulting from any
misuse by Tenant of the plumbing fixtures.

        14.  Equipment  Location.  Landlord  reserves the right to specify where
Tenant's heavy business machines, mechanical equipment and heavy objects will be
placed in the Premises in order to best absorb and prevent vibration,  noise and
annoyance to other tenants,  and to prevent damage to the Building.  Tenant will
pay  the  cost  of  any  required  professional  engineering   certification  or
assistance.

     15.  Bicycles;  Animals.  Tenant  will not bring into,  or keep about,  the
Premises any bicycles,  vehicles,  birds,  animals  (except  seeing eye dogs) or
organic Christmas decor of any kind. Bicycles and vehicles may only be parked in
areas designated for such purpose.

     16. Intentionally deleted.

     17.  Proper  Conduct.  Tenant  will  conduct  itself  in a manner  which is
consistent  with the  character of the  Building  and will ensure that  Tenant's
conduct  will not impair  the  comfort or  convenience  of other  tenants in the
Building.

     18. Elevators.  Any use of the passenger  elevators for purposes other than
normal  passenger  use  (such as moving to or from the  Building  or  delivering
freight),  whether during or after Business Hours, is prohibited.  Such use must
be handled by the freight  elevator which shall be scheduled  through the office
of the Building for any after hours use. Tenant will reimburse  Landlord for any
extra costs incurred by Landlord in connection with any such  non-passenger  use
of the elevators.

     19.  Deliveries.  Tenant will  ensure  that  deliveries  of  materials  and
supplies  to the  Premises  are  made  through  such  entrances,  elevators  and
corridors and at such times as may from time to time be reasonably designated by
Landlord.  Such  deliveries may not be made through any of the main entrances to
the Building without Landlord's prior permission. Tenant will use or cause to be
used, in the  Building,  hand trucks or other  conveyances  equipped with rubber
tires and rubber  side guards to prevent  damage to the  Building or property in
the Building. Tenant will promptly pay Landlord the cost of repairing any damage
to the Building caused by any person making deliveries to the Premises.

     20. Moving. Tenant will ensure that furniture and equipment and other bulky
matter  being moved to or from the Premises  are moved  through such  entrances,
elevators and corridors and at such times as may from time to time be reasonably
designated by Landlord, and by movers or a moving company reasonably approved by
Landlord.  Tenant will promptly pay Landlord the cost of repairing any damage to
the Building caused by any person moving any such furniture, equipment or matter
to or from the Premises.

     21. Solicitations.  Canvassing, soliciting and peddling in the Building are
prohibited  and  Tenant  will   cooperate  in  preventing  the  same.   Landlord
acknowledges that Tenant's business involves phone solicitation and that it does
not violate the Building's Rules and Regulations.

     22. Food. Only persons  approved from time to time by Landlord may prepare,
solicit  orders for, sell,  serve or distribute  food in or around the Building.
Except as may be  specified  in the Lease or on  construction  drawings  for the
Premises approved by Landlord, and except for microwave cooking, Tenant will not
use the Premises for preparing or  dispensing  food, or soliciting of orders for
sale,  serving  or  distribution  of food.  Tenant  shall be  allowed to utilize
outside vendors to provide food to its employees at the Tenant's cost, including
but not limited to Tuesday and Thursday morning pastries,  fruit and vegetables,
and periodic catered lunches.  Vending machines in Tenant's  Premises are hereby
permitted by Landlord during the Term and any extension thereof.

     23.  Combustibles.  Tenant  shall  not use or keep in the  Premises  or any
portion of the Building any kerosene, gasoline or flammable or combustible fluid
or material,  or without  Landlord's prior written  approval,  use any method of
heating or air-conditioning other than that supplied by Landlord.

     24.  Work  Orders.  Tenant  requirements  will be  attended  to  only  upon
application to Landlord.  Building  employees shall not be requested to perform,
and shall not be requested by any tenant to perform, any work outside of regular
duties, unless under specific instructions from Landlord.

     25. Tenant's  Contractors.  Tenant may hire  contractors or other personnel
("Tenant's Contractors") to perform services in the Premises for Tenant, subject
to  Landlord's   reasonable  approval  and  permission.   The  use  of  Tenant's
Contractors  will  not  interfere  with  the  functioning  or  operation  of the
Building,  or with any other tenant or occupant of the Building.  If at any time
the use of Tenant's  Contractors  causes or  threatens  to cause  disharmony  or
interference with the functioning or operation of the Building or with any other
tenant or occupant of the Building,  including labor  disharmony,  Landlord will
have  the  right to  immediately  withdraw  the  permission  to use such  Tenant
Contractor.

     26.  Employees,  Agents  and  Invitees.  In these  Rules  and  Regulations,
"Tenant" includes Tenant's  employees,  agents,  invitees,  licensees and others
permitted by Tenant to access, use or occupy the Premises.

<PAGE>

                                       E-7

                                    EXHIBIT E

             SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

         THIS AGREEMENT is made as of this ___ day of  ___________,  1999 by and
among THE EQUITABLE  LIFE  ASSURANCE  SOCIETY OF THE UNITED  STATES,  a New York
corporation  having  an  office  and  place of  business  at 1290  Avenue of the
Americas, New York, New York ("Lender"), H, B-H ASSOCIATES, a California limited
partnership d/b/a TrizecHahn 10 S. Riverside Management L.P.  ("Landlord"),  and
CDW COMPUTER  CENTERS,  INC.,  having an office at 200 North  Milwaukee  Avenue,
Vernon Hills, IL 60061, ("Tenant").

                                                WITNESSETH

         WHEREAS,  Tenant has entered into a certain lease (the  "Lease")  dated
______________,  2000 with Landlord covering  premises  consisting of Suites 500
and 600 (the  "Premises")  within a certain building known as 10 South Riverside
Plaza,  located in Chicago,  IL (a true and correct conformed copy of said Lease
has been delivered to Lender by Landlord); and

         WHEREAS,  Lender  has made a certain  loan to  Landlord,  which loan is
secured by the  mortgages  (the  "Mortgages")  more  particularly  described  in
Exhibit A annexed here to and affecting the premises known as 10 South Riverside
Plaza , in the City of Chicago, Illinois; and

         WHEREAS,  Lender has been  requested by Tenant and by Landlord to enter
into a non-disturbance agreement with Tenant;

         WHEREAS, Tenant has been requested by Lender and Landlord to enter into
this subordination, non-disturbance and attornment Agreement.

         NOW,  THEREFORE,  in consideration of the premises and mutual covenants
hereinafter  contained,  the  parties  hereto  mutually  covenant  and  agree as
follows:

         1.  The   Lease  and  any   extensions,   renewals,   replacements   or
modifications  thereof,  and all of the  right,  title  and  interest  of Tenant
thereunder  in and to the Premises are and shall be subject and  subordinate  to
the Mortgages and to all of the terms and conditions  contained therein,  and to
any  renewals,  modifications,   replacements,   consolidations  and  extensions
thereof.

         2. Lender  consents to the Lease and,  in the event  Lender  comes into
possession of or acquires  title to the Premises as a result of the  foreclosure
or other enforcement of the Mortgages or the notes secured by the Mortgages,  or
as a result of any other means,  Lender  agrees  that,  so long as Tenant is not
then in  default  hereunder  or under the Lease and so long as Tenant is then in
possession of the Premises,  Lender will  recognize  Tenant and will not disturb
Tenant in its  possession  of the  Premises  for any reason other than one which
would  entitle  Landlord to terminate  the Lease under its terms or would cause,
without any further  action by Landlord,  the  termination of the Lease or would
entitle Landlord to dispossess Tenant from the Premises.

          3. Tenant  agrees with Lender that if the interests of Landlord in the
Premises shall be transferred to and owned by Lender by reason of foreclosure or
other  proceedings  brought  by it, or any other  manner,  or shall be  conveyed
thereafter by Lender or shall be conveyed  pursuant to a foreclosure sale of the
Premises,  Tenant and Lender or its  successors  shall be bound to one  another,
except as provided herein,  under all of the terms,  covenants and conditions of
the Lease for the balance of the term thereof  remaining  and any  extensions or
renewals thereof which may be effected in accordance with any option therefor in
the Lease,  with the same force and effect as if Lender were the landlord  under
the  Lease,  and  Tenant  does  hereby  attorn to Lender as its  landlord,  said
attornment  to be  effective  and  self-operative  without the  execution of any
further  instruments on the part of any of the parties hereto  immediately  upon
Lender  succeeding to the interest of Landlord in the Premises.  Tenant  agrees,
however,  upon the election of and written  demand by Lender  within twenty (20)
days after Lender  receives  title to the Premises,  to execute an instrument in
confirmation of the foregoing provisions,  satisfactory to Lender and Tenant] in
which Tenant and Lender shall  acknowledge  such attornment and  non-disturbance
agreement and shall set forth the terms and conditions of its tenancy.

