Document:

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                                                                    EXHIBIT 10.4

                                 DIGITAS, INC.
                       2000 EMPLOYEE STOCK PURCHASE PLAN

     The purpose of the Digitas, Inc. 2000 Employee Stock Purchase Plan ("the
Plan") is  to provide eligible employees of Digitas Inc., a Delaware corporation
(the "Company"), and certain of its subsidiaries with opportunities to purchase
shares of the Company's common stock, par value $.01 per share (the "Common
Stock"). One million one hundred thousand (1,100,000) shares of Common Stock in
the aggregate have been approved and reserved for this purpose. The Plan is
intended to constitute an "employee stock purchase plan" within the meaning of
Section 423(b) of the Internal Revenue Code of 1986, as amended (the "Code"),
and shall be interpreted in accordance with that intent.

     1.   Administration. The Plan will be administered by the person or persons
          --------------
(the "Administrator") appointed by the Company's Board of Directors (the
"Board") for such purpose. The Administrator has authority to make rules and
regulations for the administration of the Plan, and its interpretations and
decisions with regard thereto shall be final and conclusive. No member of the
Board or individual exercising administrative authority with respect to the Plan
shall be liable for any action or determination made in good faith with respect
to the Plan or any option granted hereunder.

     2.   Offerings. The company will make consecutive, overlapping monthly
          ---------
offerings to eligible employees to purchase Common Stock under the Plan
("Offerings"). Each Offering shall begin on the first business day of each month
and end in the last business day prior to the first anniversary of such Offering
(the "Offering Period"). Unless otherwise determined by the

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Administrator, the initial Offering will begin on the effective date of the
Company's first underwritten public offering and will end on February 28, 2001
(the "Initial Offering"). The Administrator may, in its discretion, designate a
different period for any Offering, provided that no Offering shall exceed twelve
(12) months in duration.

        3.      Eligibility. All employees of the Company (including employees
who are also directors of the Company) and all enployees of each Designated
Subsidiary (as defined in Section 11) are eligible to participate in any one or
more of the Offerings under the Plan, provided that they are customarily
employed by the Company or a Designated Subsidiary for more then twenty (20)
hours a week and they are employed by the Company prior to the first day of the
relevant Offering Period.

        4.      Participant. An employee on any Offering Date, who is not, as of
such date, participating in another Offering of the Company, may participate in
such Offering by submitting an enrollment form to his appropriate payroll
location at least three (3) business days before the Offering Date (or by such
other deadline as shall be established for the Offering.) The form will (a)
authorize the purchase of Common Stock for him in each Offering in accordance
with the terms of the Plan, (b) specify the exact name or names in which shares
of Common Stock purchased for him are to be issued pursuant to Section 10 and
(c) provide for a whole percentage to be deducted from his Compensation (as
defined in Section 11). An employee who does not enroll in accordance with these
procedures will be deemed to have waived his right to participate. Unless an
employee files a new enrollment form or withdraws from the Plan, his deductions
will continue at the same percentage of Compensation for future Offerings,
provided he remains eligible. Notwithstanding the

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foregoing, participation in the Plan will neither be permitted nor be denied
contrary to the requirements of the Code.

     5.   Employee Contributions. No employee shall be eligible to contribute
          ----------------------
more than ten percent (10%) of his Compensation. In any year, each eligible
employee may authorize payroll deductions, in whole percentages, at a minimum of
one percent (1%) per pay period up to a maximum of ten percent (10%) of his
Compensation for each pay period. The Company will maintain book accounts
showing the amount of payroll deductions made by each participating employee for
each Offering. No interest will accrue or be paid on payroll deductions.

     6.   Deduction Changes. Except as may be determined by the Administrator in
          -----------------
advance of an Offering, an employee may not increase or decrease his payroll
deduction during any Offering, but may increase or decrease his payroll
deduction with respect to the next Offering for which he is eligible to
participate (subject to the limitations of Section 5) by filing a new enrollment
form at least three (3) business days before the next Offering Date (or by such
other deadline as shall be established for the Offering). The Administrator may,
in advance of any Offering, establish rules permitting an employee to increase,
decrease or terminate his payroll deduction during an Offering.

     7.   Withdrawal. An employee may withdraw from participation in the Plan by
          ----------
delivering a written notice of withdrawal to his appropriate payroll location.
The employee's withdrawal will be effective as of the next business day.
Following an employee's withdrawal, the Company will promptly refund to him his
entire account balance under the Plan (after payment for any Common Stock
purchased before the effective date of withdrawal). Partial

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withdrawals are not permitted. The employee may not re-enroll in any Offering
from which he has withdrawn, but may enroll in a subsequent Offering in
accordance with Section 4.

     8.   Grant Options. On each Offering Date, the Company will grant to each
          -------------
eligible employee who is the a participant in the Plan an option ("Option") to
purchase, at the Option Price hereinafter provided for, (a) a number of shares
of Common Stock, which number shall not exceed the number of whole shares which
is less than or equal to $25,000 divided by the closing price per share of
Common Stock on the Offering Date, or (b) such other lesser maximum number of
shares have been established by the Administrator in advance of the Offering. An
Option may be exercised by an eligible employee on the last business day of each
month in the Offering Period or, if not exercised prior to the last business day
of such Offering Period, shall be deemed to have been exercised as of such date
(either being an "Exercise Date"). The purchase price for each share purchased
under such Option (the "Option Price") will be 85% of the Fair Market Value of
the Common Stock on the Offering Date or the Exercise Date, whichever is less.

     Notwithstanding the foregoing, no employee may be granted an option
hereunder if such employee, immediately after the option was granted, would be
treated as owning stock possessing five percent (5%) or more of the total
combined voting power or value of all classes of stock of the Company or any
Parent or Subsidiary (as defined in Section 11). For purposes of the preceding
sentence, the attribution rules of Section 424(d) of the Code shall apply in
determining the stock ownership of an employee, and all stock which the employee
has a contractual right to purchase shall be treated as stock owned by the
employee. In addition, no employee may be granted an Option which permits his
rights to purchase stock under the Plan,

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and any other employee stock purchase plan of the Company and its Parents and
Subsidiaries, to accrue at a rate which exceeds $25,000 of the fair market value
of such stock (determined on the option grant date or dates) for each calendar
year in which the Option is outstanding at any time. The purpose of the
limitation in the preceding sentence is to comply with Section 423(b)(8) of the
Code.

     9.  Exercise of Option and Purchase of Shares. Upon any Exercise Date on
         -----------------------------------------
which an eligible employee has chosen to exercise his Option and upon the
Exercise Date that is the last business day of an Offering Period, each employee
who continues to be a participant in the Plan shall exercise or be deemed to
have exercised his Option on such date and shall acquire from the Company such
number of whole shares of Common Stock reserved for the purpose of the Plan as
his accumulated payroll deductions on such date will purchase at the Option
Price, subject to any other limitations contained in the Plan. Any amount
remaining in an employee's account at the end of an Offering Period solely by
reason of the inability to purchase a fractional share will be carried forward
to the next Offering; any other balance remaining in an employee's account at
the end of an Offering will be refunded to the employee promptly.

     10. Issuance of Certificates. Certificates representing shares of Common
         ------------------------
Stock purchased under the Plan may be issued only in the name of the employee,
in the name of the employee and another person of legal age as joint tenants
with rights of survivorship, or in the name of a broker authorized by the
employee to be his, or their, nominee for such purpose.

     11. Definitions.
         -----------
     The term "Compensation" means the amount of base pay, prior to salary
reduction pursuant to either Section 125 or 401(k) of the Code, but excluding
overtime, commissions,

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incentive or bonus awards, allowances and reimbursements for expenses such as
relocation allowances or travel expenses, income or gains on the exercise of
Company stock options, and similar items.

     The term "Designated Subsidiary" means any present or future subsidiary (as
defined below) that has been designated by the Board to participate in the Plan.
The Board may so designate any Subsidiary, or revoke any such designation, at
any time and from time to time, either before or after the Plan is approved by
the stockholders.

     The term "Fair Market Value of the Common Stock" means (i) if the Common
Stock is admitted to trading on a national securities exchange or the Nasdaq
National Market, the closing price reported for the Common Stock on such
exchange or system for such date or, if no sales were reported for such date,
for the next preceding date for which a sale was reported, or (ii) if clause (i)
does not apply but the Common Stock is admitted to quotation on the National
Association of Securities Dealers Automated Quotation System ("NASDAQ"), the
average of the highest bid and lowest asked prices reported for the Common Stock
on NASDAQ for such date or, if no bid and asked prices were reported for such
date, for the next preceding date for which such prices were reported; provided
that, in the case of the Initial Offering under the Plan, the term "Fair Market
Value of the Common Stock" means the offering price to the public of the Common
Stock on such date.

     The term "Parent" means a "parent corporation" with respect to the Company,
as defined in Section 424(e) of the Code.

     The term "Subsidiary" means a "subsidiary corporation" with respect to the
Company, as defined in Section 424(f) of the Code.

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     12.   Rights on Termination of Employment. If a participating employee's
           -----------------------------------
employment terminates for any reason before an Exercise Date for any Offering,
no payroll deduction will be taken from any pay due and owing to the employee
and the balance in his account will be paid to him or, in the case of his death,
to his designated beneficiary as if he had withdrawn from the plan under Section
7. An employee will be deemed to have terminated employment, for this purpose,
if the corporation that employs him, having been a Designated Subsidiary, ceases
to be a subsidiary, or if the employee is transferred to any corporation other
than the Company or a Designated Subsidiary.

     13.   Special Rules. Notwithstanding anything herein to the contrary, the
           -------------
Administrator may adopt special rules applicable to the employees of a
particular Designated Subsidiary, whenever the Administrator determines that
such rules are necessary or appropriate for the implementation of the Plan in a
jurisdiction where such Designated Subsidiary has employees; provided that such
rules are consistent with the requirements of Section 423(b) of the Code. Such
special rules may include (by way of example, but not by way of limitation) the
establishment of a method for employees of a given Designated Subsidiary to fund
the purchase of shares other than by payroll deduction, if the payroll deduction
method is prohibited by local law or is otherwise impracticable. Any special
rules established pursuant to this Section 13 shall, to the extent possible,
result in the employees subject to such rules having substantially the same
rights as other participants in the Plan.

     14.   Optionees Not Stockholders. Neither the granting of an Option to an
           --------------------------
employee nor the deductions from his pay shall constitute such employee a holder
of the shares of

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Common Stock covered by an Option under the Plan until such shares have been
purchased by and issued to him.

     15.   Rights Not Transferable. Rights under the Plan are not transferable
           -----------------------
by a participating employee other than by will or the laws of descent and
distribution, and are exercisable during the employee's lifetime only by the
employee.

     16.   Application of Funds. All funds received or held by the Company under
           --------------------
the Plan may be combined with other corporate funds and may be used for any
corporate purpose.

     17.   Adjustment in Case of Changes Affecting Common Stock. In the event of
           ----------------------------------------------------
a subdivision of outstanding shares of Common Stock, or the payment of a
dividend in Common Stock, the number of shares approved for the Plan, and the
share limitation set forth in Section 8, shall be increased proportionately, and
such other adjustment shall be made as may be deemed equitable by the
Administrator. In the event of any other change affecting the Common Stock, such
adjustment shall be made as may be deemed equitable by the Administrator to give
proper effect to such event.

     18.  Amendment of the Plan. The Board may at any time, and from time to
          ---------------------
time, amend the Plan in any respect, except that without the approval, within
twelve (12) months of such Board action, by the holders of a majority of the
shares of stock of the Company present or represented and entitled to vote at a
meeting of stockholders, no amendment shall be made increasing the number of
shares approved for the Plan or making any other change that would require
stockholder approval in order for the Plan, as amended, to qualify as an
"employee stock purchase plan" under Section 423(b) of the Code.

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     19.   Insufficient Shares. If the total number of shares of Common Stock
           -------------------
that would otherwise be purchased on any Exercise Date plus the number of shares
purchased under previous Offerings under the Plan exceeds the maximum number of
shares issuable under the Plan, the shares then available shall be apportioned
among participants in proportion to the amount of payroll deductions accumulated
on behalf of each participant that would otherwise be used to purchase Common
Stock on such Exercise Date.

     20.   Termination of the Plan. The Plan may be terminated at any time by
           -----------------------
the Board. Upon termination of the Plan, all amounts in the accounts of
participating employees shall be promptly refunded.

     21.   Governmental Regulations. The Company's obligation to sell and
           ------------------------
deliver Common Stock under the Plan is subject to obtaining all governmental
approvals required in connection with the authorization, issuance, or sale of
such stock.

     The Plan shall be governed by Delaware law except to the extent that such
law is preempted by federal law.

     22.   Issuance of Shares. Shares may be issued upon exercise of an Option
           ------------------
from authorized but unissued Common Stock, from shares held in the treasury of
the Company, or from any other proper source.

     23.   Tax Withholding. Participation in the Plan is subject to any required
tax withholding on income of the participant in connection with the Plan. Each
employee agrees, by entering the Plan, that the Company and its Subsidiaries
shall have the right to deduct any such taxes from any payment of any kind
otherwise due to the employee, including shares issuable under the Plan.

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     24.  Notification Upon Sale of Shares. Each employee agrees, by entering
          --------------------------------
the Plan, to give the Company prompt notice of any disposition of shares
purchased under the Plan where such disposition occurs within two years after
the date of grant of the Option pursuant to which such shares were purchased.

     25.  Effective Date and Approval of Shareholders. The Plan shall take
          -------------------------------------------
effect on the effective date of the Company's first initial public offering
subject to the approval by the holders of a majority of the shares of stock of
the Company present or represented and entitled to vote at a meeting of
stockholders, which approval must occur within twelve (12) months of the
adoption of the Plan by the Board.

                                      10<PAGE>

                                                                    EXHIBIT 10.5

                             THE PRUDENTIAL TOWER
                               PRUDENTIAL CENTER
                          BOSTON, MASSACHUSETTS 02199

                               LEASE COVER SHEET

Lease Date: May 31, 1995

Tenant:  Bronner Slosberg Humphrey, Inc.

Floor:  Floors Eighteen through Twenty, and Twenty-Two and Twenty-Three

Notice Address:

                      PRUDENTIAL TOWER
                      Boston, MA 02199

1.   Building Net Rentable Area:            1,226,539 Rentable Square Feet (RSF)
     Initial Premises Net Rentable Area:    128,031 RSF
     Additional Premises:                   24,309 RSF

2.   Term Commencement Date:    Earlier of date Tenant occupies Premises for
                                operation of its business or December 15, 1995

3.   Rent Commencement Date:    December 15, 1995 subject to Section 3.1

4.   Expiration Date:           November 30, 2005 - subject to Tenant's right
                                to Extend the Term
5.   Rent
     A.   Fixed Rents:
          Years 1-10 at a rate of $27.50 per RSF-

<TABLE>
<CAPTION>
                                   Initial Premises without     Initial Premises including
                                      additional Premises           additional Premises
                                      -------------------           -------------------
          <S>                      <C>                          <C>
            Annual Amount                  $3,520,852.50                 $4,189,350.00
            Monthly Payment Amount            293,404.38                    349,112.50
</TABLE>

     B.   Reimbursement Rent - as provided in Articles 2 and 3

<PAGE>

6.        A. Base Operating Expense: 1995 Actuals
          B. Real Estate Tax: Base calendar 1995

             Tenant Share:  10.44% for Initial Premises
                            12.42 for Initial Premises and Additional Premises

7.     Use of Premises: General Offices including offices of an advertising
                        agency which include, but not limited to, incidental
                        production facilities.

8.     Tenant Extension Option:  Two periods of five years each on
                                 twelve months advance notice

9.     Tenant Expansion Options: 1 Floor End of 3rd Year
                                 1 Floor End of 5th Year
                                 First Offer

10.    Lease Security:           Letter of Credit for 50% Lease Transaction
                                 Costs declining as set forth in Section 12.14

11.    Additional Premises:      24,309 RSF consisting of Third Floor of
                                 Building - See Section 12.19 as shown on
                                 Exhibit A-6

Lease Date: May 31, 1995

LANDLORD:                        TENANT:
THE PRUDENTIAL INSURANCE COMPANY BRONNER SLOSBERG HUMPHREY,
OF AMERICA                       INC.

By:/s/ Robert J. Walsh           By:/s/ Robert E.
   ______________________           _________________________
          Vice President            its SVP, CFO duly authorized

<PAGE>

                                     LEASE
                               PRUDENTIAL CENTER
                             BOSTON, MASSACHUSETTS

                               TABLE OF CONTENTS

Article
-------

1. Description of Premises and Term of Lease

       Section   1.1  Demise
                 1.2  Easement for Utility Lines, etc.
                 1.3  Areas Outside Premises
                 1.4  Term
                 1.5  Commencement Date

2. Finishing the Premises

       Section   2.1  Work

3. Payment of Rent and Tenant's Share of Increased Operating Expenses

       Section   3.1  Rent
                 3.2  Operating Expenses
                 3.3  Utility Charges
                 3.4  Real Estate Taxes

4. Covenants of Landlord

       Section   4.1  Repairs by Landlord
                      Default by Landlord
                 4.2  Services by Landlord

5. Additional Covenants by Tenant

       Section   5.1  Use of Premises
                 5.2  Tenant's Covenants
                 5.3  Assignment, Subletting
                 5.4  Excess Payments
                 5.5  Repairs by Tenant
                 5.6  Permits and Workmanship
                 5.7  Liens
                 5.8  Control of Premises
                 5.9  Reserved

<PAGE>

                 5.10  Reserved
                 5.11  Tenant's Statement
                 5.12  Surrender of Premises-Removal of Trade Fixtures
                 5.13  Personal Property Tax
                 5.14  Landlord's Right to Perform Tenant's Obligations

6.  Damage or Destruction by Fire or Casualty

       Section   6.1   Total or Partial Destruction by Fire or Otherwise
                 6.2   Damage Within Last Two (2) Years
                 6.3   Apportionment

7.  Eminent Domain

       Section   7.1   Entire or Partial Taking
                 7.2   Condemnation Award
                 7.3   Rent Abatement
                 7.4   Apportionment
                 7.5   Eminent Domain Defined

8.  Default

       Section   8.1   Default by Tenant
                 8.2   Landlord's Remedies

9.  Quiet Enjoyment

10. Landlord's Reservation of Rights

       Section   10.1  Rights Reserved to Landlord
                 10.2  Access to Premises by Landlord
                 10.3  Landlord's Safety Measures
                 10.4  Hazardous Substances
                 10.5  Interruption of Service

11. Insurance Covenants, Tenant

       Section   11.1
                 11.2
                 11.3
                 11.4
                 11.5

<PAGE>

                 11.6
                 11.7

12. Miscellaneous Provisions

       Section   12.1  Waiver of Subrogation
                 12.2  Subordination
                 12.3  Landlord's Remedies Cumulative
                 12.4  Partial Invalidity
                 12.5  Successors and Assigns
                 12.6  Article Headings and Marginal Notes
                 12.7  Notices
                 12.8  Written Approvals
                 12.9  Broker's Commission
                 12.10 Entire Agreement
                 12.11 Submission of Lease-No Option
                 12.12 Massachusetts Law Governs
                 12.13 Tenant's Parking Rights
                 12.14 Lease Security
                 12.15 Tenant's Extension Rights
                 12.16 Tenant's Expansion Rights
                 12.17 Exhibits
                 12.18 Tenant's Signage
                 12.19 Additional Premises

<PAGE>

                                     LEASE
                               PRUDENTIAL CENTER
                             BOSTON, MASSACHUSETTS

     THIS LEASE made this 31st day of May, 1995, between THE PRUDENTIAL
INSURANCE COMPANY OF AMERICA, a New Jersey corporation, having its principal
office at Prudential Plaza, Newark, New Jersey (hereinafter called "LANDLORD"),
and Bronner, Slosberg Humphrey, Inc., a Massachusetts corporation with an office
on the 18th through 20th and 22nd and 23rd Floors, Prudential Tower, Boston,
Massachusetts, (hereinafter called "TENANT").

WITNESSETH:

     In consideration of the mutual covenants herein expressed, LANDLORD and
TENANT hereby covenant and agree as follows:

                                   ARTICLE I
                   DESCRIPTION OF PREMISES AND TERM OF LEASE

1.1  Demise
     ------

      LANDLORD hereby leases to TENANT and TENANT hereby leases from LANDLORD
      the Premises (hereinafter called "the Initial Premises") shaded on Exhibit
      A-1 through A-5 attached hereto and made part hereof consisting of all
      useable space on Floors 18, 19, 20, 22 and 23, Tower Building, consisting
      of approximately 128,031 rentable square feet (RSF) in that part of
      Prudential Center in Boston, Massachusetts which is shown on Exhibit AA
      attached hereto and made part hereof (whereupon the Initial Premises are
      shaded), excepting and reserving from the Initial Premises the roof and
      the exterior walls of the Building in which the Initial Premises are
      located, and subject to all rights hereinafter reserved to LANDLORD and to
      all rights reserved to LANDLORD by operation of law. Said Building (as the
      same may from time to time be constituted after changes therein, additions
      thereto and eliminations therefrom pursuant to rights of LANDLORD
      hereinafter reserved) is hereinafter called "the Building." The Initial
      Premises are a portion of those described in Certificate of Title 64667
      issued to LANDLORD from the Suffolk Registry District of the Land Court.
      For all purposes of this Lease, the term "Prudential Center" shall refer
      only to such part of Prudential Center as is shown on said Exhibit A-A.

1.2  EASEMENT FOR UTILITY LINES, ETC.
     --------------------------------

      LANDLORD reserves the right to place (or permit any other tenant so to
      place) in, over, below and upon the Initial Premises but not within
      TENANT'S useable areas (reasonable notice shall be given TENANT and the
      work shall be performed in such a

<PAGE>

      manner as to keep to a minimum interference with TENANT'S use of the
      Initial Premises and without affecting tenant's business) utility lines,
      conduits, pipes, tunneling and the like to serve the Initial Premises and
      other premises and to use, replace, maintain and repair (or permit any
      other tenant so to do) such utility lines, conduits, pipes, tunneling and
      the like in, over, below and upon the Initial Premises as may have been
      installed in the Building or Prudential Center.

1.3  AREAS OUTSIDE INITIAL PREMISES
     ------------------------------
      LANDLORD reserves and excepts all rights of ownership and use in all
      respects outside the Initial Premises, including without limitation, the
      Building and all other structures and improvements and plazas and common
      areas in Prudential Center, except that at all times during the term of
      this Lease, TENANT shall have a reasonable means of access from a public
      street to the Initial Premises. Without limitation of the foregoing
      reservation of rights by LANDLORD, it is understood that in its sole
      discretion LANDLORD shall have the right to change and rearrange the
      plazas and other common areas, to change, relocate and eliminate
      facilities therein, to erect new buildings thereon, to permit the use of
      or lease all or part thereof for exhibition and displays and to sell,
      lease or dedicate all or part thereof to public use; and further that
      LANDLORD shall have the right to make changes in, additions to and
      eliminations from the Building and other structures and improvements in
      Prudential Center, the Initial Premises excepted; provided however that
      TENANT, its employees, agents, clients, customers, and invitees shall at
      all times have reasonable access to the Building and Initial Premises.
      LANDLORD is not under any obligation to permit individuals without proper
      building identification to enter the Building after 6:00 p.m.

1.4  TERM
     ----

      TO HAVE AND HOLD the Initial Premises for the term of ten (10) years
      beginning on the Commencement Date as hereinafter defined, (the "Term"),
      subject to TENANT'S right to extend the Term as provided in Section 12.15.

      In the event that TENANT should hold over after the expiration or sooner
      termination of the Term, TENANT shall be a lessee at sufferance subject to
      all of the terms and provisions of this Lease in effect immediately prior
      to such holdover, except that TENANT shall pay on account of the Rent an
      amount equal to 2.0 times the Rent most recently in effect.

                                       2
<PAGE>

1.5  COMMENCEMENT DATE
     -----------------
      The Commencement Date shall be the earlier of the date TENANT occupies the
      Premises for the purpose of conducting its business or December 15, 1995,
      provided LANDLORD delivers the Initial Premises to TENANT no later than
      the date set forth on Schedule 1 attached. In the event any floor of the
      Initial Premises are not delivered to TENANT on or before the date
      specified in Schedule 1, there shall be an abatement of the portion of the
      rent attributable to such floor on the basis of one day's abatement for
      each day of delay in the delivery of such floor beyond the date set forth
      in Schedule 1. LANDLORD and TENANT agree to execute a document setting
      forth the Commencement Date after the Commencement Date has been
      determined.

                                   ARTICLE 2
                        FINISHING THE INITIAL PREMISES

2.   WORK
     ----

      LANDLORD shall deliver the Initial Premises in their "as is" shell
      condition as described in Exhibit B attached and made a part hereof on the
      dates provided in Schedule 1.

      In connection with the preparation of the Initial Premises (the Work) for
      TENANT'S use and occupancy, TENANT has selected (i) Elkus/Manfredi
      (Tenant's Architect) and (ii) Mead Consulting Inc., as TENANT'S
      Construction Manager. TENANT will select four (4) contractors, acceptable
      to LANDLORD to bid on the Work. TENANT shall select a contractor (Tenant's
      Contractor), subject to LANDLORD'S reasonable approval, whose labor will
      work in harmony with other labor working at Prudential Center. The Work
      will be performed in accordance with mutually acceptable plans and
      specifications (the Plans) drawn by Tenant's Architect. TENANT will cause
      Tenant's Architect to deliver copies of the Plans, including
      specifications for the Work, to LANDLORD for LANDLORD'S approval. LANDLORD
      shall review the Plans on a fast track basis providing for review,
      comments and approval by LANDLORD of portions of the Plans prior to
      completion of all the Plans. LANDLORD shall advise TENANT in writing
      within fourteen (14) days of the receipt of the Plans of LANDLORD'S
      approval of the Plans. LANDLORD shall specify in reasonable detail any
      portion of the Plans not approved so that TENANT may modify such portion
      to comply with LANDLORD'S suggestion. LANDLORD'S review and approval of
      the Plans shall not imply compliance with any codes, standards or
      otherwise. Tenant's Contractor shall perform the Work in a good and
      workmanlike manner in accordance with all applicable codes. The Work shall
      be Substantially Complete when (i) Tenant's Architect has issued a
      Certificate of Substantial Completion and (ii) permission has

                                       3
<PAGE>

     been obtained from the city of Boston Building Department to occupy the
     Initial Premises with only minor items of finish or adjustment (Punch List
     Items) remain to be finished. TENANT shall complete or cause to be
     completed all Punch List Items within thirty (30) days of Substantial
     Completion. Any delay in completion of the Work due to changes requested by
     TENANT or actions of Tenant's Architect or Tenant's Construction Manager or
     for any other reason not the fault of LANDLORD shall not result in a delay
     in the Rent Commencement Date whether the Work is substantially complete or
     not.

     Tenant's Architect, Tenant's Contractor and Tenant's Construction Manager
     shall comply with Prudential Center General Conditions of Contract attached
     as Exhibit G and shall provide Landlord's Contract Manager with evidence of
     insurance in accordance with requirements for insurance for contractors
     working at Prudential Center. TENANT shall deliver copies of all contracts
     with Tenant's Architect, Tenant's Contractors and Tenant's Construction
     Manager to LANDLORD.

     LANDLORD shall provide TENANT a tenant improvement allowance equal to
     $45.00 per RSF (Tenant Allowance), subject to adjustment as provided below.

     Tenant's Allowance will be utilized by LANDLORD to pay for (i) the
     reasonable fee and charges of Tenant's Architect; (ii) the costs and fee of
     Tenant's Contractor as set forth in the Construction Contract which shall
     be reasonably acceptable to LANDLORD; (iii) the reasonable fees of Tenant's
     Construction Manager; (iv) TENANT'S reasonable moving costs as evidenced in
     invoice form a licensed professional mover, the total of which is
     hereinafter referred to as Tenant's Total Costs. Items (i), (ii) and (iii)
     above of Tenant's Total Costs shall be capped as of the date the
     Construction Contract is executed.

     Prior to the commencement of the Work, TENANT shall obtain from Tenant's
     Contractor and provide to LANDLORD, a schedule of values as provided in
     Article 3 of Exhibit G. LANDLORD shall make progress payments for the Work
     to Tenant's Contractor as provided in Article 3 of Exhibit G attached.
     Payments shall be made to Tenant's Architect and Tenant's Construction
     Manager monthly based upon the percentage of completion of services
     rendered at the end of each month.

     In the event Tenant's Allowance is insufficient to pay Tenant's Total
     Costs, LANDLORD agrees to increase Tenant's Allowance to an amount equal
     to Tenant's Total Costs (but in no event shall Tenant's Allowance exceed
     $55.00 per RSF). If Tenant's Allowance is increased as provided above,
     TENANT shall reimburse LANDLORD by paying to LANDLORD throughout the
     initial term hereof Reimbursement Rent, payable as additional rent at the
     rate of $.16 per RSF per year for every one ($1.00) Dollar per RSF of
     Tenant's Total Costs in excess of Forty-Five

                                       4
<PAGE>

      ($45.00) Dollars per RSF with appropriate adjustment for partial dollar
      increases. [For example, if Tenant's Total Costs equal Forty Seven and
      50/100 ($47.50) Dollars per RSF, Tenant's Reimbursement Rent would be $2.5
      x .16 = $.40 (per RSF) times 128,031 (RSF of Initial Premises equals
      $51,212.40 per year payable monthly in the amount of $4,267.70.]

      Reimbursement Rent shall be payable monthly in advance throughout the
      initial fixed term of ten (10) years as provided in Section 3.1.

      In the event Tenant's Total Costs are less than $45.00 per RSF, LANDLORD
      agrees to reduce the Rent provided for in Section 3.1 by $.16 per RSF for
      each $1.00 per RSF Landlord Total Costs are less than $45.00 per RSF with
      appropriate adjustment for partial dollar decreases.

      LANDLORD shall allow TENANT early access to the Initial Premises for
      purpose of installing TENANT'S fixtures and wiring provided TENANT shall
      not interfere with the completion of the Work.

                                   ARTICLE 3
                                PAYMENT OF RENT
                                      AND
                 TENANT'S SHARE OF INCREASED OPERATING EXPENSES

3.1  RENT
     ----
      In the event TENANT occupies all or a part of the Initial Premises prior
      to December 1, 1995 (Early Occupancy Period), TENANT shall not be
      obligated to pay rent during the Early Occupancy Period. However, TENANT
      shall reimburse LANDLORD for operating costs and real estate taxes during
      the Early Occupancy Period at the rate of $1.00 per month for each RSF
      occupied. TENANT'S reimbursement shall be pro rated for any partial month.
      If TENANT occupies the Initial Premises for the purpose of conducting its
      business on or after December 1, 1995, the Rent Commencement Date shall be
      the day TENANT so occupies the Initial Premises but not later than
      December 15, 1995.

      LANDLORD reserves and TENANT covenants and agrees, commencing on the Rent
      Commencement Date, to pay to LANDLORD without notice or demand, and
      without setoff, defense, counterclaim, reduction or abatement, except as
      otherwise provided in this Lease, at the office of LANDLORD at Prudential
      Center or elsewhere as designated from time to time by written notice to
      TENANT and in the manner herein prescribed for payment thereof, rent for
      the Initial Premises as follows:

                                       5
<PAGE>

          (a) Fixed Rent
              ----------

          A fixed guaranteed annual rent, hereinafter called "Rent" payable in
          equal monthly installments in advance on the first day of each month
          throughout the term of this Lease, in the amounts on the Lease Cover
          Sheet attached hereto and made a part hereof, subject to adjustment as
          provided below.

          Rent for any partial months at the beginning and end of the Term shall
          be a pro rata portion (based on the number of days in the particular
          month) of the monthly installment of Rent for the respective Lease
          year.

          (b) Reimbursement Rent as Provided in Section 2
              -------------------------------------------

          LANDLORD and TENANT agree when the amount of any Reimbursement Rent or
          reduction in rent all as provided for in Section 2 is determined, the
          parties will enter into a Lease Amendment setting forth the amount of
          Reimbursement Rent or Rent Reduction as the case may be.

          TENANT also agrees to pay to LANDLORD, on demand, interest on all
          overdue installments of Rent (Fixed and Reimbursement) commencing five
          (5) days from the due date thereof until payment thereof in full at a
          rate equal to the lesser of (a) the maximum rate permitted by
          applicable law, or (b) ten (10%) percent.

    3.2   INCREASED OPERATING EXPENSES
          ----------------------------

          Commencing on January 1, 1996, TENANT also agrees to reimburse
          LANDLORD for TENANT'S share of Increased Operating Expense in excess
          of Base Operating Expenses in accordance with Exhibit F attached
          hereto and made a part hereof.

          TENANT also agrees to pay LANDLORD, on demand, interest on all overdue
          installments of TENANT'S share of increased operating expenses
          commencing five (5) days from the due date thereof until payment
          thereof in full at a rate equal to the lesser of (a) the maximum rate
          permitted by applicable law, or (b) ten (10%) percent.

   3.3    UTILITY CHARGES
          ---------------

          TENANT shall pay directly to Boston Edison the costs of electrical
          service consumed in those portions of the Initial Premises located
          above the 18th Floor for lighting and receptacles within the Initial
          Premises as measured by separate meters located on each floor of the
          Initial Premises.

                                       6
<PAGE>

     For the portion of the Initial Premises located on the 18th Floor, TENANT
     shall reimburse LANDLORD for the costs of electrical service consumed in
     the Premises determined by a check meter. TENANT reimbursement is estimated
     to be $1.00 per RSF in 1994 subject to adjustment to reflect LANDLORD'S
     cost per kilowatt of electricity and any change in TENANT'S wage.

     LANDLORD'S charges for condenser water used in HVAC units, if any, serving
     the Initial Premises exclusively as measured by a meter installed if
     necessary as part of the Work pursuant to Section 2.1, shall be billed to
     and paid for monthly by TENANT. LANDLORD'S charges for chilled water shall
     be commercially reasonable and shall not exceed the rates charged to other
     tenants of the Building.

3.4  REAL ESTATE TAXES
     -----------------

     Commencing on January 1, 1996, TENANT covenants and agrees to pay as
     Additional Rent each year of the term the amount equal on a per square foot
     basis of the increase in real estate taxes over the amount paid by LANDLORD
     in calendar 1995 as real estate taxes (Tax Base). TENANT shall make
     payments in its share of increased real estate taxes monthly with the
     payment of Rent and Additional Rent based upon LANDLORD'S good faith
     estimate of its share of increased Real Estate Taxes. TENANT'S monthly
     payment shall equal 1/12 TENANT'S estimated annual liability for increased
     taxes which LANDLORD shall adjust periodically to reflect tax bills
     received from the City of Boston. Each year at the time LANDLORD provides
     TENANT with a statement of operating costs as provided in Exhibit F,
     LANDLORD shall also provide TENANT with a statement of tax payments.
     LANDLORD shall refund to TENANT any overpayments at any time and TENANT
     shall promptly pay any underpayment. LANDLORD shall deliver to TENANT upon
     request copies due TENANT of relevant tax bills with allocation detail.

     The benefit of any tax abatement obtained by LANDLORD shall, after
     deduction of the reasonable and customary costs of obtaining such
     abatement, inure pro rata to TENANT.

     It is the intent of the LANDLORD and TENANT that with respect to real
     estate property taxes and any other taxes imposed in lieu thereof, and that
     TENANT shall pay TENANT'S share of real estate taxes in excess of the Tax
     Base and, in the event the scheme of taxation is altered in any way, TENANT
     shall pay, and hereby covenants and agrees to pay, its proportionate share
     of such charges.

                                       7
<PAGE>

                                   ARTICLE 4
                             COVENANTS OF LANDLORD

4.1  REPAIRS BY LANDLORD
     -------------------

     Subject to the provisions of Articles 6 and 7 and except for any loss,
     destruction or damage caused by omission, negligence or fault of TENANT,
     LANDLORD covenants and agrees at LANDLORD'S cost and expense: to cause to
     be kept the structural floor slabs, exterior walls, load-bearing interior
     walls, columns of the Initial Premises and building system including the
     heating, ventilating, plumbing and electrical, that service the Initial
     Premises and the rest of the Building including common areas (including all
     doors and interior glass, finish and coverings) in good order, repair and
     condition. Nothing in this section shall impose any obligation to repair
     interior portions of the Initial Premises including doors, interior glass,
     finish and coverings.

     DEFAULT BY LANDLORD
     -------------------

     LANDLORD shall in no event be in default in the performance of any
     obligations under this Section 4.1 unless and until LANDLORD shall have
     failed to perform such obligations within thirty (30) days (or such
     additional time as is reasonably required to correct any such default)
     after notice by TENANT to LANDLORD adequately specifying wherein LANDLORD
     has failed to perform any such obligation, and in no event shall LANDLORD
     be liable to TENANT for any indirect or consequential damages.

4.2  SERVICES BY LANDLORD
     --------------------

     LANDLORD further covenants and agrees:

     (i) LANDLORD shall subject to all governmental orders or decrees furnish
     space heating and cooling (air conditioning) as normal seasonal changes may
     require to provide reasonably comfortable space temperature (the parties
     hereto agree that the range of 68oF - 76oF is reasonably comfortable space
     temperature) and ventilation for occupants of the Initial Premises under
     normal business operation, daily from 8:00 A.M. to 6:00 P.M. (Saturday
     8:00 A.M. to 1:00 P.M.), Sundays and holidays excepted. The Building's HVAC
     System performance, characteristics and standards are set forth in Schedule
     II attached. Whenever machines or equipment (not normally utilized in
     general office use) are used in the Initial Premises which materially
     affect the temperature otherwise maintained, LANDLORD reserves the right,
     upon thirty (30) days written notice to TENANT to install supplementary air
     conditioning and heating units in the Initial Premises and the cost of such
     units and the installation thereof shall be paid by TENANT to LANDLORD upon
     demand. The cost of operating and

                                       8
<PAGE>

        maintaining the same shall be borne by TENANT. If approved by LANDLORD
        in writing, TENANT may install such supplementary systems under the
        control and direction of LANDLORD.

        (ii)  LANDLORD shall provide the cleaning services and incidental
        supplies set forth on Exhibit C attached hereto and made a part hereof.

        (iii) LANDLORD shall supply, for normal business office use, water for
        lavatory and toilet purposes in the Building toilet rooms.

        (iv)  LANDLORD shall furnish non-exclusive use of fully automatic
        (operator less) passenger elevators for ingress to and egress from the
        floor or floors upon which the Initial Premises are located. The service
        shall be supplied daily by passenger elevators serving such floors from
        8:00 A.M. to 6:00 P.M., Saturday, Sundays and holidays excepted.
        Automatic freight elevator service shall be available in common with
        other tenants from 8:00 A.M. to 5:00 P.M. daily, Saturdays, Sundays and
        holidays excepted. TENANT shall have limited non-exclusive elevator
        access to the Initial Premises (i.e. controlled by Building security
        services) 24 hours a day 365 days a year, subject to disruptions caused
        by acts of God or other causes beyond LANDLORD'S control. TENANT may
        arrange with LANDLORD'S Contract Manager for after hours (after 5:00
        p.m. and before 8:00 a.m.) freight elevator service provided TENANT
        reimburses LANDLORD for the reasonable costs of such service plus a
        reasonable administrative fee. LANDLORD reserves the right to program
        the elevator service in the Building to obtain in its sole discretion
        the most efficient and economically feasible method of bringing in and
        taking out all persons using the Building. TENANT agrees to cooperate in
        the programming of such service of those elevators serving the floor or
        floors on which the Initial Premises are located.

                                   ARTICLE 5
                         ADDITIONAL COVENANTS OF TENANT

          TENANT further covenants and agrees:

5.1  USE OF Initial Premises
     -----------------------

        To use and occupy the Initial Premises for general offices, including
        offices of an advertising agency which include incidental production
        facilities and for no other use whatsoever. TENANT shall not cause or
        permit any noise or sounds to emit from the Initial Premises, into the
        rest of the Building, or otherwise disturb other tenants in the
        Building.

                                       9
<PAGE>

       It is expressly agreed that TENANT shall not use the Initial Premises, or
       permit the same to be used, for any manufacturing or mechanical purposes
       or for the sale of food or alcoholic or non-alcoholic beverages for
       consumption on or off the Initial Premises or for cooking and preparation
       of food even though any of such uses might, but for this provision, be
       regarded as incidental to the business of TENANT. TENANT may, for its own
       use, have microwave ovens, coffee makers, and refrigerators for storage
       and preparation of light meals for officers, employees and guests. TENANT
       may, with LANDLORD'S approval not to be unreasonably withheld or delayed,
       at TENANT'S cost and expense subject to compliance with all applicable
       codes, install within the Initial Premises a full service kitchen for the
       serving of meals to officers, employees and business invitees and guests
       of TENANT in a non-cafeteria format.

5.2  TENANT'S COVENANTS
     ------------------

       In connection with TENANT'S use of the Initial Premises:

       (i) TENANT shall not conduct any auction, fire, bankruptcy, going out of
       business, liquidation or similar sales and TENANT shall not use any walk
       or passageways adjacent to Initial Premises for business purposes.

       (ii) TENANT shall comply with all laws, orders and regulations and with
       the directions of any public officer authorized by law with respect to
       the Initial Premises and the use and occupancy thereof and shall not
       suffer or permit any use of the Initial Premises which directly or
       indirectly is forbidden by law, ordinance or governmental or municipal
       regulation or order or which may be dangerous to life, limb or property.

       (iii) TENANT shall not erect, install or maintain any sign, lettering,
       placard or similar matter if all or any part of such sign, lettering,
       placard or similar matter is painted upon or posted or otherwise affixed
       to the exterior or interior of any window or door or the glass thereof or
       is otherwise located in such manner as to be visible from the outside of
       the Initial Premises, without in each case obtaining LANDLORD'S advance
       written consent not to be unreasonably withheld. Neither LANDLORD'S name
       nor the word "Prudential" alone or in any combination other than
       "Prudential Center" shall be used by the TENANT for any purpose
       whatsoever. TENANT shall not use the words "Prudential Center" other than
       as part of the business address of TENANT and then only in such manner as
       will not appear to be part of TENANT'S name. TENANT shall not use the
       words "Prudential Center" in any manner which is undignified, confusing,
       detrimental or misleading in LANDLORD'S opinion and shall give no greater
       prominence to the words "Prudential Center" than to any other part of the
       business address of TENANT and shall give less prominence to the words
       "Prudential Center" than to TENANT'S name. LANDLORD shall provide TENANT,
       at LANDLORD'S cost and expense, with appropriate listings in the Building
       Directory. TENANT, at its

                                      10
<PAGE>

sole cost and expense, may, with LANDLORD'S approval not to be unreasonably
withheld or delayed, install signage in the lobby of the floor the Initial
Premises are on consistent with the Building signage policy.

(iv) TENANT shall not do or permit to be done any act or thing which will
invalidate or be in conflict with fire or other insurance policies covering the
Building or its operation or the Initial Premises or part of either; or do or
permit to be done anything in or about the Initial Premises or bring or keep
anything therein which shall not comply with all rules, orders, regulations or
requirements of the Board of Fire Underwriters or any similar organization (and
TENANT shall at all times comply with all such rules, orders, regulations and
requirements); or which shall increase the rate of insurance on the Building,
its appurtenances or contents, unless TENANT shall reimburse LANDLORD to the
extent of such increase.

(v) TENANT shall not install or operate (except for incidental food
refrigerators, toasters, microwave ovens), any refrigerating, heating or air
conditioning apparatus without the written permission of LANDLORD which
permission shall not be unreasonably withheld or delayed.

(vi) TENANT shall not place any radio or television antenna on the roof or on
or in any part of the Building other than the inside of the Initial Premises; or
operate or permit to be operated any musical or sound-producing instrument or
device inside or outside the Initial Premises which may be heard outside the
Initial Premises; or operate any electrical device from which may emanate
electrical waves or any other emanations which interfere with or impair radio or
television or telephone broadcasting or reception from or in the Building or
elsewhere in Prudential Center.

(vii) TENANT shall not place anything or allow anything to be placed near the
glass of any door, partition or window which may be unsightly from outside the
Initial Premises; or obstruct any passageway, exit, stairway, elevator, shipping
platform or truck concourse. TENANT shall lend its full cooperation to keep such
areas free from all obstruction and in a clean and sightly condition and move
all supplies, furniture and equipment as soon as received directly to the
Initial Premises and move all such items and waste being taken from the Initial
Premises directly to the loading platform designated by LANDLORD at or about the
time arranged for removal therefrom. TENANT shall also keep the premises free of
vermin and shall not permit any odors to emanate from the Initial Premises.

(viii) TENANT shall not move any safe, vault or other heavy equipment in or out
of the Initial Premises except in such a manner and at such time as LANDLORD
shall in each instance authorize, not to be unreasonably withheld.

                                      11
<PAGE>

      (ix) TENANT shall not place a load upon the floor area of the Initial
      Premises exceeding seventy-five (75) pounds per square foot.

      (x) TENANT shall make no material installations, alterations or additions
      in or to the Initial Premises without LANDLORD'S prior written consent,
      not to be unreasonably withheld, and then only pursuant to plans and
      specifications approved by LANDLORD in advance in each instance. TENANT
      may, with prior written notice to LANDLORD, make non-structural cosmetic
      changes to Initial Premises which do not exceed $20,000.00 in cost.

      (xi) TENANT shall obey and comply with all rules and regulations
      promulgated by the LANDLORD pursuant to Section 10.1 hereof, so long as
      the same are applying in a non-discriminatory manner to all tenants in
      Building.

5.3  ASSIGNMENT, SUBLETTING
     ----------------------

      TENANT shall not assign, transfer, mortgage or pledge this Lease or
      sublease (which term shall be deemed to include the granting of
      concessions and licenses and the like) all or any part of the Initial
      Premises without first obtaining on each occasion the written consent of
      LANDLORD, which consent shall not be unreasonably withheld or delayed, or
      suffer or permit this Lease or the leasehold estate hereby created or any
      other rights arising under this Lease to be assigned, transferred or
      encumbered, in whole or in part, whether voluntarily, involuntarily or by
      operation of law, or permit the occupancy of the Initial Premises by
      anyone other than TENANT. Any attempted assignment, transfer, mortgage,
      pledge, sublease or other encumbrance made without such written consent
      shall be void. No assignment, transfer, mortgage, pledge, sublease or
      other encumbrance shall affect the continuing primary liability of TENANT
      and no consent to any of the foregoing in a specific instance shall
      operate as a waiver in any subsequent instance. TENANT may, with written
      notice to LANDLORD, assign this Lease or sublet all or a portion of the
      Initial Premises to an entity which (i) controls TENANT, (ii) is
      controlled by TENANT, (iii) is controlled by the same entity as TENANT,
      (iv) is the successor to TENANT by merger or consolidation.

5.4  EXCESS PAYMENTS
     ---------------

      In the event that the aggregate of all payments received by, or paid to
      discharge an obligation of, TENANT as a result of any assignment,
      subletting or permission to use or occupy the Initial Premises, whether or
      not LANDLORD shall have consented hereto (it being agreed by TENANT that
      nothing herein contained shall in any way affect the covenant contained
      herein prohibiting an assignment of subletting of the Initial Premises
      without LANDLORD'S prior consent), shall exceed the aggregate of all
      payments less all reasonable and customary transaction costs payable by
      TENANT

                                      12
<PAGE>

     hereunder, then TENANT agrees to pay to LANDLORD 50% of the amount of any
     such excess after the deduction of all reasonable and ordinary transaction
     costs.

5.5    REPAIRS BY TENANT
       -----------------

       TENANT shall, subject to the provisions by Section 4.1 and Articles 6 and
       7, and subject to reasonable wear and tear and any loss or damage from a
       casualty, at TENANT'S own cost and expense: keep neat and clean and in
       good order, repair and condition the Initial Premises, including without
       limitation, all interior glass, windows, walls and doors and the interior
       of the Initial Premises and all air conditioning, heating, plumbing,
       electrical, ventilating, lighting and other mechanical equipment within
       and serving the Initial Premises (other than building standard air
       conditioning, heating, plumbing and electrical which LANDLORD shall
       maintain and repair) and all the installations made by TENANT pursuant to
       Article 2 or otherwise, and will make all alterations, improvements,
       replacements, repairs or renovations to the Initial Premises required by
       any laws, rules, regulations or requirements of all public authorities or
       the fire insurance rating association having jurisdiction required as a
       result of TENANT'S unique use of the Initial Premises, make all repairs
       and replacements and do all other work necessary for the foregoing
       purposes and also make at LANDLORD'S request all repairs to and
       replacements of the items referred to in Section 4.1 and LANDLORD'S
       property outside the Initial Premises which are necessitated solely by
       any negligence, fault or omission of TENANT, all of the foregoing repairs
       and replacements to be at least equal in condition to the original
       condition of the item repaired or replaced. TENANT shall use reasonable
       diligence to conserve steam and hot and cold water supplied by LANDLORD.

5.6    PERMITS AND WORKMANSHIP
       -----------------------

       TENANT shall pay when due the entire cost of any work in the Initial
       Premises undertaken by TENANT so that the Initial Premises shall at all
       times be free of liens for labor and materials; procure all necessary
       permits before undertaking such work; do all of such work in a good and
       workmanlike manner, employing materials of good quality and complying
       with all governmental requirements; and defend, save harmless and
       indemnify LANDLORD from all claims, injury, loss or damage to any person
       or property occasioned by or growing out of such work. TENANT further
       agrees to employ for such work one or more responsible contractors whose
       labor will work in harmony with any other labor then working in
       Prudential Center and to cause such contractors employed by TENANT to
       carry Workmen's Compensation Insurance in accordance with statutory
       requirements and Comprehensive Public Liability Insurance covering such
       contractors on or about the Initial Premises in such reasonable amounts
       as LANDLORD shall require and to submit certificates evidencing such
       coverage to LANDLORD prior to the commencement of such work.