         4.  Tenant  agrees  with  Lender  that if Lender  shall  succeed to the
interest of  Landlord  under the Lease,  Lender  shall not be (a) liable for any
action or omission of any prior landlord under the Lease,  or (b) subject to any
offsets or defenses which Tenant might have against any prior  landlord,  or (c)
bound by any rent or additional  rent which Tenant might have paid for more than
the current month to any prior  landlord,  or (d) bound by any security  deposit
which Tenant may have paid to any prior  Landlord,  unless such deposit is in an
escrow fund available to Lender, or (e) bound by an amendment or modification of
the Lease made without Lender's  written consent,  or (f) bound by any provision
in the Lease which  obligates  the landlord to erect or complete any building or
to perform any construction  work or to make any improvements to the Premises or
to  expand  or  rehabilitate  any  existing   improvements  or  to  restore  any
improvements  following  any  casualty or taking,  or (g) bound by any notice of
termination  given by  Landlord  to  Tenant  without  Lender's  written  consent
thereto,  or (h) personally liable under the Lease and Lender's  liability under
the Lease shall be limited to the ownership  interest of Lender in the Premises.
Tenant further agrees with Lender that Tenant will not  voluntarily  subordinate
the Lease to any lien or encumbrance without Lender's written consent.

         5. In the event  that  Landlord  shall  default in the  performance  or
observance of any of the terms,  conditions  or agreements in the Lease,  Tenant
shall give written notice thereof to Lender and Lender shall have the right (but
not the obligation) to cure such default.  Tenant shall not take any action with
respect to such default  under the Lease,  including,  without  limitation,  any
action  in order to  terminate,  rescind  or void the Lease or to  withhold  any
rental  thereunder,  for a period of 10 days after giving of such written notice
by Lender with respect to any such default capable of being cured by the payment
of money and for a period of 30 days  after  receipt of such  written  notice by
Lender with respect to any other such default (provided, that in the case of any
default which cannot be cured by the payment of money and) cannot with diligence
be cured  within  such 30 day period  because  of the nature of such  default or
because  Lender  requires time to obtain  possession of the Premises in order to
cure the  default,  if  Lender  shall  proceed  promptly  to  attempt  to obtain
possession of the Premises,  where possession is required,  and to cure the same
and  thereafter  shall  prosecute the curing of such default with  diligence and
continuity,  then the time  within  which  such  default  may be cured  shall be
extended  for such period as may be necessary to complete the curing of the same
with diligence and continuity).

         6. Landlord has agreed in the Mortgages that the rentals  payable under
the Lease may be paid  directly  by Tenant to Lender  upon the  occurrence  of a
default by Landlord under the Mortgages.  Accordingly,  after notice is given by
Lender to Tenant  that the  rentals  under the Lease  should be paid to  Lender,
Tenant shall pay to Lender, or in accordance with the directions of Lender,  all
rentals and other moneys due and to become due to Landlord  under the Lease,  or
amounts  equal  thereto.   Landlord  acknowledges  that  Tenant  shall  have  no
responsibility to ascertain whether such demand by Lender is permitted under the
Mortgages,  Landlord  hereby  waives  any  right,  claim or demand it may now or
hereafter have against Tenant by reason of such payment to Lender,  and any such
payment to Lender shall discharge the obligations of Tenant to make such payment
to Landlord.

         7.    Tenant declares, agrees and acknowledges that:
                      (a)  Lender,  in  making  disbursements  pursuant  to  any
               agreement  relating to the Loan,  is under no  obligation or duty
               to,  nor  has  Lender  represented  that  it  will,  see  to  the
               application  of such  proceeds  by the  person or persons to whom
               Lender  disburses  such proceeds,  and any  application or use of
               such proceeds for purposes  other than those provided for in such
               agreement shall not defeat the subordination herein made in whole
               or in part; and

                      (b)  Subject  to  the  terms  and  conditions  hereof,  it
               intentionally  and  unconditionally   waives,   relinquishes  and
               subordinates the Lease and its leasehold  interest  thereunder in
               favor  of the  lien  or  charge  of the  Mortgages,  and  that in
               consideration of this waiver,  relinquishment  and subordination,
               specific  loans and advances are being and will be made by Lender
               to Landlord and, as part and parcel  thereof,  specific  monetary
               and  other  obligations  are being  and will be  entered  into by
               Landlord  and Lender  which would not be made or entered into but
               for  said   reliance   upon  this  waiver,   relinquishment   and
               subordination.

         8. This  Agreement  shall bind and inure to the  benefit of the parties
hereto,  their  successors  and assigns.  As used herein the term "Tenant" shall
include Tenant, its successors,  sublessees and assigns; the words "foreclosure"
and "foreclosure sale" as used herein shall be deemed to include the acquisition
of Landlord's  estate in the Premises by voluntary deed (or  assignment) in lieu
of  foreclosure;   and  the  word  "Lender"  shall  include  the  Lender  herein
specifically  named  and  any  of  its  successors,  participants  and  assigns,
including anyone who shall have succeeded to Landlord's interest in the Premises
by, through or under,  foreclosure  of the Mortgage.  Lender shall promptly give
notice to Tenant of anyone who shall have  succeeded to Lender's  interest under
the Mortgages hereunder.

         9. All  notices,  consents  and other  communications  pursuant  to the
provisions of this Agreement shall be in writing and shall be sent by registered
or  certified  mail,  return  receipt  requested,  or by a reputable  commercial
overnight carrier that provides a receipt,  such as Federal Express or Airborne,
and shall. be deemed given when postmarked and addressed as follows:

         If to Lender: The Equitable Life Assurance Society of the United States
                       1290 Avenue of the Americas
                       New York, New York 10104
                       Attn: Real Estate Legal Department

         With a copy to:   Lend Lease Real Estate Investments, Inc.
                           3424 Peachtree Road NE Suite 800
                           Atlanta, Georgia 30326
                           Attn: Mortgage Servicing

         If to Tenant:

                           CDW Computer Centers, Inc.
                           200 North Milwaukee Ave.
                           Vernon Hills, IL 60061
                           Attn: Harry J. Harczak, Jr.

                           With a copy to:

                           Michael S. Tepper
                           Arnstein & Lehr

                           120 South Riverside Plaza, Suite 1200
                           Chicago, IL 60606

         If to Landlord:     H, B-H Associates
                             d/b/a TrizecHahn 10 South Riverside Management L.P.
                             120 South Riverside
                             Suite #2100
                             Chicago, Illinois  60606

or to such  other  address as shall  from time to time have been  designated  by
written notice by such party to the other parties as herein provided.

         10. This Agreement  shall be the whole and only  agreement  between the
parties hereto with regard to the subordination,  non-disturbance and attornment
of the Lease and the  leasehold  interest  of Tenant  thereunder  to the lien or
charge of the Mortgages in favor of Lender, and. shall supersede and control any
prior agreements as to such, or any  subordination,  including,  but not limited
to, those  provisions,  if any,  contained in the Lease,  which  provide for the
subordination of the Lease and the leasehold  interest of Tenant thereunder to a
deed or deeds of trust or to a mortgage or mortgages to be thereafter  executed,
and shall not be  modified or amended and no  provision  herein  shall be waived
except in writing by the party against whom enforcement of any such modification
or amendment is sought.

          The use of the  neuter  gender  in this  Agreement  shall be deemed to
include any other  gender,  and words in the  singular  number  shall be held to
include the plural. when the sense requires. In the event any one or more of the
provisions of this Agreement shall for any reason be held to be invalid, illegal
or unenforceable in any respect, such invalidity, illegality or unenforceability
shall not affect any other provision of this Agreement, but this Agreement shall
be construed as if such invalid,  illegal or  unenforceable  provision had never
been  contained  herein.  This  Agreement  shall be governed by and construed in
accordance with the laws of the State of New York.

                                         [Signature to immediately follow]

<PAGE>

<TABLE>
<CAPTION>

         IN WITNESS WHEREOF the parties hereto have placed their hands and seals
the day and year first above written.
<S>                                                           <C>
Signed and acknowledged in                                     TENANT:
the presence of us:                                            CDW COMPUTER CENTERS, INC.

_______________________                                        By:______________________________________
                                                               Typed Name:
                                                               Title:

                                                               LANDLORD:
                                                               H, B-H ASSOCIATES, a California limited
partnership

                                                               d/b/a TrizecHahn 10 S. Riverside
Management L.P.
                                                               By:  TrizecHahn Centers Inc., a California

corporation

                                                                       as sole general partner

_______________________                                        By:______________________________________
                                                               Typed Name:
                                                               Title:

                                                               LENDER:
                                                               THE EQUITABLE LIFE ASSURANCE SOCIETY
                                                               OF THE UNITED STATES

_______________________                                        By:______________________________________
                                                               Typed Name:
                                                               Title:
</TABLE>

<PAGE>

 STATE OF _______________________)
                                                      )    -SS-
COUNTY OF____________ _________)

This Subordination,  Non-disturbance  and Attornment  Agreement was acknowledged
before     me     this     _______     day     of      ____________,2000      by
________________________________________ as_______________________________of The
Equitable Life Assurance Society of the United States.

WITNESS my hand and official seal.

                                                -------------------------------
                                                           Notary Public
My commission expires: _________________________________.

              STATE OF ILLINOIS             )
                                                     )     -SS-
              COUNTY OF COOK                         )

              This Subordination,  Non-disturbance and Attornment  Agreement was
              acknowledged  before me this  ___________day  of  _______________,
              2000 by Stephen E. Budorick as Senior Vice President of TrizecHahn
              Centers, Inc. as sole general partner of H, B-H ASSOCIATES.

              WITNESS my hand and official seal.

                                                 -------------------------------
                                                            Notary Public

              My commission expires: ________________________________.

              STATE OF _________            )
                                                     )     -SS-
              COUNTY OF _________           )

This Subordination,  Non-disturbance  and Attornment  Agreement was acknowledged
before    me    this    ___________day    of     _______________,     2000    by
_________________________as           _____________________________           of
____________________.

              WITNESS my hand and official seal.

                                                -------------------------------
                                                          Notary Public

              My commission expires: ________________________________.

<PAGE>

                                    EXHIBIT A

                                LAND DESCRIPTION

Two certain parcels of land in Cook County,  Illinois,  bounded and described as
follows:

Parcel 1:
--------

A part of Lots 1 and 2 in Railroad  Companies  Resubdivision  of Blocks 62 to 76
both inclusive, 78, parts of 61 and 77 and certain vacated streets and alleys in
School Section  Addition to Chicago,  a Subdivision  of Section 16,  Township 39
North, Range 14 East of the Third Principal  Meridian,  according to the plat of
said Resubdivision recorded in the Recorder's Office of Cook County, Illinois on
March 29, 1924 in Book 188 of Plats at Page 16 as Document Number 8339751,  said
parts of Lots 1 and 2 being bounded and  described as follows:  Beginning at the
northeast corner of said Lot 1 and running thence southwardly along the easterly
line of said Lot 1 a distance of 199.495 feet to an angle point in said easterly
lot line; thence  continuing  southwardly along said easterly line a distance of
199.23 feet to its intersection with the north line of the south 33 feet of said
Lot 1;  thence  west along the north line of the south 33 feet of said Lot 1 and
of the west 20 feet of said Lot 2; thence north along said east line of the west
20 feet of said Lot 2 a distance  of 398.19  feet to its  intersection  with the
north line of said Lot 2, and thence east along the north line of said Lot 2 and
excepting  from the  parcel of land above  described,  the  respective  portions
thereof lying vertically below the following horizontal planes:

(A) a  horizontal  plane 18.5 feet above  Chicago City Datum,  the  perimeter of
which is described as follows:  Beginning at the northwest corner of said parcel
and  running  thence  easterly  along  the  north  line  of said  parcel  to the
intersection  of said north line and a line (the "Limiting Plane Line") 168 feet
east of and parallel to the west line of said parcel;  thence  southwardly  long
the Limiting Plane Line to the  intersection  of said line and the south line of
said  parcel;  thence  westerly  along  the  south  line of said  parcel  to the
southwest corner thereof; thence northerly along the west line of said parcel to
the  northwest  corner of said  parcel,  which is the point of beginning of said
horizontal plane; and

(B) a horizontal  plane 21.0 feet above  Chicago City Datum over that portion of
said parcel which is not  vertically  below the  horizontal  plane  described in
clause (a) above.

Parcel 2:
--------

All land and spaces  below the  horizontal  planes  described  in Parcel 1 above
which are occupied by the columns, caissons, foundations,  gussets and all other
supporting structures, for the building and improvements constructed in Parcel 1
and by all other  improvements,  plenums,  mechanical and electrical  equipment,
pipes,  wires,  conduits,  utilities  and other  structures  located  below said
horizontal planes in connection with said building and improvements,  including,
but not limited to the space occupied by the  improvements  and structures shown
on the Plat of Survey prepared and certified by Chicago Guarantee Survey Company
dated July 8, 1966 (consisting of three sheets  identified as Order Nos. 6311001
K and  6311001-S  and 6311001 N.  respectively),  which was  recorded as part of
document 19881999.

Parcel 3:
--------

An easement  appurtenant to Parcels 1 and 2 in, over and across the west 20 feet
of Lot 2 in said Railroad Companies' Resubdivision to construct,  use, maintain,
repair,  replace  or renew  from time to time  such  columns,  gussets  trusses,
horizontal structural members,  caissons,  foundations and other supports as may
be  reasonably  necessary or  appropriate  to maintain and support the plaza and
other improvements contemplated by the Lease, including, without limitation, the
columns  (designated `DD') and the caissons,  foundations and related structures
shown on the Plat of Survey referred to in Parcel 2 above.

Parcel 4:
--------

A  nonexclusive  appurtenant  easement  in favor of the  leasehold  interest  in
Parcels 1 and 2 as  created  by Deed of  Easement  dated  January  16,  1990 and
recorded January 31, 1990 as Document 90047309 made by LaSalle National Bank, as
Trustee under Trust  Agreement dated November 17, 1983 and known as Trust Number
107292 to Gateway IV Joint Venture,  an Illinois  general  partnership,  LaSalle
National Bank, as Trustee under Trust Agreement dated December 1, 1983 and known
as Trust Number 107361,  LaSalle National Bank, as Trustee under Trust Agreement
dated  December 1, 1983 and known as Trust Number 107362,  and LaSalle  National
Bank, as Trustee under Trust Agreement dated December 1, 1983 and known as Trust
Number  107363,  for the use of 1,100 public  parking  spaces in the garage,  as
defined  therein,  with  rights of ingress  and egress and an  easement  for the
purpose of  construction  of such repairs or restoration for the period required
to complete  such  repairs or  restoration,  on over,  and across the  following
described legal description:

Lots 5, 6, 7, and 8 (except  from said lots that part falling in alley) in Block
49 in School Section Addition to Chicago in Section 16, Township 39 North, Range
14 East of the Third Principal Meridian, in Cook County, Illinois.

As amended by First  Amendment to Deed of Easement  dated  February 9, 1990, and
recorded October 9, 1990, as Document Number 904914486.

<PAGE>

                                       F-4

                                                        EXHIBIT F
                                                    10 SOUTH RIVERSIDE

                                                JANITORIAL SPECIFICATIONS

1. OFFICE AREAS

Service Descriptions                                                   Frequency

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

-------------------------------------------------------------------
Vacuum clean all carpeted areas, edge vacuum as necessary.              Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Spot clean minor stains on carpet, as necessary.                        Nightly
-------------------------------------------------------------------

 -------------------------------------------------------------------
Gather  all waste  paper and  remove  for  disposal.  Replace  can      Nightly
liners, as necessary.
-------------------------------------------------------------------

-------------------------------------------------------------------
Empty and damp wipe all ashtrays.                                       Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Sweep and dust mop all hard surface floors.                             Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Spot clean or damp mop all stains on tile floors, as
required, Nightly break areas to be mopped nightly.

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

-------------------------------------------------------------------
Dust desks, chairs, tables, file cabinets, counter
tops, Nightly telephones, and other office furniture
and wall mounted objects; tenant will remove property
from areas to be cleaned.

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

-------------------------------------------------------------------
Dust all ledges and other flat surfaces within reach;
tenant will Nightly remove property from areas to be
cleaned.

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

-------------------------------------------------------------------
Remove fingerprints from doors and partition glass.                     Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Spot clean coffee stains, etc. from desktops.                           Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Wash all drinking fountains.                                            Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Properly arrange furniture in offices; do not force
chairs under Nightly desks.

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

-------------------------------------------------------------------
Close all drapes / blinds as directed.                                  Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Turn off all lights, unless directed otherwise.                         Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Secure all doors, unless directed otherwise.                            Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Clean all entry and clear store glass.                                  Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Remove dust and cobwebs as necessary.                                   Nightly
-------------------------------------------------------------------

-------------------------------------------------------------------
Remove fingerprints from woodwork, walls and partitions.                Weekly
-------------------------------------------------------------------

-------------------------------------------------------------------
Polish or clean door kick plates, door levers /
knobs, and Weekly thresholds.