                                      13
<PAGE>

5.7  LIENS
     -----
       In the event any mechanic's lien shall at any time be filed against the
       Initial Premises by reason of work, labor, service or materials performed
       or furnished to TENANT or to anyone holding the Initial Premises through
       or under TENANT, TENANT shall forthwith cause the same to be discharged
       of record by bonding over or otherwise. If TENANT shall fail to cause
       such lien forthwith to be discharged after being notified of the filing
       thereof, then, in addition to any other right or remedy of LANDLORD,
       LANDLORD may, but shall not be obligated to, discharge the same by paying
       the amount claimed to be due, and the amount so paid by LANDLORD and all
       costs and expenses, including reasonable attorneys' fees, incurred by
       LANDLORD in procuring the discharge of such lien, shall be due and
       payable by TENANT to LANDLORD on the first day of the next following
       month, with interest thereon at a rate equal to the lesser of (a) the
       maximum rate permitted by applicable law, or (b) eighteen (18%) percent.

5.8 CONTROL OF INITIAL PREMISES
    ---------------------------

       On the day Tenant's Contractor commences the Work described in Article 2,
       TENANT shall assume exclusive control of the Initial Premises and all
       tort liabilities incident to the control or ownership thereof, and
       defend, save harmless and indemnify LANDLORD from all claims, damage or
       costs, including attorneys' fees, arising on account of any injury or
       damage to any person or property including, without limitation, the
       personal property of TENANT and TENANT'S servants, employees, agents,
       guests, visitors and licensees, on the Initial Premises, or otherwise
       resulting from the use or maintenance or occupancy by TENANT or anyone
       claiming under it of the Initial Premises. Notwithstanding the foregoing,
       it is understood that TENANT will assume control of the Initial Premises
       on a floor by floor basis as provided in Schedule 1 and, TENANT shall not
       have any liability for a floor until TENANT or TENANT'S Contractor
       assumes control of such floor.

       TENANT further agrees that LANDLORD shall not be responsible or liable to
       TENANT, or to those claiming by, through or under TENANT for any loss or
       damage that may be occasioned by or through the acts, omissions,
       negligence, fault or misconduct of any person other than LANDLORD its
       agents and employees including, without limitation, persons occupying
       premises which adjoin or are adjacent to or connect with the Initial
       Premises or any part of the Building.

       All of the furnishings, fixtures, equipment, effects and property of
       every kind, nature and description of TENANT and of all persons claiming
       by, through or under TENANT which, during the continuance of this Lease
       or any occupancy of the Initial Premises by TENANT or anyone claiming
       under TENANT, may be on the Initial

                                      14
<PAGE>

      Premises or elsewhere in Prudential Center, shall be at the sole risk and
      hazard of TENANT, and if the whole or any part thereof shall be destroyed
      or damaged by fire, water or otherwise, or by the leakage or bursting of
      water pipes, steam pipes, or other pipes, by theft or from any other
      cause, no part of said loss or damage is to be charged to or to be borne
      by LANDLORD.

      Notwithstanding the foregoing provisions, LANDLORD shall in no event be
      indemnified or held harmless or exonerated from any liability to TENANT or
      to any other person, for injury, loss, damage, or liability arising from
      any omission, fault, negligence or other misconduct of LANDLORD within the
      meaning of the provisions of Massachusetts General Laws, Chapter 186,
      Section 15, as the same are in force at the time of delivery of this
      Lease.

5.9       (Intentionally left blank)

5.10      (Intentionally left blank)

5.11  TENANT'S STATEMENT
      ------------------

      Tenant agrees from time to time, not more than twice per calendar year,
      upon not less than fifteen (15) days prior written request by LANDLORD, to
      execute, acknowledge and deliver to LANDLORD a statement in writing
      certifying that this lease is unmodified and in full force and effect (or,
      if there have been any modifications that the same is in full force and
      effect as modified and stating the modification), the dates to which the
      Operating Expenses, Rent, and any other rent and charges have been paid,
      the TENANT has accepted possession of the Initial Premises, no Rent or
      other charges have been paid more than thirty (30) days in advance, the
      TENANT (subject to TENANT'S then current knowledge) has no defenses,
      offsets or counterclaims against its obligations hereunder and whether or
      not the LANDLORD is in default in the performance of any of its
      obligations hereunder. Any such statement delivered pursuant to this
      Section 5.11 may be relied upon by any prospective purchaser or mortgagee
      of the Initial Premises or any prospective assignee of any mortgage of the
      Initial Premises.

5.12 SURRENDER OF INITIAL PREMISES-REMOVAL OF TRADE FIXTURES
     -------------------------------------------------------

      At the expiration or earlier termination of this Lease, TENANT shall
      remove all interior stairways (except for the interior stairway between
      the 18th and 19th Floors)

                                      15
<PAGE>

       and other installations in the Initial Premises made after the
       Commencement Date (Special Improvements) as LANDLORD shall have indicated
       at the time LANDLORD approves the plans for such Special Improvements.
       TENANT shall also remove all moveable fixtures, moveable partitions,
       personal property and all its signs wherever located and shall surrender
       all keys to the Initial Premises, Additional Premises and any other space
       then being leased hereunder, and yield up the same in as good, clean and
       safe repair, order and condition, reasonable wear and tear excepted.
       LANDLORD and TENANT, at or prior to the Commencement Date for each
       respective floor being leased, shall agree on a written list of items in
       the Initial Premises subject to this provision. Any property not so
       removed shall be deemed abandoned and may be removed and disposed of by
       LANDLORD in such manner as LANDLORD shall determine and TENANT shall pay
       LANDLORD the entire cost and expense incurred by it in effecting such
       removal and disposition and in making any incidental repairs and
       replacements to the Initial Premises and Building. TENANT shall further
       indemnify LANDLORD against all loss, costs, and damage, including
       attorneys' fees, resulting from TENANT'S failure and delay in
       surrendering the Initial Premises as above provided.

5.13   PERSONAL PROPERTY TAX
       ---------------------

       TENANT shall pay promptly when due all taxes which may be imposed upon
       personal property (including, without limitation, fixtures and equipment)
       in the Initial Premises to whomever assessed, and shall pay all license
       and similar fees and taxes which may be imposed on the business of TENANT
       conducted upon the Initial Premises so that such taxes shall not become a
       charge upon LANDLORD'S property.

5.14   LANDLORD'S RIGHT TO PERFORM TENANT'S OBLIGATIONS
       ------------------------------------------------

       If TENANT shall at any time default in the performance of any obligation
       under this Lease, LANDLORD shall have the right (after written notice to
       TENANT of its intention to do so), but shall not be obligated, to perform
       such obligation notwithstanding the fact that no specific provision for
       such substituted performance by LANDLORD is made in this Lease with
       respect to such default. In performing such obligation, LANDLORD may make
       any payment of money or perform any other act. LANDLORD agrees to
       withhold making such payment as long as TENANT is in good faith
       protesting the payment of such obligation and TENANT further agrees to
       indemnify and hold LANDLORD harmless from any losses to LANDLORD
       resulting from such withholding of payment. All sums so paid by LANDLORD
       and all necessary incidental costs and expenses in connection with the
       performance of any such act by LANDLORD, shall be payable to LANDLORD
       immediately on demand, and, if not paid within five (5) days after
       demand, shall accrue interest at a rate equal to the lesser of (a) the
       maximum rate permitted by applicable law, or (b) twelve (12%)

                                      16
<PAGE>

       percent. LANDLORD may exercise the foregoing rights without waiving any
       other of its rights or releasing TENANT from any of its obligations under
       this Lease.

                                   ARTICLE 6
                   DAMAGE OR DESTRUCTION BY FIRE OR CASUALTY

6.1    TOTAL OR PARTIAL DESTRUCTION BY FIRE OR OTHERWISE
       -------------------------------------------------

       If the Building is damaged and made substantially untenantable by fire or
       casualty, whether or not the Initial Premises are damaged, LANDLORD may
       by written notice to TENANT given within sixty (60) days after such
       occurrence terminate this Lease, provided LANDLORD terminates the leases
       of all other tenants similarly situated. Such termination shall be
       effective as of the date of such damage if the Initial Premises have been
       made untenantable by said casualty, otherwise as of a date sixty (60)
       days following the giving of such notice of termination, subject to the
       option hereby given TENANT to advance said effective date of termination,
       such option to be exercised by written notice specifying such earlier
       effective date of termination.

       Unless this Lease is terminated under the foregoing provisions of this
       Section 6.1, if the Initial Premises are made partially or wholly
       untenantable by fire or casualty, LANDLORD shall use reasonable dispatch
       to restore that part thereof originally constructed by LANDLORD or any
       prior owner thereof (including any work described in Article 2) to
       substantially the condition of such part at the time of such damage,
       subject, however, to zoning laws and building codes then in force, and
       only to the extent of insurance proceeds recovered by LANDLORD. LANDLORD
       shall not be responsible for any delay in the performance of the
       foregoing obligation which may result from governmental regulations,
       inability to obtain labor or materials or any other cause beyond
       LANDLORD'S reasonable control. There shall be a reasonable abatement of
       Rent and Operating Expenses, parking charges and all other amounts
       payable under this Lease from the later of the time of any such damage to
       the Initial Premises or the date the conduct of TENANT'S business at the
       Initial Premises is substantially impaired as a result of damage to the
       Building (provided, in the later instance, TENANT has vacated or
       partially vacated the Initial Premises) until completion of restoration
       as aforesaid by LANDLORD. Notwithstanding anything to the contrary, in
       this Article 6, if, within 150 days of the fire or casualty, (i) LANDLORD
       shall not have completed the restoration or (ii) LANDLORD shall not have
       sufficiently repaired the damage to the Building and the conduct of
       TENANT'S business continues to be substantially impaired or the Initial
       Premises are not reasonably accessible, TENANT shall have the right, by
       notice to LANDLORD to terminate this lease effective as of the date of
       the notice.

                                      17
<PAGE>

6.2    DAMAGE WITHIN LAST TWO YEARS
       ----------------------------

       Notwithstanding the foregoing provisions of Section 6.1, if any
       substantial damage to or destruction of the Initial Premises (i.e. 50% or
       more of the Initial Premises) shall occur within the last two (2) years
       of the term, and shall be of such a character that the Initial Premises
       cannot reasonably be expected to be repaired and restored within one
       hundred twenty (120) days from such damage or destruction, then either
       party may elect to terminate this Lease by written notice given to the
       other party within thirty (30) days after such damage or destruction and
       in such event this Lease shall terminate as of the date of such damage or
       destruction.

6.3    APPORTIONMENT
       -------------

       In the event of any termination under the provisions of this Article 6,
       Rent and other payments shall be apportioned as of the termination date.

                                   ARTICLE 7
                                EMINENT DOMAIN

7.1    ENTIRE OR PARTIAL TAKING
       ------------------------

       If the entire Initial Premises, or such portion thereof as would
       substantially impair the conduct of TENANT'S business, shall be taken by
       right of eminent domain, either party may terminate this Lease by written
       notice given to the other party within thirty (30) days after TENANT has
       been deprived of possession, such termination to be effective as of the
       date on which TENANT has been deprived of possession. If the Building or
       any substantial part thereof, whether or not including the Initial
       Premises, is taken by right of eminent domain, LANDLORD may terminate
       this Lease by written notice given to TENANT within thirty (30) days
       after such taking, such termination to be effective as of the date on
       which TENANT has been deprived of possession if TENANT has so been
       deprived, otherwise as of the date specified in such notice which shall
       be not less than (15) nor more than thirty (30) days after the giving of
       such notice. Should any part of the Initial Premises be taken and this
       Lease is not terminated in accordance with the foregoing provisions,
       LANDLORD covenants and agrees promptly to restore that part of the
       Initial Premises originally constructed by LANDLORD to an architectural
       unit as nearly like the condition of such part prior to such taking as
       shall be practicable, but only to the extent of the condemnation proceeds
       received by LANDLORD.

                                      18
<PAGE>

7.2    CONDEMNATION AWARD
       ------------------

       LANDLORD shall have, and hereby reserves and excepts, and TENANT hereby
       grants and assigns to LANDLORD, exclusive rights to recover and retain
       the award for any taking of or damage done to the Initial Premises or any
       part thereof (including, without limitation, all such installations made
       by TENANT under Article 2 or otherwise except for TENANT'S trade
       fixtures) or the leasehold estate hereby created or to any other premises
       of LANDLORD over, under and in the vicinity of the Initial Premises.
       TENANT shall have and LANDLORD hereby grants and assigns to TENANT
       exclusive rights to recover and retain any amounts which may be
       specifically awarded to it for any taking or damage by public authority
       to any of TENANT'S trade fixtures and/or relocation expenses.

7.3    RENT ABATEMENT
       --------------

       In the event of any such taking of the Initial Premises, the Rent or a
       fair and just proportion thereof according to the nature, duration and
       extent of the damage sustained, shall be suspended or abated until the
       Initial Premises or what may remain thereof shall be restored by LANDLORD
       pursuant to Article 7.1.

7.4    APPORTIONMENT
       -------------

       In the event of any termination under the provision of the Article 7,
       rent and other payments shall be apportioned as of the termination date.

7.5    EMINENT DOMAIN DEFINED
       ----------------------

       The term "eminent domain" shall include the exercise of any similar
       governmental power and any purchase or other acquisition by governmental
       authority in lieu of condemnation.

                                   ARTICLE 8
                                    DEFAULT

8.1    DEFAULT BY TENANT
       -----------------

       If at any time after the date hereof (whether the term of this Lease is
       then in force or has not yet begun) any of the following shall occur:

               a.   TENANT shall be in default in the performance of any of its
          material obligations set forth in Article 3 continuing for five (5)
          days after

                                      19
<PAGE>

          notice from LANDLORD (provided, however, that there shall be no grace
          period if TENANT has received two (2) notices of default under Article
          3 in any twelve (12) month period); or TENANT shall be in default in
          the performance of any other obligation, or agreement by TENANT set
          forth herein continuing for ten (10) days after notice from LANDLORD
          (or if any such default is non-monetary and cannot reasonably be cured
          within such time period, such period shall be extended for so long as
          it takes to cure such default as long as TENANT has commenced curing
          within such time period and thereafter diligently prosecutes the
          curing of the defect); or

               b.   any assignment, trust or other arrangement for the benefit
          of creditors is made by TENANT; or

               c.   the leasehold interest hereunder is taken on execution or is
          subjected to any lien and such levy or lien is not removed or
          reasonable security for its removal is not provided, in either case
          within ten (10) days after such levy or lien becomes effective; or

               d.   a petition is filed by TENANT or those claiming through or
          under TENANT, for adjudication as a bankrupt or for reorganization or
          an arrangement or for any other relief under the Bankruptcy Reform Act
          or other federal or state insolvency laws, or, any involuntary
          petition under any of the provisions of said Act or laws is filed
          against TENANT or those claiming through or under TENANT and said
          involuntary petition is not dismissed within ninety (90) days of
          filing; or

               e.   within a period of thirty (30) days after written notice
          from LANDLORD to TENANT, specifying any other default or defaults in
          the performance of any other obligation of TENANT, TENANT has not
          corrected or commenced to correct, to LANDLORD'S reasonable
          satisfaction, the default or defaults so specified;

       then, in any such case, LANDLORD may lawfully, immediately or at any time
       thereafter, and without notice or demand subject to applicable law,
       either enter into and upon the Initial Premises or any part thereof and
       expel TENANT and those claiming through or under TENANT and remove their
       goods, effects and fixtures and store them at TENANT'S expense without
       liability for prosecution or damage thereof or mail a notice of
       termination to TENANT, and upon such entry or mailing, this Lease and
       TENANT'S possessions and all rights relating to the Initial Premises
       shall terminate, cease and be at an end, including all of TENANT'S
       statutory rights of redemption, said rights being hereby waived by
       TENANT.

                                      20
<PAGE>

       The failure of LANDLORD at any time to exercise any of its options to
       forfeit and terminate this Lease in case of a default shall not waive the
       right of forfeiture or termination of this Lease as herein provided. Any
       right accruing to LANDLORD hereunder to forfeit or terminate this Lease
       shall not be waived or defeated except by the written waiver of LANDLORD,
       and acceptance of rent shall not, in any event, be construed as a waiver.

8.2    LANDLORD'S REMEDIES
       -------------------

       In the event that this Lease is terminated under any of the provisions
       contained in Section 8.1 or shall be otherwise terminated for breach of
       any obligation of TENANT, TENANT covenants to pay forthwith to LANDLORD,
       as compensation, the excess of the total rent reserved for the residue of
       the term over the rental value of the Initial Premises for said residue
       of the term. In calculating the rent reserved there shall be included in
       addition to the Rent and Operating Expenses, the value of all other
       considerations agreed to be paid or performed by TENANT for said residue.

       TENANT further covenants as an additional and cumulative obligation after
       any such ending to pay punctually to LANDLORD all the sums and perform
       all the obligations which TENANT covenants in this Lease to pay and
       perform in the same manner and to the same extent and at the same time as
       if this Lease had not been terminated. In calculating the amounts to be
       paid by TENANT under the next foregoing covenant TENANT shall be credited
       with any amount paid to LANDLORD as compensation as in this Section 8.2
       provided and also with the net proceeds of any rent obtained by LANDLORD
       by reletting the Initial Premises, after deducting all LANDLORD'S
       expenses in connection with such reletting, including, without
       limitation, all repossession costs, brokerage commissions, fees for legal
       services and expenses of preparing the Initial Premises for such
       reletting.

       In lieu of any other damages or indemnity and in lieu of full recovery by
       LANDLORD of all sums payable under the provisions of the next preceding
       paragraph, LANDLORD at any time after such termination and before such
       full recovery by LANDLORD under the provisions of the next preceding
       paragraph may, by written notice to TENANT, elect to recover as
       liquidated damages an amount equal to the aggregate of the annual Rent
       and Operating Expenses accrued under Article 3 in the twelve (12) months
       ended next prior to such termination plus the amount of any Rent of any
       kind accrued and unpaid at the time of termination and less the amount of
       any recovery by LANDLORD under the provisions of the next preceding
       paragraph up to the time of payment of such liquidated damages.

                                      21
<PAGE>

                                   ARTICLE 9
                                QUIET ENJOYMENT

       QUIET ENJOYMENT
       ---------------

       LANDLORD covenants that it has full authority to make this Lease for the
       full term thereof and that TENANT, paying the Rent reserved and
       performing and observing the agreements and conditions herein on its part
       to be performed and observed, shall and may during the term hereof
       peaceably and quietly have, hold and enjoy the Initial Premises, subject,
       however, to all provisions of this Lease.

                                  ARTICLE 10
                       LANDLORD'S RESERVATION OF RIGHTS

10.1   RIGHTS RESERVED TO LANDLORD
       ---------------------------

       Without limitation of any of the rights LANDLORD would otherwise have and
       without effecting an eviction or disturbance of TENANT'S use or
       possession of the Initial Premises or giving rise to any claim or set-off
       or abatement of rent or assuming any obligation by the reservation or
       exercise of any such rights, LANDLORD may exercise any and all of the
       following rights:

               (i)   To designate the time, manner and sources of furnishing
          refuse and garbage collections and further to designate the times and
          the routes of incoming and outgoing freight and the removal routes of
          all garbage and refuse.

               (ii)  To have passkeys to the Initial Premises to be used only in
          the event of an emergency and TENANT cannot be located, or pursuant to
          Section 10.2 hereof.

               (iii) At any time or times to decorate and to make, at its own
          expense, repairs, alterations, additions and improvements, structural
          or otherwise, in or to the Building or part thereof, and during such
          operations with reasonable advance written notice to and advance
          coordination with TENANT to take into and through the Initial Premises
          or any part of the Building all materials required, and to close or
          temporarily suspend operation of entrances, doors, corridors,
          elevators and other facilities. LANDLORD agrees that it will carry out
          work under this subparagraph so as to keep to a minimum interference
          with TENANT'S use of the Initial Premises.

                                      22
<PAGE>

               (iv)   To modify, alter or relocate facilities utilized in common
          with other tenants in the Building or Prudential Center.

               (v)    To adopt and from time to time amend rules and regulations
          for the protection and welfare of Prudential Center and for the
          maintenance of high standards of conduct, safety, care and cleanliness
          therein, with which TENANT agrees to comply provided they apply to the
          other office tenants of the Prudential Center. LANDLORD shall not be
          responsible to TENANT for noncompliance with said rules and
          regulations by any other occupant of Prudential Center.

               (vi)   To install and maintain signs on the exterior of the
          Building which do not obstruct the windows in the Initial Premises and
          to install and maintain signs in the interior of the Building outside
          the Initial Premises.

               (vii)  To approve all sources from which TENANT is to obtain sign
          painting and lettering, ice and mineral or drinking water and vending
          machines.

               (viii) To require all persons entering or leaving the Building's
          or the banks of elevators servicing the Building between the hours of
          6:00 P.M. and 7:00 A.M. on weekdays, and at all hours on Saturday,
          Sunday and holidays to identify themselves by signature registration
          and supporting evidence with the designated representative of LANDLORD
          if any.

10.2   ACCESS TO INITIAL PREMISES BY LANDLORD
       --------------------------------------

       Without limitation of any other rights which are reserved by or granted
       to LANDLORD in this Lease or which LANDLORD would otherwise enjoy,
       LANDLORD and persons authorized by it may on reasonable notice or except
       in an emergency and at time(s) convenient to TENANT'S business operations
       enter into the Initial Premises for the purposes of (a) inspecting the
       same, (b) making timely repairs which LANDLORD is obligated to make under
       the provisions of this Lease, (c) making repairs to the Initial Premises
       which TENANT is obligated to make and has failed to make within ten (10)
       days after written demand subject to Section 5.14 by LANDLORD and
       performing any other duty which TENANT is obliged to perform by the
       provisions of this Lease and has failed to perform after like demand (the
       reasonable cost and expense of which repairs and performance TENANT
       covenants and agrees to pay upon demand of LANDLORD along with interest
       thereon from the date of expenditure until payment is made in full at a
       rate equal to the lesser of (a) the maximum rate permitted by applicable
       law, or (b) twelve (12%) percent), and (d) performing any acts related to
       the safety, protection and preservation of the Initial Premises and the
       Building, subject to the convenience of TENANT except in

                                      23
<PAGE>

       emergencies. LANDLORD may, during the progress of any work on or in the
       Initial Premises, keep and store in the Initial Premises all necessary
       materials, tools and equipment and, except in the event of LANDLORD'S
       negligence or wilful misconduct, LANDLORD shall not be liable for
       inconvenience, annoyance, disturbance, loss of business or other damage
       to TENANT by reason of the exercise of any of the aforesaid rights or on
       account of bringing materials, supplies and equipment into or through the
       Initial Premises during the course thereof and the obligations of TENANT
       under this Lease shall not thereby be affected in any manner. The
       foregoing right of entry does not impose, nor does LANDLORD assume
       (except as provided in Section 4.1) any responsibility or liability for
       the repair, maintenance or supervision of the Initial Premises or of any
       of the fixtures or appurtenances therein contained or therewith connected
       or of any of TENANT'S property.

10.3   LANDLORD'S SAFETY MEASURES
       --------------------------

       TENANT agrees without any diminution or abatement of Rent to observe and
       be bound by such safety measures as may directly or indirectly affect the
       Initial Premises which LANDLORD may take, in connection with the
       prosecution by LANDLORD of any construction work in or adjacent to
       Prudential Center, for the safety of the general public, the preservation
       and protection of Prudential Center and any and all persons having access
       thereto. It is agreed, however, that pedestrian ingress and egress shall
       be available at all times during such construction.

10.4   HAZARDOUS SUBSTANCES
       --------------------

       TENANT shall not cause or permit any Hazardous Substances to be used,
       stored, generated or disposed of on or in the Initial Premises by TENANT,
       TENANT'S agents, employees or contractors, without first obtaining in
       each instance, LANDLORD'S written consent. TENANT may, without LANDLORD'S
       consent, but with written notice to LANDLORD as to amount and location,
       store and use (for all but minimal quantities of one gallon or less)
       Hazardous Substances normally used in TENANT'S business operations
       conducted on the Initial Premises, as long as (a) such operations are
       within the scope of the uses permitted under this Lease and (b) in doing
       so, TENANT complies with all provisions of this Section 10.4. Any such
       use, storage, generation or disposal of Hazardous Substances shall comply
       with all applicable federal, state and local laws and regulations. If
       TENANT or TENANT'S agents, employees or contractors use, store, generate
       or dispose of Hazardous Substances on or in the Initial Premises, or if
       the Initial Premises become contaminated in any manner for which TENANT
       is legally liable, TENANT shall indemnify and hold harmless the LANDLORD
       from any and all claims, damages, fines, judgment, penalties, costs,
       liabilities or losses arising during or after the term and arising as a
       result of such contamination by TENANT. This indemnification includes,
       without limitation, any

                                      24
<PAGE>

       and all costs incurred due to any investigation of the site or any
       cleanup, removal or restoration mandated by a federal, state or local
       agency or political subdivision. Without limitation of the foregoing, if
       TENANT causes or permits the presence of any Hazardous Substance on the
       Initial Premises and such results in contamination, TENANT shall
       promptly, at its sole expense, take any and all necessary actions to
       return the Initial Premises to the condition existing prior to the
       presence of any such Hazardous Substance on the Initial Premises. Except
       in the case of an emergency, TENANT shall first obtain LANDLORD'S
       approval for any such remedial action, which approval shall not be
       unreasonably withheld or delayed and which, in any event, shall be
       granted if the regulatory authorities with jurisdiction have approved the
       proposed remedial action. TENANT shall not have any responsibility or
       liability (a) for any Hazardous Substance brought upon, generated or
       disposed of on or from the Initial Premises or Building by any party
       other than TENANT or TENANT'S agents, employees or contractors, or (b)
       for any Hazardous Substance on the Initial Premises or Building on or
       prior to the Commencement Date of the term of this Lease.