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

-------------------------------------------------------------------
Clean disinfect all telephones, unless directed otherwise.               Weekly
-------------------------------------------------------------------

-------------------------------------------------------------------
Spot clean all corridor walls.                                           Weekly
-------------------------------------------------------------------

-------------------------------------------------------------------
Dust blinds.                                                             Weekly
-------------------------------------------------------------------

-------------------------------------------------------------------
Dust door jams.                                                          Weekly
-------------------------------------------------------------------

-------------------------------------------------------------------
Vacuum or brush clean upholstered furniture.                            Monthly
-------------------------------------------------------------------

-------------------------------------------------------------------
Damp wipe all wood and vinyl base.                                      Monthly
-------------------------------------------------------------------

-------------------------------------------------------------------
Dust all high partitions and ledges.                                    Monthly
-------------------------------------------------------------------

-------------------------------------------------------------------
Wash and clean all doors.                                               Monthly
-------------------------------------------------------------------

-------------------------------------------------------------------
Clean and refinish all resilient flooring with a
slip-retardant Monthly floor finish.

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

-------------------------------------------------------------------
Lift and clean under all plastic floor pads.                            Monthly
-------------------------------------------------------------------

-------------------------------------------------------------------
Dust or vacuum all return air vents.                                  Quarterly
-------------------------------------------------------------------

-------------------------------------------------------------------
Bonnet clean all heavy traffic carpeted areas.                        Quarterly
-------------------------------------------------------------------

-------------------------------------------------------------------
Retreat parquet flooring, per manufacturer's specifications.          Quarterly
-------------------------------------------------------------------

-------------------------------------------------------------------
Damp wipe all light fixtures.                                         Annually
-------------------------------------------------------------------

2.RESTROOMS AND LOUNGES

Service Descriptions Frequency

Clean and sanitize all urinals, commodes, and wash
basins to Nightly include chrome fittings and all
bright work.

Clean mirrors and frames. Nightly

Wet mop floors. Nightly

Dust ledges and partitions. Nightly

Spot clean walls, doors, and partitions. Nightly

Fill all dispensers from building stock. Nightly

Empty and sanitize all feminine napkin disposal units. Nightly

Empty trash from containers, clean exterior of containers. Nightly

Spot wax traffic paths in lounges. Weekly

Clean and polish all door kick plates and thresholds. Weekly

Wash interiors of trash containers. Weekly

Thoroughly wash all walls, partitions, and tile baseboards. Weekly

Dust or wash all air diffusers and air vents. Weekly

Thoroughly scrub and refinish all resilient floors
with a Monthly slip-retardant floor finish (lounges
only).

Dust all door jams. Monthly

Thoroughly machine scrub floors. Quarterly

Damp wipe all fixtures. Annually

3. LOBBIES AND PUBLIC CORRIDORS

Service Descriptions Frequency

Public telephones shall be cleaned. Nightly

Carpet cleaning extraction. Annually

Stairwells - spot clean. Nightly

Stairwells - dust. Monthly

Stairwells - damp wiped. Monthly

Freight area - hard surface floors shall be dust
mopped and damp Nightly mopped.

Freight area - hard surface floors shall be buffed. Weekly

Freight  area - hard  surface  floors  shall be machine  scrubbed and Once every
other refinished. month

Freight area - hard surface floors shall be stripped
and Twice per year refinished.

Empty and damp wipe ash trays Nightly

Sweep and / or dust mop all tile floors; spot clean all stains. Nightly

Vacuum clean all carpeted areas; spot clean minor stains. Nightly

Wash all drinking fountains. Nightly

Remove fingerprints from doors, walls, etc. Nightly

Mop main lobby nightly with stone cleaner provided by EOP. Nightly

Clean all entry glass and damp wipe frames. Nightly

Dust all tenant signage, directories, wall hangings,
pictures, Nightly etc.

Polish elevator cab stainless steel, using proper
chemicals to Nightly prevent build-up.

Clean elevator completely, including thresholds. Nightly

Damp wipe all plant containers. Nightly

Spot wash all lobby walls and doors. Weekly

Polish or clean all door kick plates and thresholds. Weekly

Dust all doorjambs. Weekly

Remove and thoroughly sweep under recessed entrance
walk-of mats.

Thoroughly dust and / or vacuum all ceiling HVAC
diffusers and Monthly return air vents.

Bonnet clean carpet in elevator lobby and main floor corridors. Monthly

Thoroughly wash and treat all vinyl baseboards with
silicone Quarterly restorer.

Damp wipe all light fixtures. Annually

4. PLAZA

-------------------------------------------------------------------
Sweep and pick up garbage. Daily
-------------------------------------------------------------------
-------------------------------------------------------------------

-------------------------------------------------------------------
-------------------------------------------------------------------
Empty waste receptacles and ash urns. Daily
-------------------------------------------------------------------

<PAGE>

                                       G-1

                                    EXHIBIT G

                             TENANT'S TRADE FIXTURES

                                  TO BE REMOVED

THE  FOLLOWING ARE  CATEGORIES OF TRADE FIXTURE  ISSUES THAT SHALL BE REMOVED BY
TENANT,  AS TENANT'S  PROPERTY,  AT THE CONCLUSION OF THE LEASE TERM. BELOW EACH
GROUP ARE SOME EXAMPLES OF SPECIFIC ITEMS THAT MAY BE INCLUDED IN THE GROUP. THE
GROUP IS NOT  LIMITED  TO THE  EXAMPLE  ISSUES  LISTED  (A,B,C).  EACH GROUP MAY
INCLUDE  ADDITIONAL  SIMILAR  ITEMS,  HOWEVER  TENANT MAY NOT REMOVE  ITEMS THAT
BECOME AFFIXED TO THE PREMISES.

1).   TELEPHONE / COMPUTER SYSTEMS:
A)      SWITCH
B)      PATCH PANELS
C)      UPS SYSTEM

2).   FREESTANDING CUSTOM FURNITURE / MILLWORK:
A)      RECEPTION DESK
B)      CONFERNECE TABLES
C)      APPLIANCES
D)      PREFABRICATED COUNTER AND STORAGE UNITS FOR DISTRIBUTION AREAS.

3).   FREESTANDING MANUFACTURED FURNITURE AND EQUIPMENT:
A)      DESKS, CHAIRS, FILES, COUNTERS, WORKSTATIONS
B)      COMPUTERS, PRINTERS, COPIERS

4).    ARTWORK:
A)      PAINTINGS
B)      GRAPHICS, MURALS
C)      CUSTOM RUGS, UNATTACHED

5).    PLANTINGS

6).    SECURITY SYSTEMS:
A)      CARDS, READERS
B)      SECURITY SYSTEM DRIVERS
C)      CAMERAS

7).    INTERIOR SIGNAGE

8).     PAGING SYSTEM

<PAGE>

                                       E-8

                                    EXHIBIT H

                             EXISTING TENANT RIGHTS
<TABLE>
<CAPTION>
<S>                                        <C>                                 <C>
4th Floor

Allied Products Corporation                 Right of First Offer                Contiguous space on the 4th floor
US Network Corporation                      Right of  First Offer               2,389rsf
10 S. Riverside Corporation                          Right of First Offer               Any space in the Building
                                                                                        which LL considers for
                                                                                        leasing to a 3rd party
                                                                                        whose purposes are the
                                                                                        preparation and/or sale
                                                                                        of food to the public

8th Floor

Valuemetrics, Inc.                                   Right of First Offer               up to 2,500rsf of
contiguous space

10 S. Riverside Corporation                          Right of First Offer               Any space in the Building
                                                                                        which LL considers for
                                                                                        leasing to a 3rd party
                                                                                        whose purposes are the
                                                                                        preparation and/or sale
                                                                                        of food to the public

11th Floor

10 S. Riverside Corporation                          Right of First Offer               Any space in the Building
                                                                                        which LL considers for
                                                                                        leasing to a 3rd party
                                                                                        whose purposes are the
                                                                                        preparation and/or sale
                                                                                        of food to the public

</TABLE>

<PAGE>

                          1ST AMENDMENT OF OFFICE LEASE

                  THIS 1ST AMENDMENT OF OFFICE LEASE ("1st  Amendment")  is made
         on  __________________________,   2000  between  SOLANO  ASSOCIATES,  a
         California  limited  partnership  d/b/a  TrizecHahn 120 South Riverside
         Management  L.P.  ("Landlord"),  whose address is 120 South  Riverside,
         Suite  #2100,   Chicago  IL  60606  and  CDW  COMPUTER  CENTERS,   INC.
         ("Tenant"),  whose address is 200 North Milwaukee Ave. Vernon Hills, IL
         60601.

                                    RECITALS

                  This 1st Amendment is based upon the following recitals:

                  A. Landlord and Tenant  entered into a Lease dated October 11,
         1999 ("Lease"), for the premises known as Suites 800 and 900 of the 120
         South  Riverside  Plaza  Building  ("Building"),  120 South  Riverside,
         Chicago IL 60606 ("Premises").

               B.  Landlord  and Tenant  desire to amend the Lease to revise the
          Termination Option and otherwise amend the Lease accordingly.

                  THEREFORE,  in  consideration  of  the  mutual  covenants  and
         agreements  stated  in the Lease and  below,  and for other  sufficient
         consideration  received and  acknowledged  by each party,  Landlord and
         Tenant agree to amend the Lease as follows:

                    1. RECITALS. All recitals are fully incorporated.

                    2. ASSIGNMENT AND SUBLETTING.The following language shall be
               added to Section 15.1:

          "Notwithstanding  what is set forth herein, Tenant expressly covenants
         and agrees not to enter into any lease, sublease,  license,  concession
         or other  agreement for use,  occupancy or  utilization of the Premises
         which  provides for rental or other payment for such use,  occupancy or
         utilization  based  in whole or in part on the net  income  or  profits
         derived by any person  from the  property  leased,  used,  occupied  or
         utilized  (other  than  an  amount  based  on  a  fixed  percentage  or
         percentages of receipts or sales),  and that any such purported  lease,
         sublease,  license,  concession or other  agreement shall be absolutely
         void and  ineffective  as a conveyance  of any right or interest in the
         possession, use, occupancy or utilization of any part of the Premises."

                    3. BUILDING PLANNING.  The following language shall be added
               after the word  "Building" in the third line of Section 26.6: "or
               the 10 South Riverside Building".

                    4. MARKET RENT.  The  following  language  shall be added to
               Section 28:

         "(E)  Notwithstanding  what is set forth herein,  the  determination of
         Market  Rent shall be based on a premises  consisting  of the  Premises
         under  this  Lease and the  premises  under that  certain  lease  dated
         ________________,  2000 between Tenant and H, B-H Associates for Suites
         500 and 600 consisting of 72,022 rsf in the 10 South Riverside Building
         ("10 Lease") so long as all of the following criteria are met:

                    (7) Tenant exercises the Option to Extend for this Lease and
               the Option to Extend for the 10 Lease simultaneously; and

                    (8) The 10 South  Riverside  Building  is owned by an entity
               which controls,
               is controlled by, or is under common  control with Landlord;  and

                    (9) The Building and the 10 South Riverside  Building at the
               time of the exercise of the Options to Extend are being  marketed
               as a complex;  and

                    (10) Nothing has occurred  that would cause the Building and
               the 10 South Riverside Building to not offer materially identical
               rents to a bona fide tenant; and

                    (11) Tenant occupies at least the initial Premises under the
               Lease  and  under the 10 Lease;  and (12)  Tenant  has  otherwise
               complied with the terms of the Options to Extend.

                    5.  TERMINATION  OPTION.  Section  29 of the Lease  shall be
               amended as follows:  the word "fifth  (5th)" in the first line of
               the Section shall be deleted and replaced  with "seventh  (7th)",
               the initial sentence of subsection (C), including  subclauses (1)
               and (2) shall be  deleted  and the  following  language  shall be
               added  as  subsection   (D)  with  the   subsequent   subsections
               relettered appropriately:

         "D)  Promptly  after  Landlord's  receipt  of  the  Termination  Notice
         Landlord shall compute (i) any and all other miscellaneous  charges due
         Landlord,   including  any  construction  repayments  due  Landlord  as
         elsewhere  described  in  this  Lease  or  in  a  collateral  agreement
         remaining unpaid by Tenant and (ii) the unamortized costs of any Tenant
         concessions paid by Landlord  regarding this Lease,  including  without
         limitation any broker's  commissions,  leasehold  improvement costs and
         moving allowances  (excluding the Base Building Allowance),  such costs
         to be amortized  over the initial term of the Lease at an interest rate
         of ten percent (10%) (collectively  "Termination Fee") and shall notify
         Tenant in  writing of same.  Tenant  shall pay the  Termination  Fee to
         Landlord within fifteen (15) days of receipt of same. Failure to timely
         pay the Termination Fee shall render this  Termination  Option null and
         void and of no further effect; and"

                    6. TENANT FINISH PERIOD;  COMMENCEMENT  DATE. All references
               to  "subparagraph  1(b)" in  Paragraph  2 of  Exhibit  B shall be
               amended to read "subparagraph 1(c)".

                    7.  CONFLICTING  PROVISIONS.  If any  provisions of this 1st
               Amendment  conflict  with  any of those  of the  Lease,  then the
               provisions of this 1st Amendment shall govern.

                    8. REMAINING LEASE PROVISIONS.  Except as stated in this 1st
               Amendment,  all other  viable and  applicable  provisions  of the
               Lease  shall  remain  unchanged  and  continue  in full force and
               effect throughout the Lease Term.

                    9. BINDING  EFFECT.  Landlord and Tenant  ratify and confirm
               the Lease and agree that this 1st Amendment  shall bind and inure
               to the benefit of the parties,  and their respective  successors,
               assigns and representatives as of the date first stated.

                  AFFIRMING  THE  ABOVE,  the  parties  have  executed  this 1ST
         AMENDMENT OF OFFICE LEASE on the date first stated.

         LANDLORD                                                   TENANT
        SOLANO ASSOCIATES, a California limited partnership        CDW COMPUTER
        d/b/a TrizecHahn 120 South Riverside Management L.P.       CENTERS, INC.
        By:  TrizecHahn Centers Inc., a California corporation,
                 as sole general partner

   BY: _______________________________________     BY: ________________________
             Antonio A. Bismonte
             Executive Vice President              ITS: ________________________

   BY: ____________________________________
              Stephen E. Budorick
              Senior Vice President

         12403A

<PAGE>

             SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

         THIS AGREEMENT is made as of this ___ day of  ___________,  2000 by and
among THE EQUITABLE  LIFE  ASSURANCE  SOCIETY OF THE UNITED  STATES,  a New York
corporation  having  an  office  and  place of  business  at 1290  Avenue of the
Americas, New York, New York ("Lender"), H, B-H ASSOCIATES, a California limited
partnership d/b/a TrizecHahn 10 S. Riverside Management L.P.  ("Landlord"),  and
CDW COMPUTER  CENTERS,  INC.,  having an office at 200 North  Milwaukee  Avenue,
Vernon Hills, IL 60061, ("Tenant").

                                                WITNESSETH

         WHEREAS,  Tenant has entered into a certain lease (the  "Lease")  dated
______________,  2000 with Landlord covering  premises  consisting of Suites 500
and 600 (the  "Premises")  within a certain building known as 10 South Riverside
Plaza,  located in Chicago,  IL (a true and correct conformed copy of said Lease
has been delivered to Lender by Landlord); and

         WHEREAS,  Lender  has made a certain  loan to  Landlord,  which loan is
secured by the  mortgages  (the  "Mortgages")  more  particularly  described  in
Exhibit A annexed here to and affecting the premises known as 10 South Riverside
Plaza , in the City of Chicago, Illinois; and

         WHEREAS,  Lender has been  requested by Tenant and by Landlord to enter
into a non-disturbance agreement with Tenant;

         WHEREAS, Tenant has been requested by Lender and Landlord to enter into
this subordination, non-disturbance and attornment Agreement.

         NOW,  THEREFORE,  in consideration of the premises and mutual covenants
hereinafter  contained,  the  parties  hereto  mutually  covenant  and  agree as
follows:

         1.  The   Lease  and  any   extensions,   renewals,   replacements   or
modifications  thereof,  and all of the  right,  title  and  interest  of Tenant
thereunder  in and to the Premises are and shall be subject and  subordinate  to
the Mortgages and to all of the terms and conditions  contained therein,  and to
any  renewals,  modifications,   replacements,   consolidations  and  extensions
thereof.

         2. Lender  consents to the Lease and,  in the event  Lender  comes into
possession of or acquires  title to the Premises as a result of the  foreclosure
or other enforcement of the Mortgages or the notes secured by the Mortgages,  or
as a result of any other means,  Lender  agrees  that,  so long as Tenant is not
then in  default  hereunder  or under the Lease and so long as Tenant is then in
possession of the Premises,  Lender will  recognize  Tenant and will not disturb
Tenant in its  possession  of the  Premises  for any reason other than one which
would  entitle  Landlord to terminate  the Lease under its terms or would cause,
without any further  action by Landlord,  the  termination of the Lease or would
entitle Landlord to dispossess Tenant from the Premises.