       As used herein, "Hazardous Substance" means any substance which is toxic,
       ignitable, reactive, or corrosive and which is regulated by a local
       government, the Commonwealth of Massachusetts, or the United States
       government. "Hazardous Substances" includes any and all material or
       substances which are defined as "hazardous waste", "extremely hazardous
       waste" or a "hazardous substance" pursuant to state, federal or local
       governmental law. "Hazardous Substance" includes but is not restricted to
       asbestos, polchlorobiphenyls ("PCB's") and petroleum.

       LANDLORD has replaced the asbestos containing fireproofing originally
       installed in the Initial Premises with non-asbestos containing
       fireproofing. LANDLORD agrees to provide TENANT advance written notice of
       any scheduled asbestos abatement work on floors adjacent to the Initial
       Premises.

       To the best of LANDLORD'S knowledge and belief, LANDLORD represents and
       warrants to TENANT that (i) no investigative order, settlement,
       agreement, enforcement order or litigation with respect to Hazardous or
       Toxic Materials or Substances is proposed, threatened, anticipated or in
       existence with respect to the Initial Premises or the Building; and (ii)
       no notice, demand, claim, citation, complaint, request for information or
       similar communication has been received by LANDLORD with respect to
       Hazardous or Toxic Materials or Substances in, on, under or at the
       Building, the Initial Premises or Prudential Center.

       LANDLORD agrees, subject to the provisions of this Lease, to be
       responsible for the cost of removal and remediation of Hazardous
       Substances or Toxic Materials or Substances or conditions resulting from
       the presence or release of the same at the Building, the Initial Premises
       or Prudential Center to the extent not the responsibility of

                                      25
<PAGE>

       TENANT or any other person, but only to the extent LANDLORD is so
       required and liable under Applicable Environmental Laws.

10.5   INTERRUPTION OF SERVICE
       -----------------------

       LANDLORD shall not be required to supply any service to the Initial
       Premises except as expressly stipulated in this Lease and, except in the
       case of LANDLORD'S negligence or wilful misconduct, LANDLORD shall not
       be liable under any circumstances for interruption of any service due to
       accident, to making repairs, alterations or additions, to labor
       difficulties, to trouble in obtaining fuel, electricity, service or
       supplies or to any cause beyond LANDLORD'S reasonable control, except to
       the extent such interruption is the result of LANDLORD'S negligence. Any
       interruption of services resulting from LANDLORD'S negligence shall
       entitle TENANT to an equitable abatement of rent commencing on the third
       business day of such interruption for the remainder of such interruption.

                                  ARTICLE 11
                                   INSURANCE

11.1   INSURANCE
       ---------

       TENANT hereby agrees to indemnify, defend and hold harmless LANDLORD, its
       subsidiaries, directors, officers, agents and employees from and against
       any and all damage, loss, liability or expense including but not limited
       to reasonable attorneys' fees and legal costs suffered by same directly
       or by reason of any claim, suit or judgment brought by or in favor of any
       person or persons for damage, loss or expense due to, but not limited to,
       bodily injury, including death resulting anytime therefrom, and property
       damage sustained by such person or persons which arises out of, is
       occasioned by or in any way attributable to the use or occupancy of the
       Initial Premises and adjacent areas by the TENANT or otherwise, the acts
       or omissions of the TENANT, its agents, employees or any contractors
       brought onto the Initial Premises by the TENANT, or the failure by TENANT
       to perform, fulfill or observe any obligation or liability of TENANT set
       forth herein, except that caused by the negligence, acts of omission or
       fault of LANDLORD or its employees, agents, customers and invitees. Such
       loss or damage shall include, but not be limited to, any injury or damage
       to LANDLORD'S personnel (including death resulting anytime therefrom) or
       premises. TENANT agrees that the obligations assumed herein shall survive
       this Lease.

11.2   TENANT hereby agrees to maintain in full force and effect at all times
       during the term of this Lease, at its own expense, for the protection of
       TENANT and LANDLORD, as their interest may appear, policies of insurance
       issued by a carrier or carriers licensed

                                      26
<PAGE>

      to do business in Massachusetts and acceptable to LANDLORD affording the
      following coverage:

          a)  Worker's Compensation  -  Statutory
              Employer's Liability   -  Not less than $100,000
              Comprehensive General  -  Not less than $1,000,000
              Liability Insurance       Combined Single Limit
              including Blanket,        for both bodily injury
              Contractual Liability,    and property damage
              Broad Form Property

11.3  LANDLORD shall procure and maintain full replacement cost insurance with
      comprehensive endorsements insuring the Building and all leasehold
      improvements installed pursuant to Article 2. TENANT shall insure any
      other leasehold improvements installed by TENANT. LANDLORD shall also
      procure and maintain commercial general liability insurance.

11.4  The TENANT shall deliver to LANDLORD at least thirty (30) days prior to
      the time such insurance is first required to be carried by TENANT,
      Certificates of Insurance evidencing the above coverage. Such
      Certificates, with the exception of Worker's Compensation, shall name
      LANDLORD, its subsidiaries, directors, agents and employees, and
      LANDLORD'S property manager (R.M. Bradley & Company, Inc.), as additional
      insureds and shall expressly provide that the interest of same therein
      shall not be affected by any breach by TENANT of any policy provision for
      which such Certificates evidence coverage. All Certificates shall provide
      that no less than thirty (30) days prior written notice shall be given
      LANDLORD in the event of material alteration to or cancellation of the
      coverages evidenced by such Certificates.

11.5  Upon demand, TENANT shall provide LANDLORD, at TENANT'S expense with such
      increased amount of insurance coverage, as LANDLORD may require of all
      other tenants in the Building. Any increase requested by LANDLORD in the
      amount of TENANT'S insurance shall not exceed the amounts and types of
      coverages required by Landlords in other first-class high-rise buildings
      in Boston for similar risks.

11.6  If, on account of the failure of TENANT to comply with the foregoing
      provisions, LANDLORD is adjudged a co-insurer by its insurance carrier,
      then any loss or damage LANDLORD shall sustain by reason thereof shall be
      borne by TENANT and shall be immediately paid by TENANT upon receipt of a
      bill thereof and evidence of such loss.

                                      27
<PAGE>

11.7   LANDLORD makes no representation that the limits of liability specified
       to be carried by TENANT under the terms of this Lease are adequate to
       protect TENANT against TENANT'S undertaking under this Article.

                                   ARTICLE 12
                           MISCELLANEOUS PROVISIONS

12.1   WAIVER OF SUBROGATION
       ---------------------

       The parties agree that all insurance carried by either party with respect
       to the Initial Premises, whether or not required by this Lease, if it can
       be so written, shall include provisions which either designate the
       requesting party as one of the insureds or deny to the insurer
       acquisition by subrogation of rights of recovery against the requesting
       party to the extent such rights have been waived by the insured party
       prior to the occurrence of loss or injury. The requesting party shall be
       entitled to have duplicates or certificates of any policies containing
       such provisions. Each party hereby waives any rights of recovery against
       the other for loss or injury against which the waiving party is protected
       by insurance containing provisions denying to the insurer acquisition by
       subrogation of rights of recovery, reserving, however, any rights with
       respect to any excess of loss or injury over the amount recovered by such
       insurance. TENANT shall not acquire as insured under any fire or extended
       coverage insurance on the Initial Premises any right to participate in
       the adjustment of loss or to receive insurance proceeds and agrees upon
       request promptly to endorse any checks or other instruments in payment of
       loss in which TENANT is named as payee.

12.2   SUBORDINATION
       -------------
       This Lease shall at the election of LANDLORD be subject and subordinate
       to all mortgages which may now or hereafter affect the real estate of
       which the Initial Premises form a part, and to all renewals,
       modifications, consolidations, replacements and extensions thereof.
       LANDLORD shall obtain a subordination agreement from any holder of any
       such mortgage which shall bind and benefit the respective parties and
       their successors and provide in substance that (i) such holder shall not
       disturb the possession and other rights of TENANT under this Lease so
       long as this Lease remains in full force and effect, (ii) in the event of
       acquisition of title by such holder, through foreclosure proceedings or
       otherwise, such holder shall accept TENANT as TENANT of the Initial
       Premises under the terms and conditions of this Lease and shall perform
       the obligations of LANDLORD hereunder (but only such as accrue while such
       holder is owner of the Initial Premises), and (iii) TENANT shall
       recognize such holder or any other person acquiring title to the Initial
       Premises as LANDLORD. LANDLORD and TENANT agree to execute and deliver
       any appropriate instruments necessary to carry

                                      28
<PAGE>

      out the foregoing provisions of this Section 12.2. Any such mortgage to
      which this Lease shall be subordinate may contain such other terms,
      provisions and conditions as are usual or customary.

12.3  LANDLORD'S REMEDIES CUMULATIVE
      ------------------------------

      The specific remedies to which LANDLORD may resort under the terms of this
      Lease are cumulative and are not intended to be exclusive of any other
      remedies or means of redress to which LANDLORD may be lawfully entitled in
      case of any breach or threatened breach by TENANT of any provision of this
      Lease. The failure of LANDLORD to insist in any one or more cases upon the
      strict performance of any of the provisions of this Lease or to exercise
      any option herein contained shall not be construed as a waiver or
      relinquishment for the future of such provision or option. Consent,
      approval or permission by LANDLORD in any instance where required shall
      not waive or render unnecessary like consent, approval or permission in
      any subsequent instance. A receipt of rent by LANDLORD or the holder of
      any mortgage upon the Initial Premises with knowledge of the breach of any
      obligation of TENANT under this Lease shall not be deemed a waiver of such
      breach except as to the payment of such rent.

12.4  PARTIAL INVALIDITY
      ------------------

      If any of the terms, provisions or conditions of this Lease or the
      application thereof to any person or circumstance shall, to any extent, be
      invalid or unenforceable, the remainder of this Lease and the application
      of such term, provision or condition to persons or circumstances other
      than those as to which it is held invalid or unenforceable shall not be
      affected thereby and each of the other terms, provisions and conditions of
      this Lease shall be valid and enforceable to the fullest extent permitted
      by law.

12.5  SUCCESSORS AND ASSIGNS
      ----------------------

      Unless repugnant to the context, the words "LANDLORD" and "TENANT" shall
      be construed to mean the original parties and their respective successors
      and assigns and those claiming through or under them respectively. The
      agreements and conditions contained in this Lease to be performed and
      observed on the part of TENANT shall be binding upon TENANT and its
      successors and assigns and shall inure to the benefit of LANDLORD and its
      successors and assigns, and the agreements and conditions contained in
      this Lease to be performed and observed on the part of LANDLORD shall be
      binding upon LANDLORD and its successors and assigns and shall inure to
      the benefit of TENANT and its permitted successors and assigns. TENANT
      agrees that at all times on and after the Commencement Date of this Lease
      the sole liability for

                                      29
<PAGE>

       performance of all obligations of LANDLORD hereunder shall be that of the
       owner from time to time of the Initial Premises and that such liability
       with respect to each owner shall exist only for breaches of such
       obligations as are committed during the period of its ownership. To the
       fullest extent permitted by law, TENANT further agrees that Landlord's
       liability for any negligence, claims, causes of action, damages arising
       hereunder shall be limited to the value of Landlord's interest in
       Prudential Center and no other assets of Landlord. The term "owner" shall
       not include the holder of any mortgage prior to the taking of possession
       by such holder for the purpose of foreclosure of its mortgage.

       Except as otherwise specifically provided by statute, no recourse shall
       be made on any of TENANT obligations under this Lease or for any claim
       based thereon or otherwise in respect thereof against any incorporator of
       TENANT, subscriber to TENANT'S capital stock, shareholder, employee,
       agent, officer or director, past, present or future, of any corporation
       or counsel, which shall be TENANT hereunder of included in the term
       "Tenant" or any successor of any such corporation, partnership or
       association, or against any principal, disclosed or undisclosed, of any
       such corporation, or against any principal, disclosed or undisclosed, of
       any affiliate of any party which shall be TENANT or included in the term
       "Tenant", whether directly or indirectly or through TENANT or through any
       receiver, assignee, agent, trustee in bankruptcy or through any receiver,
       assignee, agent, trustee in bankruptcy or through any other person, firm
       or corporation, whether by virtue of any constitution, statute or rule of
       law or by enforcement of any assessment or penalty or otherwise.

12.6   ARTICLE HEADINGS AND MARGINAL NOTES
       -----------------------------------

       The headings of Articles and marginal notes are inserted only as a matter
       of convenience and for reference and in no way define, limit or describe
       the scope or intent of this Lease nor in any way affect it.

12.7   NOTICES
       -------
       Every notice and demand required or permitted to be given under this
       Lease shall be in writing and deemed to have been duly given when mailed
       by certified mail, addressed in the case of notice to or demand upon
       LANDLORD to it at Prudential Center, Boston, MA 02199, attention Boston
       Realty Group Office with a copy to R.M. Bradley & Co., Inc., Suite 450,
       Prudential Center, Boston, MA 02199 and in the case of notice to or
       demand upon TENANT to it at the Initial Premises with a copy to Curt R.
       Feuer, Esq., Kasseler & Feuer, P.C., 101 Arch Street, Boston,
       Massachusetts 02110 or to such other address as the party may upon notice
       to the other request.

                                      30
<PAGE>

12.8   WRITTEN APPROVALS
       -----------------

       Except as provided in Section 5.3, all approvals required of LANDLORD and
       TENANT under this Lease shall be in writing and shall not be unreasonably
       withheld or delayed.

12.9   BROKER'S COMMISSION
       -------------------

       TENANT and LANDLORD represent and warrant to each other that they have
       not directly or indirectly dealt, with respect to the leasing of space in
       Prudential Center, with any broker other than R.M. Bradley & Co., Inc.
       and Meredith & Grew Incorporated and covenant and agree to defend, save
       harmless and indemnify each other against any claims for a commission
       arising out of the execution and delivery of this Lease or out of any
       negotiations between LANDLORD and TENANT with respect to the leasing of
       space within Prudential Center, except that TENANT'S indemnification
       shall not apply to any claims by R.M. Bradley & Co., Inc. and Meredith &
       Grew Incorporated, it being understood that LANDLORD shall pay any
       commissions due such brokers. The indemnification provided in this
       section shall apply to claims arising out of the acts of the indemnifying
       party.

12.10  ENTIRE AGREEMENT
       ----------------
       This instrument contains all the agreements made between the parties
       hereto and may not be modified in any other manner than by instrument in
       writing executed by the parties or their respective successors in
       interest.

12.11  SUBMISSION OF LEASE-NO OPTION
       -----------------------------

       The submission of this Lease or a summary of some or all of its
       provisions for examination does not constitute a reservation of or option
       for the Initial Premises or an offer of lease.

12.12  MASSACHUSETTS LAW GOVERNS
       -------------------------

       This lease shall be construed in accordance with and governed by the Laws
       of the Commonwealth of Massachusetts.

12.13  TENANT'S PARKING RIGHTS
       -----------------------

       TENANT may, so long as this lease is in full force and effect, contract
       with the Prudential Center garage operator for up to sixty-four (64)
       monthly unassigned parking spaces at such rates as may be charged for
       unassigned monthly parking spaces from

                                      31
<PAGE>

       time to time during the term hereof. The rate for such spaces as of
       January 1, 1995 is $240 per month. TENANT shall be entitled to lease one
       additional space for each 2,000 RSF of Option Space or other space added
       to the Initial Premises.

12.14  LEASE SECURITY
       --------------

       Within ten (10) days of the execution of this Lease, TENANT shall deliver
       to LANDLORD an irrevocable standby letter of credit (the Letter of
       Credit) in favor of LANDLORD in a face amount equal to 50% of the Lease
       Transaction Costs for the Initial Premises of this Lease as hereinafter
       defined. The Letter of Credit must (i) be issued by an institution
       reasonably acceptable to LANDLORD, (ii) have an initial term of not less
       than twelve (12) months and (iii) be acceptable in form and substance to
       LANDLORD. Transaction Costs for the purpose of determining the face
       amount of the Letter of Credit shall include all costs incurred by
       LANDLORD in (i) the negotiation and execution of the Lease, and (ii) the
       preparation of the Initial Premises for TENANT'S use and occupancy,
       including but not limited to the full Tenant Allowance, real estate
       brokerage commissions, any unreimbursed costs incurred by Landlord's
       Contract Manager and attorney's fees specifically incurred in connection
       with the negotiation and execution of this Lease for the Initial
       Premises. Based upon Total Tenant Costs (as defined in Section 2) of
       $55.00 per RSF plus brokerage fees, the Initial Face Amount of the Letter
       of Credit shall be Four Million Seventy Eight Thousand ($4,078,000.00)
       Dollars for the Initial Premises. LANDLORD shall provide TENANT with a
       statement of LANDLORD'S Lease Transaction Costs in reasonable detail as
       soon as the same are finally determined. If the actual amount of fifty
       percent (50%) of Landlord's Transaction Costs are determined to be less
       that Four Million Seventy Eight Thousand ($4,078,000.00) Dollars, then
       the Letter of Credit shall be reduced to an amount equal to fifty percent
       (50%) of the Landlord's Transaction Costs. In the event TENANT (i)
       defaults under any of its obligations which results in a sum of money
       becoming due to the LANDLORD to cure such default, and/or (ii) fails to
       deliver to LANDLORD an extension of the Letter of Credit or replacement
       letter of credit at least thirty (30) days before any expiration date of
       the Letter of Credit, LANDLORD may, after five (5) days advance written
       notice to TENANT, draw upon the Letter of Credit (x) for the amount due
       LANDLORD or (y) in the case of the failure to provide an extension or
       replacement letter of credit, the face amount of the Letter of Credit. If
       LANDLORD draws upon the Letter of Credit to recover a sum of money due
       LANDLORD, TENANT shall, within ten (10) days, cause the amount available
       under the Letter of Credit to be restored to the amount available prior
       to LANDLORD'S drawing. In the event LANDLORD draws on the Letter of
       Credit because of TENANT'S failure to timely provide an extension of or
       replacement letter of credit, LANDLORD shall thereafter hold the proceeds
       of the Letter of Credit as a security deposit without any obligation to
       pay interest thereon or place such proceeds in a segregated account. If
       LANDLORD thereafter applies any amount of the proceeds of

                                      32
<PAGE>

the Letter of Credit to cure a default, TENANT shall, within ten (10) days after
notice from LANDLORD of the application of such proceeds, deliver to LANDLORD an
amount of money sufficient to restore the balance of the security deposit to
that existing before LANDLORD'S application. The face amount of the Letter of
Credit shall be reduced by ten (10%) percent each year commencing on the Initial
L.C. Reduction Date (as hereinafter defined) and on each anniversary thereof,
provided each of the conditions set forth below (L.C. Reduction Conditions) are
satisfied at the time of any reduction. The Initial L.C. Reduction Date shall
occur within one hundred twenty (120) days after the end of TENANT'S fiscal year
occurring at least ten (10) months after the Commencement Date.

The following L.C. Reduction Conditions must be satisfied at the time of any
reduction of the Letter of Credit.

     1.   The Letter of Credit must not have been previously drawn upon by
          LANDLORD for any reason.

     2.   TENANT must not be in default of any material obligation under the
          Lease beyond any applicable grace and cure period.

     3.   Michael Bronner shall own not less than 60% of the capital stock of
          TENANT.

     4.   TENANT shall have delivered to LANDLORD, within ninety (90) days of
          the end of TENANT'S fiscal year (1/1 - 12/31) a copy of TENANT'S
          financial statements for such fiscal year prepared by a nationally
          recognized certified public accounting firm in accordance with GAAP
          standards.

     5.   LANDLORD shall not have delivered a written notice to TENANT and the
          issuer of the Letter of Credit within thirty (30) days of receipt of
          TENANT'S financial statements for such fiscal year that LANDLORD'S
          Annual Review of TENANT'S financial status is unsatisfactory for the
          purposes of a Letter of Credit reduction because during the past
          fiscal year one or more of the following has occurred:

          a.  There has been a loss of client contract(s) representing 15% or
          more of TENANT'S Base Year

                                      33
<PAGE>

          Gross Revenue unless such revenue loss has been replaced by new
          contracts. For the purpose of this sub-paragraph, Base Year Gross
          Revenue shall mean TENANT'S revenue from all sources for TENANT'S 1994
          fiscal year.

          b.  TENANT'S Operating Margin is less than 15% of Gross Revenue. Gross
          Revenue is defined as all revenue from all sources. Operating Margin
          is defined as Operating Income divided by gross revenues. Operating
          Income is defined as net income or loss plus depreciation, interest
          expenses and Principal's Compensation.

          c.  TENANT'S third party debt service expense exceed 10% of TENANT'S
          net income before Principal's Compensation on an annual basis.

          d.  TENANT has failed to maintain unrestricted cash on hand sufficient
          to meet current liabilities becoming due in any calendar month
          excluding notes due to shareholders. Notwithstanding the foregoing,
          distributions or payments to shareholders at the end of TENANT'S
          fiscal year or otherwise made in anticipation of receipt of
          receivables within the thirty days following such distribution or
          payment shall not result in TENANT'S financial status being
          unsatisfactory for the purpose of a Letter of Credit reduction unless
          such distributions or payments have resulted in TENANT being in
          default of its current liabilities during any calendar month of the
          year being reported on. TENANT shall provide LANDLORD at the end of
          each fiscal year with a summary report in reasonable detail showing
          TENANT'S unrestricted cash on hand and current liabilities for each
          calendar month of such fiscal year.

          e.  For the purpose of the foregoing (a-d), all undefined accounting
          terms shall be determined in accordance with Generally Accepted
          Accounting Practices.

In any year during the term all the L.C. Reduction Conditions are not satisfied
as of the anniversary of the L.C. Reduction Date for such year, the Letter of
Credit shall not be reduced in such year.  If the Letter of Credit is not
reduced in any year, it may be

                                      34
<PAGE>

      reduced in subsequent year(s) if the L.C. Reduction Conditions are met
      for such year(s) but, in no event shall the Letter of Credit be reduced
      by more than 10% in any one year.

      At the end of the fixed term of the Lease, LANDLORD shall return the
      Letter of Credit or any unapplied proceeds of the Letter of Credit then
      held by LANDLORD.

12.15 TENANT'S EXTENSION RIGHTS
      -------------------------

      If TENANT is not then in default of its obligations hereunder beyond any
      applicable grace or cure periods, or if in default, is diligently pursuing
      the cure of such default TENANT may, by giving LANDLORD twelve (12) months
      advance written notice to LANDLORD, extend the term of this Lease
      Agreement for two (2) additional periods of five (5) years each (Extended
      Term) on all terms and conditions hereof, except that the rent shall be
      95% of the then current fair market rent. The term the current fair
      market rent as used herein is intended to take into account all
      concessions then being offered to tenants in similar transactions in the
      marketplace. In the event LANDLORD and TENANT cannot agree within six (6)
      months prior to commencement of either period of the Extended Term as to
      the amount of rent to be paid, the LANDLORD shall provide TENANT, within
      fifteen (15) days of the end of such six (6) month period, a written
      statement setting forth LANDLORD'S position as to the amount of rent for
      the ensuing period and containing the name of a qualified Broker nominated
      by LANDLORD to determine the rent. TENANT may, within fifteen (15) days of
      receipt of LANDLORD'S statement, submit to LANDLORD and the qualified
      Broker nominated by LANDLORD a written response setting forth TENANT'S
      position as to the rent to be charged and, if TENANT elects to, the name
      of a qualified Broker nominated by TENANT, the two qualified Brokers so
      nominated shall determine the rent within thirty (30) days of the
      nomination of the second qualified Broker. In the event the two Brokers so
      named cannot agree upon the rent to be charged within the thirty (30) days
      period, they shall jointly promptly select a third qualified Broker who
      shall with the other two qualified Brokers determine the rent within
      twenty (20) days of the third Broker being named. A decision of any two of
      the three qualified Brokers so named shall be binding upon the parties.
      The cost of the two or three qualified Brokers shall be shared equally
      between LANDLORD and TENANT.

      Qualified Brokers for the purpose of this Section shall mean a licensed
      Massachusetts Real Estate Broker with at least seven (7) years experience
      in commercial brokerage in the downtown Boston and Back Bay markets who
      has been a broker in leases totaling 15,000 RSF in Downtown and Back Bay
      within two years prior to appointment.