          3. Tenant  agrees with Lender that if the interests of Landlord in the
Premises shall be transferred to and owned by Lender by reason of foreclosure or
other  proceedings  brought  by it, or any other  manner,  or shall be  conveyed
thereafter by Lender or shall be conveyed  pursuant to a foreclosure sale of the
Premises,  Tenant and Lender or its  successors  shall be bound to one  another,
except as provided herein,  under all of the terms,  covenants and conditions of
the Lease for the balance of the term thereof  remaining  and any  extensions or
renewals thereof which may be effected in accordance with any option therefor in
the Lease,  with the same force and effect as if Lender were the landlord  under
the  Lease,  and  Tenant  does  hereby  attorn to Lender as its  landlord,  said
attornment  to be  effective  and  self-operative  without the  execution of any
further  instruments on the part of any of the parties hereto  immediately  upon
Lender  succeeding to the interest of Landlord in the Premises.  Tenant  agrees,
however,  upon the election of and written  demand by Lender  within twenty (20)
days after Lender  receives  title to the Premises,  to execute an instrument in
confirmation of the foregoing provisions,  satisfactory to Lender and Tenant] in
which Tenant and Lender shall  acknowledge  such attornment and  non-disturbance
agreement and shall set forth the terms and conditions of its tenancy.

         4.  Tenant  agrees  with  Lender  that if Lender  shall  succeed to the
interest of  Landlord  under the Lease,  Lender  shall not be (a) liable for any
action or omission of any prior landlord under the Lease,  or (b) subject to any
offsets or defenses which Tenant might have against any prior  landlord,  or (c)
bound by any rent or additional  rent which Tenant might have paid for more than
the current month to any prior  landlord,  or (d) bound by any security  deposit
which Tenant may have paid to any prior  Landlord,  unless such deposit is in an
escrow fund available to Lender, or (e) bound by an amendment or modification of
the Lease made without Lender's  written consent,  or (f) bound by any provision
in the Lease which  obligates  the landlord to erect or complete any building or
to perform any construction  work or to make any improvements to the Premises or
to  expand  or  rehabilitate  any  existing   improvements  or  to  restore  any
improvements  following  any  casualty or taking,  or (g) bound by any notice of
termination  given by  Landlord  to  Tenant  without  Lender's  written  consent
thereto,  or (h) personally liable under the Lease and Lender's  liability under
the Lease shall be limited to the ownership  interest of Lender in the Premises.
Tenant further agrees with Lender that Tenant will not  voluntarily  subordinate
the Lease to any lien or encumbrance without Lender's written consent.

         5. In the event  that  Landlord  shall  default in the  performance  or
observance of any of the terms,  conditions  or agreements in the Lease,  Tenant
shall give written notice thereof to Lender and Lender shall have the right (but
not the obligation) to cure such default.  Tenant shall not take any action with
respect to such default  under the Lease,  including,  without  limitation,  any
action  in order to  terminate,  rescind  or void the Lease or to  withhold  any
rental  thereunder,  for a period of 10 days after giving of such written notice
by Lender with respect to any such default capable of being cured by the payment
of money and for a period of 30 days  after  receipt of such  written  notice by
Lender with respect to any other such default (provided, that in the case of any
default which cannot be cured by the payment of money and) cannot with diligence
be cured  within  such 30 day period  because  of the nature of such  default or
because  Lender  requires time to obtain  possession of the Premises in order to
cure the  default,  if  Lender  shall  proceed  promptly  to  attempt  to obtain
possession of the Premises,  where possession is required,  and to cure the same
and  thereafter  shall  prosecute the curing of such default with  diligence and
continuity,  then the time  within  which  such  default  may be cured  shall be
extended  for such period as may be necessary to complete the curing of the same
with diligence and continuity).

         6. Landlord has agreed in the Mortgages that the rentals  payable under
the Lease may be paid  directly  by Tenant to Lender  upon the  occurrence  of a
default by Landlord under the Mortgages.  Accordingly,  after notice is given by
Lender to Tenant  that the  rentals  under the Lease  should be paid to  Lender,
Tenant shall pay to Lender, or in accordance with the directions of Lender,  all
rentals and other moneys due and to become due to Landlord  under the Lease,  or
amounts  equal  thereto.   Landlord  acknowledges  that  Tenant  shall  have  no
responsibility to ascertain whether such demand by Lender is permitted under the
Mortgages,  Landlord  hereby  waives  any  right,  claim or demand it may now or
hereafter have against Tenant by reason of such payment to Lender,  and any such
payment to Lender shall discharge the obligations of Tenant to make such payment
to Landlord.

         7.    Tenant declares, agrees and acknowledges that:
                      (a)  Lender,  in  making  disbursements  pursuant  to  any
               agreement  relating to the Loan,  is under no  obligation or duty
               to,  nor  has  Lender  represented  that  it  will,  see  to  the
               application  of such  proceeds  by the  person or persons to whom
               Lender  disburses  such proceeds,  and any  application or use of
               such proceeds for purposes  other than those provided for in such
               agreement shall not defeat the subordination herein made in whole
               or in part; and

                      (b)  Subject  to  the  terms  and  conditions  hereof,  it
               intentionally  and  unconditionally   waives,   relinquishes  and
               subordinates the Lease and its leasehold  interest  thereunder in
               favor  of the  lien  or  charge  of the  Mortgages,  and  that in
               consideration of this waiver,  relinquishment  and subordination,
               specific  loans and advances are being and will be made by Lender
               to Landlord and, as part and parcel  thereof,  specific  monetary
               and  other  obligations  are being  and will be  entered  into by
               Landlord  and Lender  which would not be made or entered into but
               for  said   reliance   upon  this  waiver,   relinquishment   and
               subordination.

         8. This  Agreement  shall bind and inure to the  benefit of the parties
hereto,  their  successors  and assigns.  As used herein the term "Tenant" shall
include Tenant, its successors,  sublessees and assigns; the words "foreclosure"
and "foreclosure sale" as used herein shall be deemed to include the acquisition
of Landlord's  estate in the Premises by voluntary deed (or  assignment) in lieu
of  foreclosure;   and  the  word  "Lender"  shall  include  the  Lender  herein
specifically  named  and  any  of  its  successors,  participants  and  assigns,
including anyone who shall have succeeded to Landlord's interest in the Premises
by, through or under,  foreclosure  of the Mortgage.  Lender shall promptly give
notice to Tenant of anyone who shall have  succeeded to Lender's  interest under
the Mortgages hereunder.

         9. All  notices,  consents  and other  communications  pursuant  to the
provisions of this Agreement shall be in writing and shall be sent by registered
or  certified  mail,  return  receipt  requested,  or by a reputable  commercial
overnight carrier that provides a receipt,  such as Federal Express or Airborne,
and shall. be deemed given when postmarked and addressed as follows:

         If to Lender: The Equitable Life Assurance Society of the United States
                           1290 Avenue of the Americas
                           New York, New York 10104
                           Attn: Real Estate Legal Department

         With a copy to:   Lend Lease Real Estate Investments, Inc.
                           3424 Peachtree Road NE Suite 800
                           Atlanta, Georgia 30326
                           Attn: Mortgage Servicing

         If to Tenant:

                           CDW Computer Centers, Inc.
                           200 North Milwaukee Ave.
                           Vernon Hills, IL 60061
                           Attn: Harry J. Harczak, Jr.

                           With a copy to:

                           Michael S. Tepper
                           Arnstein & Lehr

                           120 South Riverside Plaza, Suite 1200
                           Chicago, IL 60606

         If to Landlord:   H, B-H Associates
                           d/b/a TrizecHahn 10 South Riverside Management L.P.
                           120 South Riverside
                           Suite #2100
                           Chicago, Illinois  60606

or to such  other  address as shall  from time to time have been  designated  by
written notice by such party to the other parties as herein provided.

         10. This Agreement  shall be the whole and only  agreement  between the
parties hereto with regard to the subordination,  non-disturbance and attornment
of the Lease and the  leasehold  interest  of Tenant  thereunder  to the lien or
charge of the Mortgages in favor of Lender, and. shall supersede and control any
prior agreements as to such, or any  subordination,  including,  but not limited
to, those  provisions,  if any,  contained in the Lease,  which  provide for the
subordination of the Lease and the leasehold  interest of Tenant thereunder to a
deed or deeds of trust or to a mortgage or mortgages to be thereafter  executed,
and shall not be  modified or amended and no  provision  herein  shall be waived
except in writing by the party against whom enforcement of any such modification
or amendment is sought.

          The use of the  neuter  gender  in this  Agreement  shall be deemed to
include any other  gender,  and words in the  singular  number  shall be held to
include the plural. when the sense requires. In the event any one or more of the
provisions of this Agreement shall for any reason be held to be invalid, illegal
or unenforceable in any respect, such invalidity, illegality or unenforceability
shall not affect any other provision of this Agreement, but this Agreement shall
be construed as if such invalid,  illegal or  unenforceable  provision had never
been  contained  herein.  This  Agreement  shall be governed by and construed in
accordance with the laws of the State of New York.

                                         [Signatures to immediately follow]

<PAGE>

<TABLE>
<CAPTION>

         IN WITNESS WHEREOF the parties hereto have placed their hands and seals
the day and year first above written.
<S>                                                           <C>
Signed and acknowledged in                                     TENANT:
the presence of us:                                            CDW COMPUTER CENTERS, INC.

_______________________                                        By:______________________________________
                                                               Typed Name:
                                                               Title:

                                                               LANDLORD:
                                                               H, B-H ASSOCIATES, a California limited
                                                               partnership

                                                               d/b/a TrizecHahn 10 S. Riverside
                                                               Management L.P.
                                                               By:  TrizecHahn Centers Inc., a California
                                                               corporation as sole general partner

_______________________                                        By:______________________________________
                                                               Typed Name:
                                                               Title:

                                                               LENDER:
                                                               THE EQUITABLE LIFE ASSURANCE SOCIETY
                                                               OF THE UNITED STATES

_______________________                                        By:______________________________________
                                                               Typed Name:
                                                               Title:
</TABLE>

<PAGE>

STATE OF _______________________)
                ) -SS-
COUNTY OF____________ _________)

This Subordination,  Non-disturbance  and Attornment  Agreement was acknowledged
before     me     this     _______     day     of      ____________,2000      by
________________________________________ as_______________________________of The
Equitable Life Assurance Society of the United States.
              WITNESS my hand and official seal.

                                                -------------------------------
                                                          Notary Public

              My commission expires: _________________________________.

              STATE OF ILLINOIS             )
                                                     )     -SS-
              COUNTY OF COOK                         )

              This Subordination,  Non-disturbance and Attornment  Agreement was
              acknowledged  before me this  ___________day  of  _______________,
              2000 by Stephen E. Budorick as Senior Vice President of TrizecHahn
              Centers, Inc. as sole general partner of H, B-H ASSOCIATES.

              WITNESS my hand and official seal.

                                                -------------------------------
                                                         Notary Public

              My commission expires: ________________________________.

              STATE OF _________            )
                                                     )     -SS-
              COUNTY OF _________           )

This Subordination,  Non-disturbance  and Attornment  Agreement was acknowledged
before    me    this    ___________day    of     _______________,     2000    by
_________________________as           _____________________________           of
____________________.

              WITNESS my hand and official seal.

                                                -------------------------------
                                                          Notary Public

              My commission expires: ________________________________.

<PAGE>

                                       H-2

                                    EXHIBIT A

                                LAND DESCRIPTION

Two certain parcels of land in Cook County,  Illinois,  bounded and described as
follows:

Parcel 1:
--------

A part of Lots 1 and 2 in Railroad  Companies  Resubdivision  of Blocks 62 to 76
both inclusive, 78, parts of 61 and 77 and certain vacated streets and alleys in
School Section  Addition to Chicago,  a Subdivision  of Section 16,  Township 39
North, Range 14 East of the Third Principal  Meridian,  according to the plat of
said Resubdivision recorded in the Recorder's Office of Cook County, Illinois on
March 29, 1924 in Book 188 of Plats at Page 16 as Document Number 8339751,  said
parts of Lots 1 and 2 being bounded and  described as follows:  Beginning at the
northeast corner of said Lot 1 and running thence southwardly along the easterly
line of said Lot 1 a distance of 199.495 feet to an angle point in said easterly
lot line; thence  continuing  southwardly along said easterly line a distance of
199.23 feet to its intersection with the north line of the south 33 feet of said
Lot 1;  thence  west along the north line of the south 33 feet of said Lot 1 and
of the west 20 feet of said Lot 2; thence north along said east line of the west
20 feet of said Lot 2 a distance  of 398.19  feet to its  intersection  with the
north line of said Lot 2, and thence east along the north line of said Lot 2 and
excepting  from the  parcel of land above  described,  the  respective  portions
thereof lying vertically below the following horizontal planes:

(A) a  horizontal  plane 18.5 feet above  Chicago City Datum,  the  perimeter of
which is described as follows:  Beginning at the northwest corner of said parcel
and  running  thence  easterly  along  the  north  line  of said  parcel  to the
intersection  of said north line and a line (the "Limiting Plane Line") 168 feet
east of and parallel to the west line of said parcel;  thence  southwardly  long
the Limiting Plane Line to the  intersection  of said line and the south line of
said  parcel;  thence  westerly  along  the  south  line of said  parcel  to the
southwest corner thereof; thence northerly along the west line of said parcel to
the  northwest  corner of said  parcel,  which is the point of beginning of said
horizontal plane; and

(B) a horizontal  plane 21.0 feet above  Chicago City Datum over that portion of
said parcel which is not  vertically  below the  horizontal  plane  described in
clause (a) above.

Parcel 2:
--------

All land and spaces  below the  horizontal  planes  described  in Parcel 1 above
which are occupied by the columns, caissons, foundations,  gussets and all other
supporting structures, for the building and improvements constructed in Parcel 1
and by all other  improvements,  plenums,  mechanical and electrical  equipment,
pipes,  wires,  conduits,  utilities  and other  structures  located  below said
horizontal planes in connection with said building and improvements,  including,
but not limited to the space occupied by the  improvements  and structures shown
on the Plat of Survey prepared and certified by Chicago Guarantee Survey Company
dated July 8, 1966 (consisting of three sheets  identified as Order Nos. 6311001
K and  6311001-S  and 6311001 N.  respectively),  which was  recorded as part of
document 19881999.

Parcel 3:
--------

An easement  appurtenant to Parcels 1 and 2 in, over and across the west 20 feet
of Lot 2 in said Railroad Companies' Resubdivision to construct,  use, maintain,
repair,  replace  or renew  from time to time  such  columns,  gussets  trusses,
horizontal structural members,  caissons,  foundations and other supports as may
be  reasonably  necessary or  appropriate  to maintain and support the plaza and
other improvements contemplated by the Lease, including, without limitation, the
columns  (designated `DD') and the caissons,  foundations and related structures
shown on the Plat of Survey referred to in Parcel 2 above.

Parcel 4:
--------

A  nonexclusive  appurtenant  easement  in favor of the  leasehold  interest  in
Parcels 1 and 2 as  created  by Deed of  Easement  dated  January  16,  1990 and
recorded January 31, 1990 as Document 90047309 made by LaSalle National Bank, as
Trustee under Trust  Agreement dated November 17, 1983 and known as Trust Number
107292 to Gateway IV Joint Venture,  an Illinois  general  partnership,  LaSalle
National Bank, as Trustee under Trust Agreement dated December 1, 1983 and known
as Trust Number 107361,  LaSalle National Bank, as Trustee under Trust Agreement
dated  December 1, 1983 and known as Trust Number 107362,  and LaSalle  National
Bank, as Trustee under Trust Agreement dated December 1, 1983 and known as Trust
Number  107363,  for the use of 1,100 public  parking  spaces in the garage,  as
defined  therein,  with  rights of ingress  and egress and an  easement  for the
purpose of  construction  of such repairs or restoration for the period required
to complete  such  repairs or  restoration,  on over,  and across the  following
described legal description:

Lots 5, 6, 7, and 8 (except  from said lots that part falling in alley) in Block
49 in School Section Addition to Chicago in Section 16, Township 39 North, Range
14 East of the Third Principal Meridian, in Cook County, Illinois.

As amended by First  Amendment to Deed of Easement  dated  February 9, 1990, and
recorded October 9, 1990, as Document Number 904914486.<PAGE>

                                                                    EXHIBIT 10.1

                              FIRST AMENDMENT TO

                   NATURAL GAS PREPAID FORWARD SALE CONTRACT

     This FIRST AMENDMENT TO NATURAL GAS PREPAID FORWARD SALE CONTRACT (this
"Amendment") is entered into as of May 16, 2000, by and between EEX E&P Company,
L.P., a Delaware limited partnership, formerly known as Tesoro E&P Company,
L.P., having its principal place of business in Houston, Texas (hereinafter
referred to as the "Seller"), and Bob West Treasure L.L.C., a Delaware limited
liability company and having its principal place of business in Houston, Texas
(hereinafter referred to as the "Purchaser").