                                      35
<PAGE>

        In the event either TENANT or LANDLORD does not nominate a qualified
        Broker, the rent shall be determined solely by the other's qualified
        Broker and the costs of such qualified Broker shall be borne by the
        party who appointed the qualified Broker.

        During the Extended Term, until determination of the amount of rent,
        TENANT shall pay rent at the rate including escalations as at end of the
        then current term subject to adjustment after determination of rent.

12.16   TENANT'S EXPANSION RIGHTS
        -------------------------

        A.   Tenant's Third Year to Expand
             -----------------------------

        TENANT shall have the option, provided TENANT is not in default
        hereunder beyond any grace or cure period, to add the Fourth Floor of
        the Building (Third Year Option) to the Initial Premises and Additional
        Premises at the end of the third year of the initial term hereof. TENANT
        shall advise LANDLORD in writing, no later than the end of the twenty-
        fourth month of the term, of TENANT'S exercise of its Third Year Option.
        If TENANT exercises its Third Year Option, the Third Year Option Floor
        shall be added to the Initial Premises and Additional Premises no later
        than January 1, 1999 at the rent set forth on the Lease Cover Sheet and
        on all the other terms and conditions of the Lease, except that (i) the
        Tenant Design and Construction Allowance for the Third Year Option Floor
        shall be twenty ($20.00) per RSF and (ii) the rent for the Third Year
        Option Floor shall be abated for the first two months to allow for
        construction.

        B.   Tenant's Fifth Year Option to Expand
             ------------------------------------

        TENANT shall have the option, provided TENANT is not in default
        hereunder beyond any grace or cure period, to add one additional floor
        to the Initial Premises at the end of the fifth year (Fifth Year Option)
        of the initial term. LANDLORD shall notify TENANT in writing no later
        than the forty-seventh month of the initial term as to the location of
        the Fifth Year Option Floor which shall be contiguous to another floor
        then being leased by TENANT. TENANT shall advise LANDLORD, no later than
        the end of the forty-eighth month, of TENANT'S exercise of its Fifth
        Year Option. If TENANT exercises its Fifth Year Option, the Fifth Year
        Option Floor shall be added to the Initial Premises no later than
        January 1,2001 upon all the terms and conditions of this Lease except
        the rent and other economic terms of the Lease shall be at then current
        fair market rates. If LANDLORD and TENANT cannot agree on the fair
        market rent and other economic terms for the Fifth Year Option Floor
        within sixty (60) days of TENANT'S exercise of its Fifth Year Option,
        the then current fair market rent and other economic terms for the Fifth
        Year Option Floor shall be determined in accordance with the procedure
        set forth in Section 12.15 for determining the rent during the extended
        term(s).

                                      36
<PAGE>

        C.   First Offer
             -----------

        Subject to rights of existing tenants listed on Exhibit E, TENANT shall
        have the right of first offer to lease space becoming available for
        leasing in the Building during the initial term hereof at then current
        market rates or rates being offered to third parties if less. LANDLORD
        shall notify TENANT in writing if and when the space becomes available
        for leasing including the terms and conditions that the LANDLORD
        proposes to lease such space at. TENANT shall have thirty (30) days from
        receipt of LANDLORD'S notice to elect to add all or a portion of such
        space to the Initial Premises on the terms and conditions contained in
        LANDLORD'S notice to TENANT. If TENANT fails to advise LANDLORD in
        writing within such thirty (30) day period of its election to add such
        space to the Initial Premises, LANDLORD may thereafter lease such space
        to others on the same or different terms.

        If TENANT exercises any of the foregoing rights to add space as set out
        in a-c above, LANDLORD and TENANT shall enter into a lease amendment
        setting forth (i) TENANT'S obligations under Article 3 for all space
        added to the Initial Premises, (ii) TENANT'S share after such additions
        and (iii) the date such space is to be added to the Initial Premises.

12.17   EXHIBITS
        --------

        Exhibits AA, A-1-A-3, A-5, A-6, B, C and F are hereby incorporated
        herein and made a part hereof.

12.18   TENANT'S SIGNAGE RIGHTS
        -----------------------

        LANDLORD shall provide to TENANT, at LANDLORD'S cost and expense,
        listings on the Building Lobby directory. The number of listings
        available to TENANT shall be based upon Tenant's Share set forth on the
        Lease Cover Sheet.

        TENANT may, at TENANT'S cost and expense, install signage within the
        Initial Premises (not visible from the exterior of the Building) and in
        the elevator lobbies of all floors fully leased by TENANT. LANDLORD, at
        LANDLORD'S cost and expense, shall provide TENANT with space on the
        Tenant Directory for each multitenant floor on which TENANT leases
        space.

12.19   ADDITIONAL PREMISES
        -------------------

        LANDLORD shall deliver to TENANT no later than September 1,1996, the
        entire Third Floor of the Building (Additional Premises) consisting of
        24,309 RSF in "as is" shell condition as described in Exhibit B and
        shown on Exhibit A-6, together with the

                                      37
<PAGE>

        right to run up to a maximum of three (3) 2" cable conduits from the
        Initial Premises to the Additional Premises at locations designated by
        LANDLORD without the payment of rents for such conduits. Upon delivery
        to TENANT, the Additional Premises shall become a part of the space
        leased to TENANT hereunder subject to all the terms and conditions of
        this Lease as if the Additional Premises were a part of the Initial
        Premises, except as hereinafter specified in this Section 12.19, and
        thereafter the term Initial Premises shall be deemed to include the
        Additional Premises. LANDLORD shall promptly cause the Additional
        Premises to be placed in shell condition as specified in Exhibit B.
        LANDLORD shall make available to TENANT upon the terms specified in
        Article 2 the same Tenant Allowance as was provided for the Initial
        Premises. The Rent Commencement Date for Fixed Rent specified in Section
        3.1(a) and Reimbursement Rent (if any there be) shall be ninety (90)
        days after the Additional Premises are delivered to TENANT. TENANT'S
        obligation to reimburse LANDLORD for (i) increased Operating Expenses,
        (ii) Utility Charges determined in the same manner as the 18th Floor of
        the Initial Premises; and (iii) Real Estate Taxes with respect to the
        Additional Premises, shall commence on the Rent Commencement Date for
        the Additional Premises. TENANT shall provide LANDLORD with a Letter of
        Credit (the Additional Premises L.C.) in an original face amount of
        $772,000.00. The Additional Premises L.C. shall be subject to all the
        terms and conditions contained in Section 12.14 except that the
        Additional Premises L.C. first annual reduction shall commence on the
        first anniversary of the Additional Premises Rent Commencement Date.
        Tenant Share shall be increased from 10.44% to 12.42% on the Rent
        Commencement Date for the Additional Premises.

        IN WITNESS WHEREOF, LANDLORD and TENANT have caused this Lease to be
executed by their duly authorized officers and their respective seals to be
hereto affixed, the day and year first above written.

                                       THE PRUDENTIAL INSURANCE COMPANY OF
                                       AMERICA

                                       BY: /s/ Robert J. Walsh
                                           -------------------
                                           Vice President

                                      38
<PAGE>

                                       TENANT:
                                       BRONNER SLOSBERG HUMPHREY, INC.

                                       BY: ^^SIGNATURE ILLEGIBLE^^
                                           -----------------------

                                      39
<PAGE>

                                   [Diagram]

                                                 EXHIBIT AA

                                                 PRUDENTIAL CENTER, BOSTON, MASS
<PAGE>

                                   [Diagram]

                                                EXHIBIT A-1

                                                BRONNER SLOSBERG HUMPHREY, INC.
                                                18TH FLOOR
                                                THE PRUDENTIAL TOWER BUILDING
<PAGE>

                                   [Diagram]

                                                 EXHIBIT A-2

                                                 BRONNER SLOSBERG HUMPHREY, INC.
                                                 19TH FLOOR
                                                 THE PURDENTIAL TOWER BUILDING

<PAGE>

                                   [Diagram]

                                                 EXHIBIT A-3

                                                 BRONNER SLOSBERG HUMPHREY, INC.
                                                 20TH FLOOR
                                                 THE PRUDENTIAL TOWER BUILDING
<PAGE>

                                   [Diagram]

                                                 EXHIBIT A-4

                                                 BRONNER SLOSBERG HUMPHREY, INC.
                                                 22ND FLOOR
                                                 THE PRUDENTIAL TOWER BUILDING
<PAGE>

                                   [Diagram]

                                                 EXHIBIT A-5

                                                 BRONNER SLOSBERG HUMPHREY, INC.
                                                 23RD FLOOR
                                                 THE PRUDENTIAL TOWER BUILDING
<PAGE>

                                   [Diagram]

                                                 EXHIBIT A-6

                                                 BRONNER SLOSBERG HUMPHREY, INC.
                                                 3RD FLOOR
                                                 THE PRUDENTIAL TOWER BUILDING
<PAGE>

                                   EXHIBIT B
                         DESCRIPTION OF SHELL CONDITION
                         ------------------------------

     The Premises shall be deemed completed "in shell condition" upon LANDLORD'S
furnishing and installing the following:

     WINDOWS: Full Floor Tenant -- Delivered with building standard venetian
     blinds and solar reflective film. Building standard blinds are levelor
     energy conservation reflective type.

     FLOORS:   Full Floor Tenant -- Delivered in rough condition, ready to
     accept leveling and fill where appropriate. The floors are cellular type
     with concrete composite fill on a metal decking. Electrical and telephone
     closets delivered with rough concrete floor.

     COLUMNS: Full Floor Tenant -- Delivered with unpainted concrete or hard
     surface fireproofing on interior columns. The exterior columns shall be
     delivered ready to accept finishes.

     ELEVATOR LOBBIES: Full Floor Tenant -- Passenger and Service Elevator
     Lobbies - Delivered with rough concrete floor and walls ready for
     construction.

     HVAC INTERIOR SYSTEMS: Full Floor Tenant -- Delivered with VAV boxes (one
     pre 5,000 sq. ft. approximate) per floor for Tenant use. Landlord shall
     provide the main duct take-offs with fire dampers. Tenant work to include
     all duct work "downstream: of the fire damper.

     HVAC PERIMETER SYSTEM: Full Floor Tenant -- Existing perimeter HVAC
     induction system shall be maintained. The existing thermostats shall be
     maintained. Perimeter induction units shall be delivered with covers ready
     to accept paint with all required insulation in place.

     CEILING: Full Floor Tenant -- Delivered unfinished with exposed non-
     asbestos containing fire proofing on structural steel and deck of floor
     above.

     CODE: Full Floor Tenant -- All building core space (excluding Toilet Rooms)
     will be delivered in compliance with code including, but not limited to
     A.D.A. and Mass. Architectural Access Board (MABB).

     ELECTRIC: Full Floor Tenant -- Premises to be delivered with primary
     service utility lines. Electric feeds to be delivered with floor disconnect
     switch in place. Tenant to be responsible for all electric wiring
     "downstream" of the floor disconnect switch. All primary feeds and switches
     to be sized for a maximum power load of 5 Watts/USF of floor space.
<PAGE>

     LIFE SAFETY: Full Floor Tenant -- Premises to include, at Landlord's
     expense, sprinklers and life safety systems to comply with building
     standard systems. In lieu of the above, Tenant may elect to have Landlord
     provide a monetary allowance of $1.00/New York USF to be used by the Tenant
     to install the Life Safety System.

     TOILET ROOMS: Full Floor Tenant -- Tenant to receive $15,000.00 allowance
     per restroom for ADA MABB compliance and cosmetic upgrades.

     JANITOR'S CLOSET: Full Floor Tenant -- Delivered with tiled floor and
     utility sink in operating order.

     Landlord and Tenant's representatives shall inspect the Initial Premises
prior to the commencement of the Work described in Article 2 of the Lease to
verify that the Initial Premises are in the condition described above. To the
extent items of work remain to be done to provide the Initial Premises in "Shell
Condition" as described above, Landlord will perform such work within thirty
(30) days of the inspection date.
<PAGE>

                                   EXHIBIT C
                      ATTACHED TO AND MADE PART OF LEASE
                      DATED       BETWEEN THE PRUDENTIAL
                  INSURANCE COMPANY OF AMERICA, LANDLORD, AND
                        BRONNER SLOSBERG HUMPHREY INC.

     LANDLORD shall furnish at LANDLORD'S own expense the following services:

     (1)   Daily Services (Monday through Friday, holidays excepted):

           a.    Empty wastebaskets and ashtrays in office areas;

           b.    Damp sweep entire tile floor area and vacuum carpet;

           c.    Clean toilet rooms, fixtures, mirrors and mop toilet room
                 floors and furnish paper products and soap.

     (2)   Weekly Services

           Dust office area including furniture, tops of files and window sills.

     (3)   Services Every Month

           Spot wash finger markings from door frames and light switch plates.

     (4)   Other Periodic Services

           a.    Wash all exterior windows every two months unless weather does
                 not permit the safe use of LANDLORD'S exterior window washing
                 equipment;

           b.    Tile floors (other than ceramic tile) will be cleaned of wax
                 and rewaxed three (3) times per year; and

           c.    Clean fluorescent fixtures once a year.

     TENANT may obtain special cleaning services on weekends and holidays at
TENANT'S cost and expense by requesting the same of LANDLORD 24 hours in
advance. The scope of such service shall be agreed to between LANDLORD and
TENANT.
<PAGE>

                                   EXHIBIT F
                TENANT'S SHARE OF INCREASED OPERATING EXPENSES
                                TOWER BUILDING
                     ATTACHED TO AND MADE A PART OF LEASE
                      DATED       BETWEEN THE PRUDENTIAL
                    INSURANCE COMPANY OF AMERICA, LANDLORD
                      AND BRONNER SLOSBERG HUMPHREY INC.

I.   DEFINITIONS

     TENANT shall reimburse LANDLORD for Tenant's proportionate share ("Tenant's
Share") of increased "Operating Expenses" (as herein defined) in excess of Base
Operating Expenses as follows:

I    A.    "Tenant's Share" of the amount of Operating Expenses in excess of
Base Operating Expenses equals 10.44%.

         128.031 r.s.f. (Initial Premises Net Rentable Area)
         ---------------------------------------------------
         1,226,539 s.f. (Building Net Rentable Area)

     B.    Base Operating Expenses equal 1995 Actual Operating Expenses

     C.    "Operating Expenses" shall mean any and all costs and expenses
           adjusted for 100% occupancy [except those listed in subparagraphs (a)
           through (e) below] actually paid or incurred by LANDLORD in
           connection with the ownership, management, operating, servicing, and
           maintenance of the Building, its utility services from the property
           line to the Building including, without limitation, the cost and
           expense of the following: salaries, wages, medical, surgical and
           general welfare and other so-called "fringe" benefits (including
           group insurance and retirement benefits) for employees of LANDLORD or
           any contractor of LANDLORD engaged in the cleaning, operation,
           maintenance or management of the Building, and payroll taxes, and
           worker's compensation insurance premiums relating thereto, gas,
           steam, fuel oil, water, sewer rental, electricity (exclusive of
           Tenants Electrical Usage), utility taxes, rubbish removal, fire,
           casualty, liability, rent and other insurance carried by LANDLORD,
           repairs, repainting, replacement, building supplies, uniforms, and
           cleaning thereof, window cleaning, service contracts with independent
           contractors for any of the foregoing (including, but not limited to
           elevator and air conditioning maintenance), commercially reasonable
           management fees (whether or not paid to any person, firm or
           corporation having an interest in or under common ownership with
           LANDLORD or any of the persons, firms or corporations comprising
           LANDLORD), reasonable legal fees and expenses incurred in
<PAGE>

           connection with any application or proceeding brought for reduction
           of the assessed valuation of the Building or any part thereof, but
           only if brought to have the effect of reducing TENANT'S cost,
           auditing fees and all other costs and expenses actually incurred in
           connection with the operation, maintenance and management of the
           Building and an allocated share of the "Center's Common Area
           Expenses" (as herein defined). Included in the foregoing will be the
           cost or portion thereof properly allocatable to the property
           (amortized over such reasonable period as LANDLORD shall determine
           together with the interest on the unamortized balance as the greater
           of 10% or the six month Treasury Bill rate for the date upon which
           funds for the project are committed) of any capital improvements made
           to the Building by the LANDLORD which result in a reduction of
           Operating Expenses or made to the Building by the LANDLORD after the
           date of this Lease that are required under any governmental law or
           regulation that was not applicable to the Building on the date of
           this Lease. Operating Expenses shall be computed on an accrual basis
           and shall be determined in reasonable detail in accordance with
           generally accepted accounting principles consistently applied. They
           may be incurred directly or by way of reimbursement, and shall
           include taxes applicable thereto. The following shall be excluded in
           calculating Operating Expenses:

                 (a) Depreciation or capital expenditures on the Building or any
           part thereof, except as included above;

                 (b) Expenses incurred directly in leasing or in procuring any
           tenants, including advertising, promotion, public relations, sales,
           brokers' commissions, and expenses for tenant alterations or
           renovating space for new tenants;

                 (c) Amortization and interest on indebtedness;

                 (d) Real estate taxes or payments in lieu of real estate taxes
           except as provided for in Section 3.4 hereof;

                 (e) The net amount of any insurance proceeds, reimbursements,
           discounts or allowances received by LANDLORD in connection with those
           "Operating Expenses" which are included.

                 (f) Also excluded are the following:

                       (i)     cost of repairs or replacements incurred by
                 reason of fire or other casualty or by the exercise or the
                 right of eminent domain;

                       (ii)    advertising and promotional expenditures,
<PAGE>

                       (iii)   legal fees incurred in disputes with tenants,
                 matters in connection with any underlying lease including, but
                 not limited to, the conveyance or financing or refinancing
                 thereof, negotiation of leases with prospective or current
                 tenants, financing or refinancing of mortgages, disputes with
                 mortgagees not caused by TENANT and other legal and auditing
                 fees, other than legal and auditing fees reasonable incurred in
                 connection with the preparation of statements required pursuant
                 to additional rent or rental escalation provisions;

                       (iv)    costs incurred in performing work or furnishing
                 services to or for individual tenants (including TENANT) other
                 than work or services of a kind and scope which LANDLORD would
                 be obligated to furnish TENANT without charge if such work were
                 required in the Demised Initial Premises pursuant to applicable
                 law or codes as required by the governmental authority having
                 jurisdiction;

                       (v)     the cost incurred by LANDLORD in performing work
                 or furnishing any services to or for a tenant of space in the
                 oBuilding (including TENANT) for which a separate charge is
                 made, including without limitation, the supply of overtime air-
                 conditioning, ventilation and heating at LANDLORD'S cost and
                 expense, regardless of the amount billed or received by
                 LANDLORD for performing such work or furnishing such service;

                       (vi)    franchise and income taxes of LANDLORD;

                       (vii)   real estate taxes on land and/or Building to the
                 extent included in this Lease;

                       (viii)  the costs of providing overtime heat and air-
                 conditioning to tenants of the Building to the extent that the
                 same are payable by the tenants for whom such services are
                 provided;

                       (ix)    rent under ground leases (if any)

                       (x)     all costs incurred in connection with or directly
                 related to the original construction of the Building (as
                 distinguished from operating expenses and the repair,
                 maintenance and operations thereof);

                       (xi)    financing and refinancing costs, interest on debt
                 or amortization payments on any mortgage or mortgages, and
                 rental under any ground or underlying lease or leases;

                       (xii)   a bad debt loss, rent loss or any reserves
<PAGE>

                       (xiii)  all interest or penalties incurred as a result of
                 LANDLORD'S failure to pay any costs or taxes as the same shall
                 become due provided such failure shall not have been caused by
                 TENANT;

                       (xiv)   any and all costs associated with the operation
                 of the business of the entity which constitutes LANDLORD;
                 excluded items shall specifically include, but shall not be
                 limited to, formation of the entity, costs of defending any
                 lawsuits with any mortgagee (except as the actions of TENANT
                 may be in issue), costs of selling, syndication, financing,
                 mortgaging or hypothecating any of the LANDLORD'S interest in
                 the Building, costs of any disputes between LANDLORD and its
                 employees (if any) not engaged in the operation of the
                 Building, disputes between LANDLORD and managers of the
                 Building;

                       (xv)    (i) costs of printing and decorating for any
                 tenant's space; (ii) the cost of providing overtime heat and
                 air-conditioning to tenants of the Building to the extent that
                 the same are payable by the tenants for whom such services are
                 provided; and (iii) rent under ground leases (if any);

                       (xvi)   amounts for which LANDLORD has been reimbursed by
                 insurance proceeds;

                       (xvii)  costs incurred in renovating or otherwise
                 improving or decorating or redecorating space for tenants or
                 other occupants in the Building or vacant space in the Building
                 or costs related thereto;

                       (xviii) LANDLORD'S costs of electricity, incremental
                 air-conditioning and other services sold to tenants for which
                 LANDLORD is entitled to be reimbursed by tenants (whether or
                 not actually collected by LANDLORD) as a separate additional
                 charge or rental;

                       (xix)   any cost or expense incurred as a result of
                 painting, decorating, carpet shampooing, drapery cleaning and
                 wall washing within the rentable areas of the Building for a
                 specific tenant as opposed to that performed for all tenants or
                 common areas.

     D.    "Center's Common Area Expenses" is defined as those costs and
           expenses incurred for the open areas, public areas and amenities
           within the Prudential Center which become a cost center to receive
           expenses deemed by the LANDLORD to be chargeable thereto which are
           accumulated and prorated against the income-generating elements of
           the Center by a formula predicated on a rentable area basis
           consistently applied annually. (The portion chargeable
<PAGE>

           during 1995 to the Building is 30.5%, subject to change as rentable
           areas may change).

     E.    "Calendar Years is defined as any consecutive twelve (12) month
           period commencing January 1st, provided that LANDLORD, upon written
           notice to TENANT, may change from time to time to any other
           consecutive 12-month period, and in that event Tenant's Share of
           Operating Expenses shall be adjusted pro rata.

II. PAYMENT OF TENANT'S SHARE

     A.    LANDLORD shall on or after January 1 in each year give to Tenant a
           statement of Tenant's Estimated Share of Operating Expenses
           (Estimate) for the current calendar year. Tenant's Estimated Share of
           Operating Expenses shall be the product of Tenant's Share times the
           amount by which LANDLORD'S Estimate of Operating Expenses for the
           Calendar Year exceed Base Operating Expenses. TENANT shall reimburse
           LANDLORD monthly with each rent payment an amount equal to 1/12th of
           Tenant's Estimated Share of Operating Expenses. LANDLORD reserves the
           right during any year to adjust Tenant's Estimated Share of Operating
           Expenses in any year to reflect increases of 5% or more by which
           actual Operating Expenses are exceeding Estimated Operating Expenses.

     B.    LANDLORD shall on or before May 1, in each calendar year provide a
           Statement of Operating Expenses (Statement) for the prior calendar
           year prepared by an independent Certified Public Accountant which
           shall show in reasonable detail all items of Operating Expense for
           the prior year and Tenant's Share of such Operating Expenses with the
           amount of any difference due to LANDLORD or TENANT between Tenant's
           Estimated Share of Operating Expenses and Tenant's Share of Operating
           Expense for such year. The amount of any difference due TENANT shall
           accompany the Statement when delivered to TENANT. TENANT shall
           reimburse LANDLORD the amount of any difference due LANDLORD within
           thirty (30) days of receipt of LANDLORD'S Statement.

     C.    If any part of the original lease term or any extended lease term is
           less than a calendar year, the TENANT shall reimburse LANDLORD for
           Tenant's Share of Operating Expenses due in accordance with this
           Section II hereof as the number of days of the term or extended term
           contained in a calendar year bears to 365 days.

     D.    Upon expiration or termination of the Lease or extensions thereof,
           all reimbursements due under this Exhibit shall become due coincident
           with rent payments due LANDLORD for the last month of the lease term
           or any extended term thereof.
<PAGE>

     E.    LANDLORD shall notify TENANT of any adjustment of Tenant's Share upon
           expiration or termination of Lease which shall be an estimate,
           computed by LANDLORD based upon the most recent figures available to
           and prepared by LANDLORD. LANDLORD shall notify TENANT after the end
           of the calendar year of any overpayment or underpayment resulting
           from such calculation of the Tenant's Share of Operating Expenses and
           TENANT and LANDLORD shall within thirty (30) days of receipt of said
           notice make appropriate payment to adjust overpayment or underpayment
           previously made.

     F.    TENANTS obligation to reimburse LANDLORD for Tenant's Share of
           Operating Expenses under this Exhibit and LANDLORD'S and TENANT'S
           obligation to make adjustments referred to above shall survive
           expiration or termination of this Lease.

III. AVAILABILITY OF RECORDS

     A.    Within thirty (30) days after receipt by TENANT of LANDLORD'S
           Statement of Operating Expenses, TENANT may notify LANDLORD in
           writing of any cost items for which TENANT requests to see supporting
           data. Promptly upon receipt of such notice, LANDLORD will make
           available to TENANT or its agents for examination, at such place in
           Metropolitan Boston as LANDLORD may reasonably designate, at TENANT'S
           expense, such appropriate accounting books and records of LANDLORD as
           shall relate to the items so designated by TENANT. TENANT shall cause
           all information so obtained to be held in strict confidence.
           Notwithstanding the giving of said notice, TENANT shall make payment
           of all amounts indicated in LANDLORD'S Estimate or Statement within
           thirty (30) days of said notice.

           At any time within sixty (60) days after LANDLORD'S accounting books
           and records relating to the designated cost items shall have been
           made available to TENANT as aforesaid, TENANT may dispute in writing
           any specific, significant (i.e., having an effect of an increase of
           over 5%) item or items included by LANDLORD. If such dispute is not
           amicably settled between LANDLORD and TENANT within thirty (30) days
           after TENANT'S notice thereof, either party may during the next
           succeeding thirty (30) days (upon written notice to the other party
           accompanied by a copy of its letter of submission setting forth the
           items of dispute) refer such disputed item or items to an
           independent, nationally-recognized Certified Public Accounting firm
           (to be selected by LANDLORD and to be other than the firm that issued
           the certification of Estimate or Statement) for decision and the
           decision of such accounting firm shall be conclusive and binding upon
           LANDLORD and

                                      49
<PAGE>

          TENANT. The expenses involved in such determination shall be borne by
          the party against whom a decision is rendered by said accounting firm
          provided that if more than one item is disputed and a decision shall
          be rendered against each party in respect to any item or number of
          items so disputed, then the expenses shall be apportioned according to
          the amounts decided against each party. Within thirty (30) days after
          the rendering of such decision, LANDLORD shall make any adjustments
          required thereby to the Estimate or Statement.
<PAGE>

                                   EXHIBIT G
                   TO LEASE BETWEEN THE PRUDENTIAL INSURANCE
                            COMPANY OF AMERICA AND
                        BRONNER SLOSBERG HUMPHREY, INC.

ARTICLE 1 - Definitions
-----------------------

     a.   The term "Owner" shall designate The Prudential Insurance Company of
          America, Prudential Center, Boston, Mass. 02199.

     b.   The term "Bradley" shall designate R.M. Bradley & Co., Inc. Manager
          for Prudential Center Boston, Mass. 02199. Bradley's contact is Donald
          Campbell, (617)-236-3302.

     c.   The term "Contractor" shall designate the person, firm, or corporation
          named as such in the Agreement to construct the improvements on the
          18th, 19th, 20th, 21st, 22nd and 23rd Floors of Prudential Tower for
          Bronner Slosberg Humphrey, Inc. (Tenant). The term "Contractors"
          refers to the several separate firms performing work under separate
          contracts.

     d.   The term "Architect" shall designate Elkus/Manfredi and the term
          "Engineer" shall designate R.G. Vanderweil.

     e.   Whenever in the Specifications or on the Drawings the words "as
          required," "satisfactory," and work of like import are used with
          reference to the work or its performance and without further
          qualification they shall mean as approved as directed, as required by
          Bradley and Engineer and acceptable, satisfactory, etc., to Bradley.
          The term "approved" or "approval" means written approval of Engineer
          and Bradley.

     f.   The term Tenant shall mean Bronner Slosberg Humphrey, Inc.

     g.   The term Work shall mean all work involved in preparing the Initial
          Premises as defined in the Lease to be performed by Tenant's
          Contractor.

     h.   The term Contract shall mean the contract between Tenant and
          Contractor.

                                      51
<PAGE>

ARTICLE 2 - PERFORMANCE BOND
----------------------------

          Bradley reserves the right to ask for a Performance and Materials Bond
          to the full value of the work.

ARTICLE 3 - PAYMENT
-------------------

     a.   Prior to the first Requisition for Payment on account of the Contract,
          the Contractor shall file with Bradley for approval, a complete
          schedule, (hereinafter referred to as the "Schedule of Values"),
          showing the value of the various portions of the Work in detail. Each
          subdivision or classification of the Work shall be identified by
          letter or code number with particular reference to each individual
          section of the Specifications and the Contractor shall append a
          schedule of the names, addresses (and whether individual, partnership
          or corporation) of each Subcontractor and Subordinate Subcontractor
          who is to perform all or any portion of each subdivision. The said
          Schedule of Values when approved by Bradley shall be used for
          computing the amounts of the various partial payments and in
          requisitioning any payment on account.

     b.   Provided all the conditions of the Contract have been complied with by
          the Contractor, Bradley each month within twenty-one (21) days after
          receipt of the requisition for payment shall make payment on account
          of the Contract based on the approved Schedule of Values, not to
          exceed 90% of the value of the labor and materials incorporated in the
          work as estimated by Bradley up to the first day of that month less
          the aggregate of previous payments. Each requisition for payment will
          be approved in writing by the Architect and Tenant or its authorized
          representative.

     c.   The final payment (the 10% retainage) shall become due within forty-
          three (43) days after completion of the work, provided the work be
          then fully completed and the Contract fully performed. Upon receipt of
          the Contractor's written notice that the work is ready for final
          inspection and acceptance, Bradley and Tenant or its authorized
          representative will make inspection and when they find the work
          acceptable under the Contract, and the Contract fully performed,
          Tenant will issue a final letter over his signature stating that the
          work performed as provided for in the Contract has been completed and
          is accepted by him under the terms and conditions thereof, and that
          the entire balance, found to be due the Contractor and noted in said
          final letter, is due and payable. However, before submission of the
          final requisition, the Contractor shall submit such guarantees and
          warranties as are required by the terms of the Contract and further
          prior to the requisition for final payment, the Contractor shall also
          deliver to Bradley, in form satisfactory to Bradley, a release of all
          claims and an affidavit that his labor, materialmen, and his
          subcontractors, if any, have been
<PAGE>

          fully paid and that any and all indebtedness of any kind connected
          with the work has been paid.

     d.   Bradley may withhold, or on account of subsequently discovered
          evidence, nullify the whole or a part of any certificate to such
          extent as may be necessary to protect the Owner and Bradley from loss
          on account of:

          1.   Defective work not remedied.

          2.   Claims filed on reasonable evidence indicating probable filing of
               claims.

          3.   Failure of the Contractor to make payments properly to
               Subcontractors or for material or labor.

          4.   A reasonable doubt that the Contract can be completed for the
               balance then paid.

          5.   Damage to another Contractor.

          6.   Defaults of the Contractor in the performance of the terms and/or
               conditions of the Contract, or in the performance of any such
               terms and/or conditions.

ARTICLE 4 - FILING
------------------

     a.   To prevent mechanics' or materialmen's liens from attaching to the
          premises where the work is to be performed, the Contractor covenants
          and agrees to look only to the financial responsibility of Bradley for
          the payments due under the Contract and shall not file or record the
          Contract or notice thereof in the office of the Register of Deeds in
          which the job site is located or any other place permitted by law and
          further covenants and agrees to bind by Contract each subcontractor
          and each materialman with whom the Contractor enters into a written
          agreement not to file or record such subcontract or notice thereof as
          aforementioned.

     b.   If any subcontractor or materialman or laborer shall file in the
          Suffolk County Land Registration office a stop notice, notice of
          intention, lien or other instrument indicating that the said person
          has claimed, or intends to claim, a lien on the premises, then and in
          any of such events, before requisition shall be payable, Bradley may,
          at its sole discretion, require the Contractor to furnish to Bradley a
          waiver or release from such person claiming a lien or filing an
          intention to claim a lien releasing Bradley for all claims for work
          performed or materials furnished, as the case may be, up to the date
          of the requisition for which payment is requested. Bradley may further
          require the Contractor to
<PAGE>

          have any such notice of intention, stop notice or lien discharge or
          record before any such requisition shall be payable. If any of the
          aforesaid shall be filed subsequent to final payment, the Contractor
          shall, at its sole cost, discharge the same forthwith on notice from
          Bradley.

ARTICLE 5 - LABOR
-----------------

     a.   The Contractor, in order to avoid labor disputes, shall employ such
          labor as will, to the satisfaction of Bradley, work in harmony with
          other individuals employed by Bradley and shall not use materials or
          means which might cause strikes or other disputes by any person
          employed in or about the Owner's buildings. A sufficient force of
          skilled workmen, acceptable to Bradley shall be employed on this work
          at all times.

ARTICLE 6 - COMPLIANCE WITH BRADLEY'S BUSINESS OPERATIONS
---------------------------------------------------------

     a.   The business of Bradley and the numerous tenants will be carried on in
          the buildings during the usual business hours of the day. All work
          must be accomplished in such a manner so as not to interfere with
          these operations.

     b.   In view of the fact that this building is in operation with all floors
          occupied, the Contractor should keep this in mind when planning their
          operations.

     c.   The Contractor shall instruct all his subcontractors and employees;
          that they are not to wander through the building and are to confine
          their activities strictly to the working area, the elevator car and
          toilet room designated for their use and the specific storage area
          assigned by Bradley.

     d.   As soon as possible after the award of the contract, the Contractor,
          shall prepare a schedule of construction procedure and receive
          approval of same from Engineer before actually commencing work at the
          Building.

     e.   No signs or advertisements will be allowed on the job site. No
          photographs of the work shall be taken without prior approval from
          Bradley.

ARTICLE 7 - SCAFFOLDING, TOOLS, AND PROTECTION
----------------------------------------------

     a.   The Contractor shall provide all scaffolding, tools, rigging and other
          appurtenances for the proper execution of the Contract and, also,
          erect and properly maintain at all times all necessary fences, hang-
          out warning and danger lights or signs and take all other necessary
          precautions for the protection of all persons, property and the work.
<PAGE>

     b.   The Contractor shall be held responsible for any and all damage to all
          portions of the building, inside and outside, due to the execution of
          his work and must make good any and all damage without expense to the
          Owner or Bradley.

     c.   Special care shall be given to avoid danger from fire. The Contractor
          shall report to Bradley and to the Prudential Building Security
          Office, before starting any operation involving welding or burning.

ARTICLE 8 - CONFINEMENT OF APPARATUS AND LIMITS OF WORK
-------------------------------------------------------

     a.   The Contractor shall confine all apparatus, the storage of materials
          and operations of workmen to limits indicated by law, ordinances,
          permits or directions of Engineer and shall not unreasonably encumber
          the area of work with materials. To this end, every portion must be
          protected and the protection maintained while the work is being
          carried on. The Contractor shall not unduly interfere with pedestrian
          and vehicular movements, and shall keep the limit of operations within
          a minimal area. The area of work, at all times, must be kept clean of
          rubbish and surplus materials, tools and debris of every description
          must be removed and the area of work at all points be left "broom
          clean". The Contractor shall not load, or permit any part of the
          structure to be loaded, with a weight that will endanger its safety.

ARTICLE 9 - INTENTIONALLY OMITTED
---------------------------------

ARTICLE 10 - OBSERVATION BY ARCHITECT/ENGINEER & BRADLEY

          It is understood and agreed by and between the parties hereto that the
          quality of work and materials included in the Contract shall be
          subject to the approval of Engineer and Bradley's decision as to the
          true construction and meaning of all drawings and specifications shall
          be final. It is also understood and agreed by and between the parties
          that such additional drawings and explanations as may be necessary to
          detail and illustrate the work to be done are to be furnished by
          Engineer. Contractor shall conform to and abide by the same so far as
          they may be consistent with the purpose and intent of the original
          drawings and specifications.

ARTICLE 11 - CONTRACTOR'S SUPERVISION

          The Contractor shall keep on the project during the progress of the
          work, a competent superintendent and any necessary assistants, who are
          familiar with the type of work being done and are satisfactory to
          Bradley and Engineer. The
<PAGE>

          superintendent shall represent the Contractor in his absence and all
          directions given to him shall be as binding as if given to the
          Contractor.

ARTICLE 12 - INSPECTION
-----------------------

          The Contractor shall provide sufficient, safe and proper facilities at
          all times for the inspection of the work by Engineer or Bradley or
          their authorized representatives. He shall, within twenty-four (24)
          hours after receiving written notice from Engineer to such effect,
          proceed to remove from the grounds or buildings all materials
          condemned by Bradley whether worked or unworked. He shall also take
          down all portions of that work which Bradley or Engineer shall, by
          similar written notice, condemn as unsound or improper, or which in
          any way fails to conform with the Drawings and Specifications. The
          Contractor shall make good on all work damaged or destroyed thereby,
          at no additional cost to Bradley.

ARTICLE 13 - INTENTIONALLY OMITTED
----------------------------------

ARTICLE 14 - INTENTIONALLY OMITTED
----------------------------------

ARTICLE 15 - BRADLEY'S RIGHT TO DO WORK
---------------------------------------

          If the Contractor shall fail to perform or complete the work in the
          manner herein required, whereby damage or injury may result to person
          or property, do or fail to do anything whereby safety or proper
          construction may be endangered or fail to adhere to the progress
          schedule established for said Work, either because of lack of
          sufficient material, personnel, or otherwise, or if Contractor shall
          breach any covenant, condition, or warrant of the Contract, Contractor
          shall be deemed to be in default. If any such breach of performance is
          not cured with three (3) days after receipt of written notice from
          Bradley, Bradley at its sole option, without prejudice to any other
          rights or remedies which it may have, may take any one or more of the
          following actions:

          1.   It may deem said default to be a substantial breach of this
               Contract and require Contractor, its employees, and materials and
               equipment to be removed from the premises;

          2.   It may require Tenant to employ another contractor to complete
               the Work;
<PAGE>

          3.   It may, without taking over the Work, furnish or cause to be
               furnished the necessary materials and workers to assist
               Contractor.

     In the event that Bradley takes any or all of the above steps, Contractor
     shall reimburse Bradley for the cost of completing the Work. At Bradley's
     option, Bradley may deduct the cost thereof from payments then or hereafter
     due the Contractor.

ARTICLE 16 - LIABILITY FOR DELAY
--------------------------------

     a.   The Contractor agrees that, if he shall delay the progress of the work
          so as to cause loss for which Bradley shall become liable, then the
          Contractor shall reimburse Bradley for such loss.

ARTICLE 17 - INSURANCE AND INDEMNITY AGAINST CLAIMS
---------------------------------------------------

     a.   The Contractor agrees to indemnify the owner and Bradley against
          alleged claims or demands for damages arising from accidents to
          employees of either party hereto or to the public, or from claims or
          alleged claims of damage to the property of owner or to adjoining
          property caused directly or indirectly by said contractor, by any of
          his subcontractors or by anyone directly or indirectly employed by
          either of them in connection with the performance of the Contract.

          The Contractor shall, for the mutual protection and benefit of both
          Bradley and Contract work procure, pay for and maintain in full force
          and effect, at all times during the performance of the work and until
          final acceptance of the work, policies of insurance issued by a
          responsible carrier or carriers acceptable to Bradley.

     b.   Before commencement of work, the Contractor shall furnish Bradley with
          a certificate of insurance evidencing coverage for:

          1.   Worker's Compensation - Statutory.

          2.   Employer's Liability - $250,000.00.

          3.   Comprehensive General Liability - including Independent
               Contractors' and Owners' Protective, Broad Form Contractual,
               Broad Form Property Damage, Personal Injury, Completed Operations
               and Products coverages (which shall provide for a period of two
               years after final completion and acceptance of the work by
               Bradley and deletion if any exclusion pertaining to explosion,
               collapse, and underground property damage hazards; in limits of
               not less than $5,000,000 combined single limit per occurrence.
<PAGE>

          4.   Comprehensive Automobile liability including Owned Non-Owned and
               Hired Car coverages in limits of at least: $1,00,000 combined
               single limit for both bodily injury and property damage.

     c.   Contractor hereby agrees to deliver to Bradley with ten (10) days of
          the date hereof and prior to any equipment or personnel being brought
          onto Owner's premises in accordance with the terms of this agreement,
          Certificates of Insurance evidencing the above coverages with limits
          not less than those specified above. Such Certificates, with the
          exception of Worker's Compensation, shall name the Prudential
          Insurance Company of America, and R.M. Bradley & Co., Inc., its
          subsidiaries directors, officers, agents, and employees as additional
          insureds and shall expressly provide that the interest of same therein
          shall not be affected by any breach by Contractor of any policy
          provision for which such Certificates evidence coverage.

          The aforesaid insurance policies shall contain a provision reading
          substantially as follows: "The insurance company hereby agrees that it
          will give R.M. Bradley & Co., Inc., Prudential Tower, Suite 450, 800
          Boylston Street, Prudential Center, Boston, Massachusetts 02199 at
          least thirty (30) days prior written notice of any material change in
          or cancellation of any of the coverage shown in this certificate."

     d.   Contractor hereby agrees to indemnify and hold harmless, Owner,
          Bradley its subsidiaries, directors, officers, agents, and employees
          from and against any and all damage, loss, liability or expense
          including, but not limited to attorneys fees and legal costs suffered
          by same directly or by reason of any claim, suit, or judgement brought
          by or in favor of any person or persons for damage, loss, or expense
          due to, but not limited to bodily injury, including death resulting
          anytime therefrom, and property damage sustained by such person or
          persons which arises out of, is occasioned by or in any way
          attributable to the services contracted for herein or otherwise, the
          acts or omissions of Contractor, its agents, employees, or
          subcontractors. Such damage, loss, or expense shall include but not be
          limited to, any injury or damage to Owner and Bradley's personnel or
          premises. Contractor agrees that the obligations assumed herein shall
          survive this agreement.

     e.   Contractor hereby agrees that it is Contractor's responsibility to
          require and document (to the satisfaction of Bradley) that each
          subcontractor acquire and maintain insurance of the type and in the
          amounts specified above, with the exception of the Comprehensive
          General Liability coverage which shall be at least $2,000,000 combined
          single limit.

     f.   Bradley shall on behalf of the owner, during the process of the Work,
          maintain and pay for "all risk" property insurance on same. Such
          insurance shall cover
<PAGE>

          all Work incorporated in the Project and all materials or equipment on
          or about the premises intended for permanent use in the Project or
          incidental to construction thereof and included in the total cost of
          the Project. If the Contractor desires any other insurance beyond that
          provided by Bradley, he may obtain and pay for same. The Contractor
          shall be wholly responsible for the safe storage and protection of all
          materials (except that covered by said all risk insurance), tools,
          equipment, and machinery until work installed is accepted by Bradley
          and such materials, tools, equipment, and machinery are removed from
          the premises.

ARTICLE 18 - ROYALTIES AND LICENSE FEES
---------------------------------------

          The Contractor shall pay all royalties and license fees. The
          Contractor shall defend all suits or claims for infringement of any
          patent rights and shall hold Bradley and Engineer harmless from loss
          on account thereof.

ARTICLE 19 - COMPLIANCE WITH LAWS AND ORDINANCES
------------------------------------------------

     a.   The Contractor shall give all notices and comply with all laws,
          ordinance rules and regulations bearing on the conduct of the work as
          drawn and specified. If the Contractor observes that the drawings and
          specifications are at variance therewith, the Contractor shall
          promptly notify Engineer and Bradley in writing and any necessary
          changes shall be adjusted as provided in the Contract for changes in
          the work. If the ordinances, rules and regulations, and without such
          notice to Engineer and Bradley, the Contractor shall bear all costs
          arising therefrom.

     b.   Licenses, inspections, and certificates related to the work shall be
          secured by the Contractor, at his sole expense.

     c.   Building permits will be obtained and paid for by the contractor. Upon
          completion of the work, the Contractor shall secure and present to
          owner a certificate of occupancy from the Inspection Department.

ARTICLE 20 - REMOVAL OF VIOLATIONS
----------------------------------

          The Contractor shall, at the Contractor's own expense, remove any and
          all violations relating to the work specified herein which may be
          placed against the property.

ARTICLE 21 - RIGHT TO LET OTHER CONTRACTS
-----------------------------------------

     a.   Bradley reserves the right to let other contracts for work joined to
          or connected with the work hereinabove mentioned. The Contractor shall
          afford other
<PAGE>

          contractors reasonable opportunity for the introduction and storage of
          their materials and execution of their work and shall properly connect
          and coordinate all work with theirs.

     b.   If any part of the contractor's work depends for proper execution of
          results upon the work or any other contractor, the Contractor shall
          inspect and promptly report to Bradley any defects in such work that
          render it unsuitable for such proper execution and results. The
          Contractor's failure to so inspect and report shall constitute an
          acceptance of the other contractor's work as fit and proper for the
          reception of this Contractor's work, except as to defects which may
          develop in the other Contractor's work, except as to defects which may
          develop in the other Contractor's work after the execution of this
          Contractor's work.

     c.   To insure the proper execution of subsequent work, the Contractor
          shall measure work already in place and shall at once report to
          Bradley's representative any discrepancy between the executed work and
          the drawings.

ARTICLE 22 - SUBCONTRACTORS
---------------------------

          The Contractor shall, as soon as practical after the execution of this
          agreement, notify Bradley in writing of the names of all
          subcontractors proposed for the work. The Contractor shall not employ
          any subcontractor without Bradley's prior written approval. Each
          subcontractor shall agree to be bound by the Agreement, the General
          Conditions, the Drawings and the Specifications of the Contract.

ARTICLE 23 - SHOP DRAWINGS
--------------------------

     a.   The Contractor shall at his expense prepare and submit to Engineer for
          approval all sketches, layouts, detail drawings, and any other
          drawings of any kind as may be required by the Specifications or as
          may be required in amplification of the Contract Drawings of all which
          are hereinafter referred to as "Shop Drawings."

     b.   Contractor shall receive directly all Shop Drawings prepared by
          Subcontractors and prior to submission to Engineer thoroughly check
          all Shop Drawings for complete dimensional accuracy and to insure that
          work contiguous with and having bearing on the work shown on the Shop
          Drawings is accurately and clearly shown and that all work complies
          with the Contract. Shop Drawings, at the time of submission to
          Engineer, shall bear evidence that they have been checked and approved
          by the Contractor. Any drawings submitted out of accord with this
          procedure will not be processed for approval but, rather, will be
          returned to the Contractor for checking.
<PAGE>

     c.   All Shop Drawings shall be submitted by the Contractor to Engineer and
          Bradley for approval. Submit two black line prints and one
          reproducible print of all Shop Drawings.

     d.   No Shop Drawing shall be used at the job site for construction
          purposes unless it is stamped "APPROVED" OR "APPROVED AS NOTED" by the
          Contractor and Bradley and Engineer

ARTICLE 24 - ASSIGNMENTS
------------------------

          The Contractor shall not assign the Contract, or sublet it as whole
          without written consent of Bradley, nor shall the Contractor assign
          any monies due or to become due hereunder without previous written
          consent of Bradley.

ARTICLE 25 - TAXES
------------------

          The Contractor shall pay and include in his firm lump-sum all
          applicable local, state, federal, and other taxes in connection with
          his work, including "Social Security,""Unemployment Insurance," and
          "Sales" or "Use" taxes for materials and equipment only. The
          Contractor shall furnish Bradley the cost for labor and services upon
          which the Massachusetts sales tax apply.

ARTICLE 26 - INTENTIONALLY OMITTED
----------------------------------

ARTICLE 27 - OSHA
-----------------

          Occupational Safety and Health Act 1970 - The Contractor shall comply,
          and shall bind any subcontractor who enters the Owner's premises, to
          comply with the Occupational Safety and Health Act of 1970 and all
          regulations and standards issued pursuant thereto. The Contractor
          agrees, and shall bind any such subcontractor to agree, to indemnify
          and save harmless Bradley for any loss, damage, fine, penalty, or
          expense whatsoever that bradley may suffer as a result of the failure
          of the Contractor or its subcontractors to comply with the
          requirements of the Act or any regulations and standards issued
          pursuant thereto.

ARTICLE 28 - EQUAL FACILITIES
-----------------------------

          Before any award of a contract by Bradley the Contractor shall submit
          to Bradley in the form approved by the Director of the Office of
          Federal Contract
<PAGE>

          Compliance, U.S. Department of Labor, a certification that the
          prospective Contractor does not and will not maintain any facilities
          he provides for his employees in a segregated manner, or permit his
          employees to perform their services at any location, under his
          control, where segregated facilities are maintained, and that he will
          obtain a similar certification from each subcontractor prior to the
          award of each nonexempt subcontract.

ARTICLE 29 - TEMPORARY SERVICES
-------------------------------

     a.   Bradley shall furnish, at no cost to the Contractor, the actual
          electric A.C. current and the water required for the work of the
          Contract. Point of supply shall be designated by Engineer.

     b.   Contractor shall provide and maintain all temporary electric light and
          power requirements and all temporary water connection, valves, hose,
          and shutoffs. All temporary facilities installed by the Contractor
          shall be removed by the Contractor at completion of job.

     c.   Contractor shall provide and maintain in place and operation all
          existing service pipes, conduits and other services which are to
          remain and shall immediately restore all such service if damaged.

ARTICLE 30 - WEATHER PROTECTION
-------------------------------

          Contractor shall provide and maintain weather protection necessary to
          protect all parts of the building and its contents from damage from
          the elements.