     WHEREAS, Purchaser and Seller have entered into that certain Natural Gas
Prepaid Forward Sale Contract dated December 17, 1999 (said Natural Gas Prepaid
Forward Sale Contract, as it may be amended, amended and restated or otherwise
modified from time to time, the "Gas Sale Contract") under the terms of which
Purchaser agreed to purchase certain quantities of Natural Gas on the terms and
conditions set forth therein; and

     WHEREAS, Purchaser and Seller have agreed to amend the Gas Sale Contract
pursuant to the terms contained in this Amendment;

     NOW THEREFORE, in consideration of the respective covenants and agreements
of the parties hereinafter set forth and for good and valuable consideration
(the receipt and sufficiency of which are hereby acknowledged by each of the
parties), the parties hereby agree as follows:

        1. DEFINITIONS (a) For purposes of this Agreement, all capitalized terms
not otherwise defined herein shall have the meanings as defined in the Gas Sale
Contract as amended by this Amendment:

          (b) The definition of "Mortgage" is hereby restated in its entirety to
read as follows:

               "Mortgage" shall mean (a) that certain Mortgage, Deed of Trust,
          Assignment of Production, Security Agreement and Financing Statement,
          dated the date of this Agreement executed and delivery by Seller, as
          mortgagor, for the benefit of Purchaser, as mortgagee covering all of
          Seller's interest in certain Designated Properties located in the
          State of Texas, together with all related accounts, equipment, oil and
          gas inventory, fixtures, contract rights, general intangibles and all
          proceeds of any of the foregoing, as amended and supplemented by that
          certain Amendment and Supplement to Mortgage, Deed of Trust,
          Assignment of Production, Security Agreement and Financing Statement
          dated May 16, 2000 between Seller and Purchaser and as such may be
          further modified, amended, amended and restated or otherwise
          supplemented from time to time, and (b) that certain Act of Mortgage,
          Assignment of Production, Security Agreement and Financing Statement,
          dated the date of this Agreement executed and delivery by Seller, as
          mortgagor, for the benefit of Purchaser, as mortgagee covering all of
          Seller's interest in certain
<PAGE>

          Designated Properties located in or offshore the State of Louisiana,
          together with all related accounts, equipment, oil and gas inventory,
          fixtures, contract rights, general intangibles and all proceeds of any
          of the foregoing, as amended by that certain Amendment to Act of
          Mortgage, Assignment of Production, Security Agreement and Financing
          Statement dated May 16, 2000 between Seller and Purchaser and as such
          may be further modified, amended, amended and restated or otherwise
          supplemented from time to time; and (c) that certain Mortgage, Deed of
          Trust, Assignment of Production, Security Agreement and Fixture
          Filing, dated May 16, 2000, executed and delivery by Seller, as
          mortgagor, for the benefit of Purchaser, as mortgagee, covering all of
          Seller's interest in certain Designated Properties located in the
          State of Texas, together with all related accounts, equipment, oil and
          gas inventory, fixtures, contract rights, general intangibles and all
          proceeds of any of the foregoing, as such may be modified, amended,
          amended and restated or otherwise supplemented from time to time.

        2. AMENDMENT TO SECTION 5.02 Section 5.02(d) of the Gas Sale Contract is
hereby restated in its entirety to read as follows:

               "(d)  DEBT.  Seller will not (i) incur any debt for borrowed
          money (whether by loan or the issuance and sale of debt securities),
          (ii) enter into any deferred sale agreement or capital lease, (iii)
          enter into any other obligation, contingent or otherwise, guaranteeing
          or having the economic effect of guaranteeing any debt or other
          obligations of any other Person in any manner, whether direct or
          indirect or (iv) incur any other obligation or liability in respect of
          any hedging agreement or any swap agreement, other than:  (A) any swap
          agreement entered into with ENA and (B) any swap agreement with any
          third party which, together with all other swap agreements (including
          those with ENA) covers eighty percent (80%) or less of the total
          production of oil and gas from all properties owned by Seller;
          provided that Seller may incur debt for borrowed money which is
          subordinated on terms generally comparable to those contained in that
          certain Subordinated Note dated December 17, 1999 executed by EEX
          Reserves Funding in the face amount  of $176,277,533 with a discounted
          principal amount of $100,000,000, which terms, among other items, (A)
          will not require or permit any principal payment or any cash interest
          payment thereon of any kind, but (B) which may require or permit
          payment of interest in kind and (C) may provide for conversion of such
          debt to equity in EEX Reserves Funding, after all of Seller's
          obligations under this Agreement and the Definitive Agreements have
          been satisfied in full."

        4. SCHEDULES. Any reference in the Gas Sale Agreement to Schedule
4.01(n), Schedule 4.01(o)(i), Schedule 4.01(p) or Schedule 4.01(q) shall be a
reference to Schedule 4.01(n), Schedule 4.01(o)(i), Schedule 4.01(p) or Schedule
4.01(q), respectively, attached to this Amendment.
<PAGE>

        5. RATIFICATION. Each of the Purchaser and the Seller hereby ratifies
all of its obligations under the Gas Sale Contract and agrees and acknowledges
that the Gas Sale Contract shall continue in full force and effect as amended
and modified by this Amendment. EEX Corporation, a Texas corporation ("EEX"),
joins in this Amendment for the purposes of acknowledging the amendment of the
Gas Sales Contract and ratifying its obligations under that certain EEX
Corporation Undertaking dated December 17, 1999, executed by EEX in favor of
Purchaser and for no other purpose.

        6. REPRESENTATIONS AND WARRANTIES. Each of the Purchaser and the Seller
hereby represents and warrants, respectively, that (a) this Amendment has been
duly executed and delivered on behalf of such Person, (b) this Amendment
constitutes a valid and legally binding agreement enforceable against such
Person in accordance with its terms, (c) the representations and warranties
contained in the Gas Sale Agreement are true and correct on and as of the date
hereof in all material respects as though made as of the date hereof, (d) no
Default or Event of Default exists under the Gas Sale Agreement or under any of
Loan Document and (e) the execution, delivery and performance of this Amendment
has been duly authorized by such Person. EEX hereby represents and warrants that
(a) the obligation of EEX under this Amendment has been duly executed and
delivered on behalf of such Person, (b) this Amendment constitutes a valid and
legally binding agreement enforceable against such Person in accordance with its
terms and (c) the execution and delivery of this Amendment has been duly
authorized by such Person.

        7. CONDITIONS TO EFFECTIVENESS. This Amendment shall be effective upon
the execution and delivery hereof by each of the Purchaser and the Seller.

        8. COUNTERPARTS. This Amendment may be signed in any number of
counterparts, which may be delivered in original or facsimile form each of which
shall be construed as an original, but all of which together shall constitute
one and the same instrument.

        9. GOVERNING LAW.  This Agreement shall be governed by and construed in
accordance with the laws of the State of Texas, without giving effect to
principles of conflicts of laws that would result in the application of the laws
of another jurisdiction.

        10. ENTIRE AGREEMENT. This Amendment, the Gas Sale Agreement and thE
Definitive Agreements constitute the entire agreement between the parties hereto
with respect to the subject hereof and supersede any prior agreement,
undertaking, declarations, commitments or representations, written or oral, in
respect thereof.

                    [Remainder of Page Intentionally Blank]
<PAGE>

        IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be
executed by their respective officers thereunto duly authorized as of the date
first above written.

                                 SELLER
                                 ------

                                 EEX E&P COMPANY, L.P. (formerly known as Tesoro
                                 E&P Company, L.P.)

                                 By:  EEX Exploration & Production Company, LLC
                                      (formerly known as Tesoro Exploration &
                                      Production Company, LLC), its General
                                      Partner

                                  By:    /s/ J. T. Leary
                                      ----------------------------------
                                      J. T. Leary
                                      Vice President

          The undersigned is a party to this Amendment to acknowledge the
representations and ratification made by EEX in Paragraphs 5 and 6 above.

                                EEX CORPORATION

                                By:    /s/ J. T. Leary
                                    -------------------------------
                                    J. T. Leary
                                    Vice President, Finance and Treasurer
<PAGE>

                                PURCHASER
                                ---------

                                BOB WEST TREASURE L.L.C.

                                By:  Enron North America Corp.,
                                     its managing member

                                     By:    /s/ James R. McBride
                                         ----------------------------
                                         James R. McBride
                                         Vice President

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