ARTICLE 31 - HOUSEKEEPING - CLEAN UP
------------------------------------

     a.   The Contractor shall, at his expense, keep the premises at all times
          free from accumulations of waste materials or rubbish caused by his
          employees or work and, at the completion of the work, he shall remove
          all his rubbish from and about the building and all his tools,
          scaffolding and surplus materials and shall leave his work "broom
          clean" or its equivalent, unless more exactly specified. In case of
          dispute, Bradley may remove the rubbish and charge the cost to the
          Contractor, as Bradley's representative shall determine to be just.

     b.   The Contractor shall, at his expense, restore to operating condition
          any sewers, drains, and other facilities which have been used by the
          Contractor. All temporary construction and facilities shall be removed
          at the completion of the construction or when directed by Bradley's
          representative.
<PAGE>

     c.   The Contractor shall, at his expense, make provision to remove rubbish
          from the job site, including adjacent sidewalks, as it accumulates so
          that the entire job site is in a clean condition at all times.

     d.   The Contractor shall, at his expense, clean and remove debris from all
          areas where trades requiring clean premises shall begin work or start
          operations.

     e.   The Contractor shall, at his expense, install barriers and/or dust
          proof partitions where required by Bradley.

     f.   Containers are to be located conveniently for disposal of cigarettes
          and cigar butts.

ARTICLE 32 - CERTIFICATES
-------------------------

          It is further mutually agreed between the parties hereto that no
          certification given or payment made under this Contract, except the
          final certificate or final payment, shall be conclusive evidence of
          the performance of this Contract, either wholly or in part, and that
          no payment or certificate shall be construed to be an acceptance of
          defective work or improper materials.

ARTICLE 33 - GUARANTEE
----------------------

     a.   Besides the guarantees required elsewhere, the Contractor shall
          guarantee the Work for one (1) year from the date of final payment and
          acceptance and in the form required by Bradley in writing. All special
          guarantees required by the Contract Documents shall also be in writing
          and in the forms required by Bradley, delivered to Bradley before
          final payment is made. All Subcontractors and Subordinate
          Subcontractors guarantees herein specified shall be underwritten by
          the Contractor, who shall obtain and deliver same to Bradley before
          the Work will be deemed finished and accepted.

     b.   The Contractor shall at his expense, upon demand of Bradley, correct
          any defect appearing during the period of the guarantee; it being
          required that all work be in perfect condition when the period of
          guarantee has elapsed.

ARTICLE 34 - CUTTING, FITTING, AND PATCHING
-------------------------------------------

          The Contractor shall verify all conditions and dimensions at the site
          and shall do all cutting, fitting, or patching of the work that may be
          required to make its several parts come together properly and fit to
          receive or be received by work, of other contractors, if any shown
          upon or reasonably, implied by, the drawings and specifications for
          the completed project, and the contractor shall make good after such
          other contractor, if any, as Engineer may direct.
<PAGE>

ARTICLE 35 - LIFE SAFETY SYSTEM
-------------------------------

     a.   The contractor's work, welding, burning, grinding, etc., may cause
          detectors to activate and automatically summon the Fire Department,
          causing disruptions, and a possible false alarm fine.

     b.   Two working day's notice is required to disarm the system. Contractors
          are required to obtain a permit and the services of a Boston Fireman
          when burning, welding, etc.
<PAGE>

                                  SCHEDULE 1

                     BRONNER SLOSBERG HUMPHREY, INC. LEASE

The Initial Premises will be delivered to the Tenant in shell condition as
follows:

     18th Floor          July 15, 1995

     19th Floor          July 15, 1995

     20th Floor          Upon Lease Execution

     22nd Floor          Upon Lease Execution

     23rd Floor          Upon Lease Execution
<PAGE>

                                  SCHEDULE 2

                          TOWER BUILDING HVAC SYSTEM

The Prudential Tower is a fifty-two story office building heated and air
conditioned by constant and variable volume air handling systems. The building
is divided  into sections by floors. Each of these sections consists of ten
floors that are served by a mechanical equipment floor. Located on these floors
are the various pumps, air handling equipment and control systems necessary to
condition building air and deliver it to the occupied floors of the Tower. The
12th, 21st, 31st, and 41st mechanical equipment floors service floors 3 through
18, 19 through 28, 29 through 38, through 49 respectively.

The northwest, northeast, southeast, and southwest quadrants of the building
makeup the interior zones. Each of the four zones is serviced by a supply fan
that delivers conditioned air through a system of ducting to ceiling diffusers
on the occupied floors. The area above the suspended ceiling on each of the
floors serves as a plenum from which a return fan in the mechanical room removes
air from the space and through a system of ducts, and returns it to the supply
fans for conditioning and redistribution. Return air is distributed to both
interior and perimeter fan systems.

The north, east, south, and west sides of the building makeup the four perimeter
zones for each of the building sections. A supply fan delivers conditioned air
through a system of ducts to induction units installed at the windows. Air
emitted from induction unit nozzles induces a flow of ambient air through a
heating/cooling coil which then mixes with the conditioned supply air.

The interior and perimeter air handling systems function to clean, and cool the
air during the summer. In winter the air is cleaned and heated. Filters in the
fans and lint screens at perimeter induction units and return air inlets remove
entrained dust from the circulating air. The result is clean conditioned air.

A 3500 - ton chilled water plant supplies primary chilled water to fan systems
and to secondary water systems on the mechanical floors for cooling. The chilled
water system is split into low-rise and high-rise sub-systems. The low-rise
serves floors 18 and below from fan pump units on the sub-basement, basement,
and 12th floor mechanical equipment rooms. The high-rise serves floors above 18
from fan pump units on the 21st, 31st, 41st, and 51st floor mechanical equipment
rooms. The main chilled water plant is located in the sub-basement mechanical
equipment room.

A secondary water system delivers heated or chilled water, depending on seasonal
requirements to perimeter induction unit coils. Ambient and fresh Air is heated
or cooled as it passes over these coils. The flow of secondary water to
the coils is regulated by pneumatically operated thermostats which serve to
satisfy space temperature requirements.
<PAGE>

1.   One complete air change every 9 minutes of operation.

2.   Minimum outside makeup 10 percent, maximum 90 percent, annualized average
     40 percent.

3.   Temperature target 72 degrees year around.

4.   After business hours hvac available at $150/hr for floor 19, 20, 22 and 23,
     floor 18 emanates from different equipment therefore it will be sold
     separately, also at $150/hr.

5.   Occupied space is adequately pressurized to prevent infiltration of air
     (odor etc.) from elevator shaftways, and other floors or service areas.
<PAGE>

section, the rent and other economic terms shall be determined in the manner
provided for in Section 12.15 of the Lease. Space being added to the Premises
pursuant to this section shall be delivered in shell condition.

     6. Electric Reimbursement
        ----------------------

     TENANT shall reimburse LANDLORD monthly in arrears for the cost of
electricity used in the First Amendment Spaces in the same manner as the charge
for electrical service is determined and paid for the 18th Floor of the Initial
Premises.

     7. TENANT Improvements
        -------------------

     LANDLORD will deliver the First Amendment space in shell condition with the
Common Areas of the Fifth (5th) Floor repainted. In addition, LANDLORD will
provide TENANT with a Tenant Improvement Allowance for the First Amendment
Spaces equal to $32.50 per RSF to be used for defraying the costs of Tenant
Improvements, moving allowance and other costs in connection with the First
Amendment Spaces. The TENANT Improvement Allowance will be paid in cash with
thirty (30) days of full execution of this Amendment.

     In the event TENANT'S cost of preparing the First Amendment Spaces for
TENANT'S use and occupancy exceeds the Tenant Improvement Allowance, LANDLORD
agrees, upon receipt of invoices in reasonable detail demonstrating the amount
of such excess, to increase the amount of the Tenant Improvement Allowance
(Excess Tenant Improvement Allowance) to an amount equal to TENANT'S costs of
preparing the First Amendment Spaces provided, however, that the Excess Tenant
Improvement Allowance shall not exceed $45.00 per RSF under any circumstances.
TENANT shall reimburse LANDLORD for the amount, if any, of the Excess Tenant
Improvement Allowance by the payment Reimbursement Rent throughout the term
sufficient to amortize the Excess Tenant Improvement Allowance with an interest
factor of 10%. LANDLORD AND TENANT agree to enter into a lease amendment
specifying the amount of Reimbursement Rent when amount of Excess Tenant
Improvement allowance is known but no later than sixty days after completion of
the Tenant Improvements. Payments of Reimbursement Rent shall be paid monthly as
provided in Section 3.1 of the Lease. All work in connection with the Tenant
Improvements shall be performed in a good and workmanlike manner in compliance
with all applicable law and regulations as provided in the Lease.

     8. Parking
        -------

     As provided in the Lease, TENANT shall be entitled to lease, at then
current monthly rates, one parking space from the Prudential Center garage
operator for each 2,000 RSF of space leased pursuant to this amendment. The rate
for monthly parking spaces as of January 1, 1996 is $260.00 per month.

                                       3
<PAGE>

     9.  Additional Lease Security
         -------------------------

     In accordance with Section 12.14 of the Lease, TENANT has delivered to
Landlord an irrevocable standby letter of credit (the Letter of Credit in the
original face amount of Four Million Seventy Eight Thousand and 00/100
($4,078,000.00) Dollars to secure, amongst other obligations of TENANT under the
Lease, a portion of the Lease Transaction Costs incurred by Landlord in
connection with the Initial Premises. Section 12.14 also provides in part for
the yearly reductions of the Letter of Credit subject to the conditions
contained in Section 12.14.

     Landlord and TENANT agree that Landlord may utilize the Letter of Credit as
additional security for TENANT's obligations with respect to up to fifty percent
(50%) of the Transaction Costs to be incurred by Landlord for the First
Amendment Spaces. In order to provide Landlord with sufficient additional
security for the Transaction Costs for the First Amendment Spaces while
preserving Landlord's security for the Initial Premises, Landlord and TENANT
agree that the Letter of Credit reduction procedures in Section 12.14 are hereby
amended to provide that, in lieu of the annual ten percent (10%) reductions
scheduled to commence in the first quarter of calendar 1997, provided the L.C.
Reduction Conditions have been satisfied, the Letter of Credit shall be reduced
in each year starting one year after the Initial Letter of Credit Reduction Date
specified in Section 12.14 (the Amended Initial Letter of Credit Reduction Date)
provided in each instance in the L.C. Reduction Conditions have been satisfied
by the amount shown for each applicable lease year indicated on the schedule set
forth in Exhibit LCR attached to and made a part of this Amendment. Exhibit LCR
as currently calculated assumes Transaction Costs (i.e. Tenant Improvement
Allowance and Brokerage Fees) equal to $40.67 per RSF. If the Transaction Costs
for the First Amendment Spaces exceed $40.67, the parties agree that Exhibit LCR
will have to be recalculated as a part of the lease amendment referred to in the
second paragraph of Section 7 hereof.

     TENANT understands that the exercise of its future expansion rights may
require a further modification of the terms regarding the reduction of the
Letter of Credit and or an increase in the Letter of Credit to secure a portion
of Transaction Cost for such space incurred by Landlord.

II.  Initial Premises Reimbursement Rent Use of First Amendment

     Background
     ----------

     When Landlord and TENANT entered into the Lease, Landlord granted TENANT a
Tenant Improvement Allowance of $45.00 per rentable square foot (RFS) for the
preparation of the Premises leased for TENANT's use and occupancy. The actual
construction costs for the preparation of the Initial Premises leased exceeded
the Tenant Improvement Allowance. Article 2 of the Lease provides that any
excess Tenant Improvement costs up to a cap of $55.00 per RSF would be amortized
over the term of the rate of $.16 per RSF for $1.00 per RSF of costs in excess
of $45.00 per RSF. Landlord has paid $10.00 per RSF in excess of the Tenant
Improvement Allowance in the preparation of the Initial Premises leased for
Tenant's use and occupancy.

                                       4
<PAGE>

     1. TENANT acknowledges and agrees that the rent payable under the Lease
will be increased $204,849.60 per year to reimburse Landlord for the cost
incurred in preparing the Initial Premises leased by TENANT. Effective July 1,
1996, the monthly rent payable for the premises leased will be increased by
$17,070.80 per month (Monthly Reimbursement Rent for the Initial Premises) to
amortize the excess Tenant Improvements as provided in the Lease.

     2. The lease term commenced December 15, 1995 and will expire on November
30, 2005.

     3. TENANT shall reimburse Landlord, within thirty (30) days of Landlord's
invoice, for the Monthly Reimbursement Rent for the Initial Premises for the
period from the Commencement Date through April 30, 1996.

III. Terms
     -----

     Terms used herein shall have the same meaning as provided in the Lease
unless otherwise indicated.

     Except as herein modified and amended, the Lease is ratified and affirmed.

     Executed this 21 day of June, 1996

                                        LANDLORD:
                                        THE PRUDENTIAL INSURANCE COMPANY
                                        OF AMERICA

                                        By:  /s/ David Raszmann
                                           ---------------------------------

                                        TENANT:
                                        BRONNER SLOSBERG HUMPHREY, INC.

                                        By: /s/ [SIGNATURE ILLEGIBLE]^^
                                           ---------------------------------

                                       5
<PAGE>

                                  EXHIBIT F-1

                TENANT'S SHARE OF INCREASED OPERATING EXPENSES
                                TOWER BUILDING
                        ATTACHED TO AN]) MADE A PART OF
                         THE FIRST AMENDMENT OF LEASE
                            BETWEEN THE PRUDENTIAL
                    INSURANCE COMPANY OF AMERICA. LANDLORD
                      AND BRONNER SLOSBERG HUMPHREY, INC.

I.   Definitions

     TENANT shall reimburse LANDLORD for Tenant's proportionate share ("Tenant's
Share") of increased "Operating Expenses" (as herein defined) in excess of Base
Operating Expenses as follows:

I.   A. "Tenant's Share" of the amount of Operating Expenses in excess of Base
Operating Expenses for the First Amendment Spaces equals 1.44%.

       17,668   r.s.f. (Premises Net Rentable Area)
       --------------------------------------------
       1,226,539 s.f. (Building Net Rentable Area)

     B.   Base Operating Expenses equal 1996 Actual Operating Expenses

     C.   "Operating Expenses" shall mean any and all costs and expenses
          adjusted for 100% occupancy [except those listed in subparagraphs (a)
          through (e) below] actually paid or incurred by LANDLORD in connection
          with the ownership, management, operating, servicing, and maintenance
          of the Building, its utility services from the property line to the
          Building including, without limitation, the cost and expense of the
          following: salaries, wages, medical, surgical and general welfare and
          other so-called "fringe" benefits (including group insurance and
          retirement benefits) for employees of LANDLORD or any contractor of
          LANDLORD engaged in the cleaning, operation, maintenance or management
          of the Building, and payroll taxes, and worker's compensation
          insurance premiums relating thereto, gas, steam, fuel oil, water,
          sewer rental, electricity (exclusive of Tenants Electrical Usage),
          utility taxes, rubbish removal, fire, casualty, liability, rent and
          other insurance carried by LANDLORD, repairs, repainting, replacement,
          building supplies, uniforms, and cleaning thereof, window cleaning,
          service contracts with independent contractors for any of the
          foregoing (including, but not limited to elevator and air
          conditioning maintenance), management fees (whether or not paid to any
          person, firm or corporation having an interest in or under common
          ownership with LANDLORD or any of the persons, firms or corporations
          comprising -LANDLORD), legal fees and expenses incurred in connection
          with any application or proceeding brought for reduction of the
          assessed valuation of the
<PAGE>

          Building or any part thereof, but only if brought to have the effect
          of reducing TENANT'S cost, auditing fees and all other costs and
          expenses actually incurred in connection with the operation,
          maintenance and management of the Building and an allocated share of
          the "Center's Common Area Expenses" (as herein defined). Included in
          the foregoing will be the cost or portion thereof properly allocatable
          to the property (amortized over such reasonable period as LANDLORD
          shall determine together with the interest on the unamortized balance
          as the greater of 10% or the six month Treasury Bill rate for the date
          upon which funds for the project are committed) of any capital
          improvements made to the Building by the LANDLORD which result in
          appropriate reduction of Operating Expenses or made to the Building by
          the LANDLORD after the date of this Lease that are required under any
          governmental law or regulation that was not applicable to the Building
          on the date of this Lease. Operating Expenses shall be computed on an
          accrual basis and shall be determined in reasonable detail in
          accordance with generally accepted accounting principles consistently
          applied. They may be incurred directly or by way of reimbursement, and
          shall include taxes applicable thereto. The following shall be
          excluded in calculating Operating Expenses:

               (a) Depreciation or capital expenditures on the Building or any
          part thereof, except as included above;

               (b) Expenses incurred directly in leasing or in procuring any
          tenants, including advertising, promotion, public relations, sales,
          brokers' commissions, and expenses for tenant alterations or
          renovating space for new tenants;

               (c) Amortization and interest on indebtedness;

               (d) Real estate taxes or payments in lieu of real estate taxes
          except as provided for in Section 3.4 hereof;

               (e) The net amount of any insurance proceeds, reimbursements,
          discounts or allowances received by LANDLORD in connection with those
          "Operating Expenses" which are included.

               (f) Also excluded are the following:

                   (i)   cost of repairs or replacements incurred by reason of
               fire or other casualty or by the exercise or the right of eminent
               domain;

                   (ii)  advertising and promotional expenditures;

                   (iii) legal fees incurred in disputes with tenants, matters
               in connection with any underlying lease including, but not
               limited to, the conveyance or financing or refinancing thereof,
               negotiation of leases with prospective or current tenants,
               financing or refinancing of mortgagees, disputes with mortgagees
               not caused by TENANT and other
<PAGE>

               legal and auditing fees, other than legal and auditing fees
               reasonable incurred in connection with the preparation of
               statements required pursuant to additional rent or rental
               escalation provisions;

                    (iv)   costs incurred in performing work or furnishing
               services to or for individual tenants (including TENANT) other
               than work or services of a kind and scope which LANDLORD would be
               obligated to furnish TENANT without charge if such work were
               required in the Demised Premises pursuant to applicable law or
               codes as required by the governmental authority having
               jurisdiction;

                    (v)    the cost incurred by LANDLORD in performing work or
               furnishing any services to or for a tenant of space in the 0
               Building (including TENANT) for which a separate charge is made,
               including without limitation, the supply of overtime air-
               conditioning, ventilation and heating at LANDLORD'S cost and
               expense, regardless of the amount billed or received by LANDLORD
               for performing such work or furnishing such service;

                    (vi)   franchise and income taxes of LANDLORD;

                    (vii)  real estate taxes on land and/or Building to the
               extent included in this Lease;

                    (viii) the costs of providing overtime heat and air-
               conditioning to tenants of the Building to the extent that the
               same are payable by the tenants for whom such services are
               provided;

                    (ix)   rent under ground leases (if any)

                    (x)    all costs incurred in connection with or directly
               related to the original construction of the Building (as
               distinguished from operating expenses and the repair, maintenance
               and operations thereof);

                    (xi)   financing and refinancing costs, interest on debt or
               amortization payments on any mortgage or mortgages, and rental
               under any ground or underlying lease or leases;

                    (xii)  a bad debt loss, rent loss or any reserves

                    (xiii) All interest or penalties incurred as a result of
               LANDLORD'S failure to pay any costs or taxes as the same shall
               become due provided such failure shall not have been caused by
               TENANT;

                    (xiv)  any and all costs associated with the operation of
               the business of the entity which constitutes LANDLORD; excluded
               items
<PAGE>

               shall specifically include, but shall not be limited to,
               formation of the entity, costs of defending any lawsuits with any
               mortgagee (except as the actions of TENANT may be in issue),
               costs of selling, syndication, financing, mortgaging or
               hypothecating any of the LANDLORD'S interest in the Building,
               costs of any disputes between LANDLORD and its employees (if any)
               not engaged in the operation of the Building, disputes between
               LANDLORD and managers of the Building;

                    (xv)    (i) costs of printing and decorating for any
               tenant's space; (ii) the cost of providing overtime heat and air-
               conditioning to tenants of the Building to the extent that the
               same are payable by the tenants for whom such services are
               provided; and (iii) rent under ground leases (if any);

                    (xvi)   amounts for which LANDLORD has been reimbursed by
               insurance proceeds;

                    (xvii)  costs incurred in renovating or otherwise improving
               or decorating or redecorating space for tenants or other
               occupants in the Building or vacant space in the Building or
               costs related thereto;

                    (xviii) LANDLORD'S costs of electricity, incremental air-
               conditioning and other services sold to tenants for which
               LANDLORD is entitled to be reimbursed by tenants (whether or not
               actually collected by LANDLORD) as a separate additional charge
               or rental;

                    (xix)   any cost or expense incurred as a result of
               painting, decorating, carpet shampooing, drapery cleaning and
               wall washing within the rentable areas of the Building for a
               specific tenant as opposed to that performed for all tenants or
               common areas.

D.   "Center's Common Area Expenses" is defined as those costs and expenses
     incurred for the open areas, public areas and amenities within the
     Prudential Center which become a cost center to receive expenses deemed by
     the LANDLORD to be chargeable thereto which are accumulated and prorated
     against the income-generating elements of the Center by a formula
     predicated on a rentable area basis consistently applied annually. (The
     portion chargeable during 1995 to the Building is 30.5%, subject to change
     as rentable areas may change).

E.   "Calendar Year" is defined as any consecutive twelve (12) month period
     commencing January 1st, provided that LANDLORD, upon written notice to
     TENANT, may change from time to time to any other consecutive 12-month
     period, and in that event Tenant's Share of Operating Expenses shall be
     adjusted pro rata.
<PAGE>

II.  PAYMENT OF TENANT'S SHARE

     A.   LANDLORD shall on or after January 1 in each year give to Tenant a
          statement of Tenant's Estimated Share of Operating Expenses (Estimate)
          for the current calendar year. Tenant's Estimated Share of Operating
          Expenses shall be the product of Tenant's Share times the amount by
          which LANDLORD'S Estimate of Operating Expenses for the Calendar Year
          exceed Base Operating Expenses. TENANT shall reimburse LANDLORD
          monthly with each rent payment an amount equal to 1/12th of Tenant's
          Estimated Share of Operating Expenses. LANDLORD reserves the right
          during any year to adjust Tenant's Estimated Share of Operating
          Expenses in any year to reflect increases of 5% or more by which
          actual Operating Expenses are exceeding Estimated Operating Expenses.

     B.   LANDLORD shall on or before May 1, in each calendar year provide a
          Statement of Operating Expenses (Statement) for the prior calendar
          year prepared by an independent Certified Public Accountant which
          shall show in reasonable detail all items of Operating Expense for the
          prior year and Tenant's Share of such Operating Expenses with the
          amount of any difference due to LANDLORD or TENANT between Tenant's
          Estimated Share of Operating Expenses and Tenant's Share of Operating
          Expense for such year. The amount of any difference due TENANT shall
          accompany the Statement when delivered to TENANT. TENANT shall
          reimburse LANDLORD the amount of any difference due LANDLORD within
          thirty (30) days of receipt of LANDLORD'S Statement.

     C.   If any part of the original lease term or any extended lease term is
          less than a calendar year, the TENANT shall reimburse LANDLORD for
          Tenant's Share of Operating Expenses due in accordance with this
          Section II hereof as the number of days of the term or extended term
          contained in a calendar year bears to 365 days.

     D.   Upon expiration or termination of the Lease or extensions thereof, all
          reimbursements due under this Exhibit shall become due coincident with
          rent payments due LANDLORD for the last month of the lease term or any
          extended term thereof.

     E.   LANDLORD shall notify TENANT of any adjustment of Tenant's Share upon
          expiration or termination of Lease which shall be an estimate,
          computed by LANDLORD based upon the most recent figures available to
          and prepared by LANDLORD. LANDLORD shall notify TENANT after the end
          of the calendar year of any overpayment or underpayment resulting from
          such calculation of the Tenant's Share of Operating Expenses and
          TENANT and LANDLORD shall within thirty (30) days of receipt of said
          notice make appropriate payment to adjust overpayment or underpayment
          previously made. F. TENANT'S obligation to reimburse LANDLORD for
          Tenant's Share of Operating Expenses under this Exhibit and LANDLORD'S
          and TENANT'S

     F.   TENANT'S obligation to reimburse LANDLORD for Tenant's share of
          operating expenses under this Exhibit and LANDLORDS and TENANT'S

<PAGE>

          obligation to make adjustments referred to above shall survive
          expiration or termination of this Lease.

III. AVAILABILITY OF RECORDS

     A.   Within thirty (30) days after receipt by TENANT of LANDLORD'S
          Statement of Operating Expenses, TENANT may notify LANDLORD in writing
          of any cost items for which TENANT requests to see supporting data.
          Promptly upon receipt of such notice, LANDLORD will make available to
          TENANT or its agents for examination, at such place in Metropolitan
          Boston as LANDLORD may reasonably designate, at TENANT'S expense, such
          appropriate accounting books and records of LANDLORD as shall relate
          to the items so designated by TENANT. TENANT shall cause all
          information so obtained to be held in strict confidence.
          Notwithstanding the giving of said notice, TENANT shall make payment
          of all amounts indicated in LANDLORD'S Estimate or Statement within
          thirty (30) days of said notice.

          At any time within sixty (60) days after LANDLORD'S accounting books
          and records relating to the designated cost items shall have been made
          available to TENANT as aforesaid, TENANT may dispute in writing any
          specific, significant (i.e., having an effect of an increase of over
          5%) item or items included by LANDLORD. If such dispute is not
          amicably settled between LANDLORD and TENANT within thirty (30) days
          after TENANT'S notice thereof, either party may during the next
          succeeding thirty (30) days (upon written notice to the other party
          accompanied by a copy of its letter of submission setting forth the
          items of dispute) refer such disputed item or items to an independent,
          nationally-recognized Certified Public Accounting firm (to be selected
          by LANDLORD and to be other than the firm that issued the
          certification of Estimate or Statement) for decision and the decision
          of such accounting firm shall be conclusive and binding upon LANDLORD
          and TENANT. The expenses involved in such determination shall be borne
          by the party against whom a decision is rendered by said accounting
          firm provided that if more than one item is disputed and a decision
          shall be rendered against each party in respect to any item or number
          of items so disputed, then the expenses shall be apportioned according
          to the amounts decided against each party. Within thirty (30) days
          after the rendering of such decision, LANDLORD shall make any
          adjustments required thereby to the Estimate or Statement.
<PAGE>

                           SECOND AMENDMENT OF LEASE

     Reference is made to that certain lease dated May 31, 1995, as amended by a
First Amendment of Lease ("First Amendment") dated June 21, 1996, by and between
The Prudential Insurance Company of America, as Landlord, and Bronner, Slosberg,
Humphrey, Inc., as Tenant, leasing space in Prudential Tower, Boston,
Massachusetts, collectively hereinafter the "Lease".

     Background. The Lease provides in paragraph number 7 of the First
     ----------
Amendment, that Tenant may exceed its Tenant Allowance of $32.50 per RSF to a
maximum of $45.00 per RFS with the excess above $32.50 to be amortized with
interest at 10% as Reimbursement Rent as provided for in Sections 2 and 3.1(b)
of the Lease. Tenant has spent $45.00 per RSF for Tenant Improvements on the
First Amendment Spaces on the Fifth Floor of the Building. Landlord and Tenant
desire to further amend the Lease to provide for the payment of Reimbursement
Rent to amortize the $12.50 per RSF excess in Tenant Allowance for the First
Amendment Spaces.

     NOW, THEREFORE, in consideration of the mutual promises contained herein,
Landlord and Tenant agree that the Lease is hereby further amended as follows:

     1.   Tenant agrees to pay commencing in September, 1996 and monthly
          thereafter throughout and including November, 2005, the sum of
          $3,074.38 as Reimbursement Rent for the First Amendment Spaces. The
          payment of Reimbursement Rent for the First Amendment Spaces shall be
          made in the same manner and at the same time as in Section 3 of the
          Lease. Attached hereto as Schedule 1 is a summary of the payments of
          Reimbursement Rent for the 5th Floor (First Amendment Spaces).

     2.   Defined terms used herein shall have the meaning specified in the
          Lease.

     3.   Except as herein amended, the Lease is ratified and affirmed.

Executed as of September 1, 1996.

LANDLORD
--------

THE PRUDENTIAL INSURANCE COMPANY OF AMERICA

By: /s/ David Raszmann
   -------------------
   David Raszmann
   Vice President

TENANT:
------

BRONNER, SLOSBERG, HUMPHREY, INC.

BY: /s/ [ILLEGIBLE] ^^
   ------------------------------
<PAGE>

                           THIRD AMENDMENT OF LEASE
                           ------------------------

     Reference is made to that certain lease dated May 31, 1995 by and between
The Prudential Insurance Company of America as LANDLORD and Bronner Slosberg
Humphrey, Inc., as TENANT, as amended by a First Amendment of Lease dated June
21, 1996, and a Second Amendment of Lease executed as of September 1, 1996,
collectively hereinafter the Lease.

     WHEREAS, LANDLORD and TENANT mutually desire to further amend the Lease to
add additional space (the Third Amendment Space) to the Premises.

     NOW, THEREFORE, in consideration of the mutual promises contained herein,
LANDLORD and TENANT agree that the Lease is amended as follows:

     I.   The Lease is hereby amended to add the Twenty-Fifth Floor and Twenty-
          Sixth Floor (collectively the Third Amendment Space) to the Premises.

          A. TWENTY-FIFTH FLOOR
             ------------------

             1.   Effective March 1, 1997, (Twenty-Fifth Floor Commencement
                  Date) the entire Twenty-Fifth Floor of the Building consisting
                  of approximately 25,676 RSF is added to the Premises on all
                  the terms and conditions of the Lease except as provided
                  herein.

             2.   The rent for the Twenty-Fifth Floor shall be as follows:

                  March 1, 1997 - November 30, 2000 at the rate of $30.00 per
                  RSF; $770,280.00 per year, monthly payment $64,190.00.00
                  December 1, 2000 - November 30, 2005 at the rate of $33.00 per
                  RSF, $847,308.00 per year, monthly payment $70,609.00

             3.   All rent shall be paid monthly as provided in the Lease, in
                  addition to the rent currently provided for in the Lease.

          B. TWENTY-SIXTH FLOOR
             ------------------

             1.   Effective September 1, 1997, (Twenty-Sixth Floor Commencement
                  Date) the entire Twenty-Sixth Floor of the Building consisting
                  of approximately 25, 676 RSF is added to the Premises on all
                  terms and conditions of the Lease except as provided herein.
<PAGE>

             2.   Rent for the Twenty-Sixth Floor shall be as follows:

                  September 1, 1997 - November 30, 2000 at the rate of $30.00
                  per RSF $770,280.00 per year, monthly payment $64,190.00
                  December 1, 2000 - November 30, 2005 - at 33.00 per RSF,
                  $847,308.00 per year, monthly payment $70,609.00

             3.   All rent shall be paid monthly as provided in the Lease, in
                  addition to the rent then currently provided for in the Lease.

             4.   Tenant has advised Landlord that depending on Tenant's space
                  needs, Tenant may sublease all or part of the Twenty-Sixth
                  Floor. Landlord agrees that it will process any request for a
                  sublease in a timely fashion in accordance with the terms of
                  the Lease.

          C.

             1.   OPERATING EXPENSES. R.E. TAXES AND ELECTRICAL CHANGES
                  ---------------------------------- ------------------

                  Commencing on January 1, 1998, TENANT shall reimburse LANDLORD
                  for Increased Expenses and increased Real Estate taxes for the
                  Third Amendment Space in excess of the Operating Expenses
                  incurred by Landlord in 1997 and the Real Estate taxes paid in
                  1997 as provided in Section 3.2 of the Lease as modified
                  herein and Exhibit F-3 attached. The budgeted Operating
                  Expenses and Real Estate taxes for 1996 are $8.25 per RSF and
                  $4.75 per RSF respectively.

             2.   SHARE
                  -----

                  Tenant's share with respect to Third Amendment Space
                  consisting of a total of 51,352 RSF will be 4.19%.

             3.   ELECTRIC REIMBURSEMENT
                  ----------------------

                  TENANT shall pay directly to Boston Edison Company or other
                  provider of electrical service to the Third Amendment Space
                  the cost for electricity used in the Third Amendment Space for
                  lighting and office receptacles.

          D. TENANT IMPROVEMENTS
             -------------------

             1.   LANDLORD will deliver the Third Amendment Space in shell

                                       2
<PAGE>

                  condition. LANDLORD shall perform the work specified in
                  Exhibit B attached prior to the Commencement Dates for the
                  respective floors. In addition, LANDLORD will provide TENANT
                  with a Tenant Improvement Allowance for the Third Amendment
                  Space equal to $45.00 per RSF to be used for defraying the
                  costs of tenant design construction and related expenses in
                  connection with the Third Amendment Space. LANDLORD'S
                  contribution to the Tenant allowance shall be limited to a
                  combined total for both floors of $2,310,840.00 (Total Tenant
                  Improvement Allowance). The Tenant Improvement Allowance for
                  each floor will be paid in cash within thirty (30) days of
                  Landlord's receipt of invoices in reasonable detail for the
                  Tenant Improvements. Tenant may allocate the amount of the
                  Total Tenant Improvement Allowance between the Twenty-Fifth
                  Floor and the Twenty-Sixth Floor as it sees fit, provided in
                  no event will less than thirty two and 50/100 ($32.50) dollars
                  per RSF be spent on either floor.

             2.   In the event TENANT'S cost of preparing the Third Amendment
                  Space for TENANT'S use and occupancy exceeds the Tenant
                  Improvement Allowance, LANDLORD agrees, upon receipt of
                  invoices in reasonable detail demonstrating the amount of such
                  excess, to increase the amount of the Tenant Improvement
                  Allowance (Excess Tenant Improvement Allowance) to an amount
                  equal to TENANT'S costs of preparing the Third Amendment Space
                  provided, however, that the total amount of Tenant Improvement
                  Allowance and Excess Tenant Improvement Allowance shall not
                  exceed $55.00 per RSF under any circumstances. TENANT shall
                  reimburse LANDLORD for the amount, if any, of the Excess
                  Tenant Improvement Allowance by the payment of Reimbursement
                  Rent throughout the term sufficient to amortize the Excess
                  Tenant Improvement Allowance with an interest factor of 10%.
                  LANDLORD AND TENANT agree to enter into a lease amendment
                  specifying the amount of Reimbursement Rent when amount of
                  Excess Tenant Improvement allowance is known but no later than
                  sixty days after completion of the Tenant Improvements for the
                  Twenty-Sixth Floor. Payments of Reimbursement Rent shall be
                  paid monthly as provided in Section 3.1 of the Lease. All work
                  in connection with the Tenant Improvements shall be performed
                  in a good and workmanlike manner in compliance with all
                  applicable law and regulations as provided in the Lease.

          E.      PARKING
                  -------

                  As provided in the Lease, TENANT shall be entitled to lease,
                  at then

                                       3
<PAGE>

                  current monthly rates, up to twenty-six (26) additional
                  parking spaces from the Prudential Center garage operator in
                  excess of those currently leased. The rate for monthly parking
                  spaces as of June 1, 1996 is $250.00 per month.

          F.      LEASE SECURITY
                  --------------

                  1. Twenty-Fifth Floor
                     ------------------

                     No later than thirty (30) days prior to the commencement of
                     construction for preparing the Twenty-Fifth Floor for
                     TENANT use and occupancy, TENANT shall deliver to LANDLORD
                     an irrevocable standby letter of credit for the Twenty-
                     Fifth Floor (the "25th Floor L.C.") in favor of LANDLORD in
                     a face amount equal to 50% of the Transaction Costs
                     incurred or to be incurred by LANDLORD for the Twenty-Fifth
                     Floor as hereinafter defined. The 25th Floor L.C. must (i)
                     be issued by an institution reasonably acceptable to
                     LANDLORD, (ii) have an initial term of not less than twelve
                     (12) months and (iii) be acceptable in form and substance
                     to LANDLORD. Transaction Costs for the purpose of
                     determining the face amount of the 25th Floor L.C. shall
                     include all costs incurred by LANDLORD in (i) the
                     negotiation and execution of this Lease Amendment for the
                     Twenty-Fifth Floor, and (ii) the preparation of the Twenty-
                     Fifth Floor for TENANT'S use and occupancy, including but
                     not limited to all Tenant Allowances for the Twenty-Fifth
                     Floor, (iii) real estate brokerage commissions, (iv) any
                     unreimbursed costs incurred by LANDLORD's Contract Manager
                     and (v) attorney's fees specifically incurred in connection
                     with the negotiation and execution of this Third Lease
                     Amendment. Based upon Transaction Costs assuming total
                     Tenant Improvement Allowances of $55.00 per RSF plus
                     brokerage fees and attorneys' fees, the Initial Face Amount
                     of the Letter of Credit shall be One Million Three Hundred
                     Seventy Five Thousand ($1,375,000) Dollars. LANDLORD shall
                     provide TENANT with a statement of LANDLORD'S Lease
                     Transaction Costs in reasonable detail as soon as the same
                     are finally determined. If the actual amount of fifty
                     percent (50%) of LANDLORD's Transaction Costs are
                     determined to be more or less One Million Three Hundred
                     Seventy Five Thousand ($1,375,000) Dollars, then the 25th
                     Floor L.C. shall be adjusted to an amount equal to fifty
                     percent (50%) of the LANDLORD's Transaction Costs.

                                       4
<PAGE>

                  2. Twenty-Sixth Floor
                     ------------------

                     No later than thirty (30) days prior to the commencement of
                     construction for preparing the Twenty-Sixth Floor for
                     TENANT use and occupancy, TENANT shall deliver to LANDLORD
                     an irrevocable standby letter of credit for the Twenty-
                     Sixth Floor (the "26th Floor L.C.") in favor of LANDLORD in
                     a face amount equal to 50% of the Transaction Costs
                     incurred or to be incurred by LANDLORD for the Twenty-Sixth
                     Floor as hereinafter defined. The 26th Floor L.C. must (i)
                     be issued by an institution reasonably acceptable to
                     LANDLORD, (ii) have an initial term of not less than twelve
                     (12) months and (iii) be acceptable in form and substance
                     to LANDLORD. Transaction Costs for the purpose of
                     determining the face amount of the 26th Floor L.C. shall
                     include all costs incurred by LANDLORD in (i) the
                     negotiation and execution of this Lease Amendment for the
                     Twenty-Sixth Floor, and (ii) the preparation of the Twenty-
                     Sixth Floor for TENANT'S use and occupancy, including but
                     not limited to all Tenant Allowances for the Twenty-Sixth
                     Floor, (iii) real estate brokerage commissions, (iv) any
                     unreimbursed costs incurred by LANDLORD's Contract Manager
                     and (v) attorney's fees specifically incurred in connection
                     with the negotiation and execution of this Third Lease
                     Amendment. Based upon Transaction Costs assuming total
                     Tenant Improvement Allowances of $55.00 per RSF plus
                     brokerage fees and attorneys' fees, the Initial Face Amount
                     of the Letter of Credit shall be One Million Three Hundred
                     Seventy Five Thousand ($1,375,000) Dollars. LANDLORD shall
                     provide TENANT with a statement of LANDLORD'S Lease
                     Transaction Costs in reasonable detail as soon as the same
                     are finally determined. If the actual amount of fifty
                     percent (50%) of LANDLORD's Transaction Costs are
                     determined to be more or less One Million Three Hundred
                     Seventy Five Thousand ($1,375,000) Dollars, then the 26th
                     Floor L.C. shall be adjusted to an amount equal to fifty
                     percent (50%) of the LANDLORD's Transaction Costs.

                  3. Application Third Amendment Security
                     ------------------------------------

                     Upon delivery to LANDLORD of the 25th Floor L.C. and the
                     26th Floor L.C. or an amendment increasing the 25th Floor
                     L.C. in lieu of the 26th Floor L.C. (collectively the
                     "Third Amendment Security"). LANDLORD shall hold the Third
                     Amendment Security in accordance with Section 12.14 of the
                     Lease and shall be

                                       5
<PAGE>

                     entitled to draw upon the Third Amendment Security pursuant
                     to and in accordance with Section 12.14 of the Lease. The
                     Third Amendment Security shall be subject to the reduction
                     provisions set forth in paragraph number 4 below.

                  4. Reduction in Third Amendment Security
                     -------------------------------------

                     The face amount of the Third Amendment Security shall be
                     reduced by fourteen (14%) percent each year commencing on
                     the Initial Third Amendment Security Reduction Date (as
                     hereinafter defined) and on each anniversary thereof,
                     provided each of the conditions set forth below (Third
                     Amendment Security Reduction Conditions) are satisfied at
                     the time of any reduction. The Initial Third Amendment
                     Security Reduction Date shall occur within one hundred
                     twenty (120) days after the end of TENANT'S fiscal year
                     occurring on or after December 31, 1998.

     The following Third Amendment Security Reduction Conditions must be
     satisfied at the time of any reduction of the Letter of Credit.

          1. The letter(s) of credit representing the Third Amendment Security
             must not have been previously drawn upon by LANDLORD for any
             reason.

          2. TENANT must not be in default of any material obligation under the
             Lease beyond any applicable grace and cure period.

          3. Michael Bronner shall own not less than 60% of the capital stock of
             TENANT.

          4. TENANT shall have delivered to LANDLORD, within ninety (90) days of
             the end of TENANT'S fiscal year (ILL - 12/31) a copy of TENANT'S
             financial statements for such fiscal year prepared by a nationally
             recognized certified public accounting firm in accordance with GAAP
             standards.

          5. LANDLORD SHALL not have delivered a written notice to TENANT within
             thirty (30) days of receipt of TENANT'S financial statements for
             such fiscal year that LANDLORD'S Annual Review of TENANT'S
             financial status is unsatisfactory for the purposes of a Third
             Amendment

                                       6
<PAGE>

             Security Reduction because during the past fiscal year one or more
             of the following has occurred:

             a.   There has been a loss of client contract(s) representing 15%
            or more of TENANT'S Base Year Gross Revenue unless such revenue loss
            has been replaced by new contracts. For the purpose of this sub-
            paragraph, Base Year Gross Revenue shall mean TENANT'S revenue from
            all sources for TENANT'S 1994 fiscal year.

             b.   TENANT'S Operating Margin is less than 15% of Gross Revenue.
             Gross Revenue is defined as all revenue from all sources. Operating
             Margin is defined as Operating Income divided by gross revenues.
             Operating Income is defined as net income or loss plus
             depreciation, interest expenses and Principal's Compensation.

             c.   TENANT'S third party debt service expense exceed 10% of
             TENANT'S net income before Principal's Compensation on an annual
             basis.

             d.   TENANT has failed to maintain unrestricted cash on hand
             sufficient to meet current liabilities becoming due in any calendar
             month excluding notes due to shareholders. Notwithstanding the
             foregoing, distributions or payments to shareholders at the end of
             TENANT'S fiscal year or otherwise made in anticipation of receipt
             of receivables within the thirty days following such distribution
             or payment shall not result in TENANT'S financial status being
             unsatisfactory for the purpose of a Letter of Credit reduction
             unless such distributions or payments have resulted in TENANT being
             in default of its current liabilities during any calendar month of
             the year being reported on. TENANT shall provide LANDLORD at the
             end of each fiscal year with a summary report in reasonable detail
             showing TENANT'S unrestricted cash on hand and current liabilities
             for each calendar month of such fiscal year.

             e.  For the purpose of the foregoing (a-d), all undefined
             accounting terms shall be determined in accordance with Generally
             Accepted Accounting Practices.

             In any year during the term all the Third Amendment Security
             Reduction

                                       7
<PAGE>

             Conditions are not satisfied as of the anniversary of the Third
             Amendment Security Reduction Date for such year, the Third
             Amendment Security shall not be reduced in such year. If the Third
             Amendment Security is not reduced in any year, it may be reduced in
             subsequent year(s) if the Third Amendment Security Reduction
             Conditions are met for such year(s) but, in no event shall the
             Third Amendment Security be reduced by more than 14% in any one
             year.

             At the end of the fixed term of the Lease, LANDLORD shall return
             the Third Amendment Security or any unapplied proceeds of the Third
             Amendment Security then held by LANDLORD.

          G. TERMS
             -----

             Terms used herein shall have the same meaning as provided in the
             Lease unless otherwise indicated.

     Except as herein modified and amended, the Lease is ratified and affirmed.

     Executed this 5th day of November, 1996.
                   ---        --------

LANDLORD:
THE PRUDENTIAL INSURANCE COMPANY OF AMERICA

By:/s/ David Raszmann
   --------------------------

TENANT:
BRONNER SLOSBERG HUMPHREY, INC.

By:/s/[ILLEGIBLE]
   --------------------------

                                       8
<PAGE>

                         FOURTH AMENDMENT OF LEASE

     Reference is made to that certain lease dated May 31, 1995 by and between
The Prudential Insurance Company of America as LANDLORD and Bronner Slosberg
Humphrey, Inc., as TENANT, as amended by a First Amendment of Lease dated
June 21, 1996, and a Second Amendment of Lease executed as of September 1, 1996,
and a Third Amendment of Lease dated November 5, 1996, collectively hereinafter
the Lease.

     WHEREAS, LANDLORD and TENANT mutually desire to further amend the Lease to
add additional space (the Fourth Amendment Space) to the Premises and to amend
sections 12.15 and 12.16A of the Lease.

     NOW, THEREFORE, in consideration of the mutual promises contained herein,
LANDLORD and TENANT agree that the Lease is amended as follows:

     I. FOURTH AMENDMENT SPACE
        ----------------------

     The Lease is hereby amended to add the Fourth Amendment Space consisting of
(i) Twenty-Seventh Floor of the Building to the Premises effective May 1, 1997,
and (ii) a portion of the Fourth Floor (10,106 RSF) on January 1, 1998.

          A.   TWENTY-SEVENTH FLOOR
               ---------------------

           1.  Effective May 1, 1997, (Twenty-Seventh Floor Commencement Date)
               the entire Twenty-Seventh Floor of the Building consisting of
               approximately 25,676 RSF as outlined in Exhibit A is added to the
               Premises on all the terms and conditions of the Lease except as
               provided herein.

           2.  The rent for the Twenty-Seventh Floor shall be as follows:

               May 1, 1997 - APRIL 30, 2002 at the rate of $30.00 per RSF;
               $770,280.00 per year, monthly payment $64,190.00.00
               May 1, 2002 - November 30, 2005 at the rate of $35.00 per RSF,
               $898,660.00 per year, monthly payment $74,888.33

           3.  All rent for the fourth Amendment Space shall be paid monthly as
               provided in the Lease, and shall be in addition to the rent
               currently provided for in the Lease.
<PAGE>

          B.   PORTION OF FOURTH FLOOR.
               -----------------------

                  On January 1, 1998, 10,106 RSF (THE "1998 Space") on the
                  Fourth Floor of the Building as outlined in Exhibit A2
                  attached, shall be added to the Premises on all the terms and
                  conditions of the Lease except as provided herein. The rent
                  for the 1998 Space shall be at the rate of $27.50 per RSF
                  ($277,915.00 per year/$23,159.58 per month). The rent for the
                  1998 Space shall be in addition to other rent then payable.
                  The rent for the 1998 Space shall be abated for the period
                  January 1, 1998 through February 28, 1998.

          C.   OPERATING EXPENSES, R.E. TAXES AND ELECTRICAL CHARGES AND OTHER
               ---------------------------------------------------------------
               CONDITIONS.
               ----------

               1. Commencing on January 1, 1998, for the Twenty-Seventh Floor
                  and on March 1, 1998 for the 1998 Space, Tenant shall
                  reimburse Landlord for Increased Operating Expenses and
                  increased Real Estate taxes for the Fourth Amendment Space in
                  excess of the Operating Expenses incurred by Landlord in 1997
                  and the Real Estate taxes paid in 1997 as provided in
                  Section 3.2 of the Lease as modified herein and Exhibit F-4
                  attached. The budgeted Operating Expenses and Real Estate
                  taxes for 1996 are $8.00 per RSF and $4.75 per RSF
                  respectively.

               2. SHARE - TENANT's share with respect to Fourth Amendment Space
                  -----
                  will be 2.09% from May 1, 1997 to January 1, 1998. After
                  January 1, 1998, Tenant's share for the Fourth Amendment Space
                  will be 2.92%.

               3. ELECTRIC REIMBURSEMENT - TENANT shall pay directly to
                  ------------------------
                  Boston Edison Company or other provider of electrical service
                  to the Twenty-Seventh Floor the cost as billed to Tenant for
                  electricity used in the Twenty-Seventh Floor for lighting and
                  office receptacles. Tenant shall reimburse Landlord monthly in
                  arrears within thirty (30) days of receipt of Landlord's
                  invoice for the cost of electricity consumed in the 1998 Space
                  as determined by a check meter and Landlord's cost of
                  electricity from time to time.

             4.   TENANT IMPROVEMENTS - LANDLORD will deliver the twenty-seventh
                  -------------------
                  Floor in shell condition as described in Exhibit C attached
                  hereto and made a part hereof with the new fireproofing and
                  sprinkler mains in place. LANDLORD will provide TENANT with a
                  Tenant Improvement Allowance for the Twenty-Seventh Floor
                  equal to 40.00 per RSF to be used for defraying the costs of
                  tenant design,

                                       2
<PAGE>

          construction and related expenses in connection with the Tenant
          Improvements for the Twenty-Seventh Floor. The Tenant Improvement
          Allowance will be paid in cash within thirty (30) days of Landlord's
          receipt of invoices in reasonable detail for the Tenant Improvements.
          In addition, Landlord will provide Tenant with a $30,000 allowance to
          renovate the bathrooms on the 27th floor in accordance with the
          Building's bathroom renovation program.

          At Tenant's election, notice of which shall be given to Landlord by
          May 1, 1997, the 1998 Space shall be delivered to Tenant either

          (a)  In "As Is" condition, broom clean and clear of all occupants with
               asbestos containing material beneath the surface of the interior
               columns and the existing tile floor mastic removed and all
               surfaces disturbed by such removal restored to pre-removal
               condition, all at Landlord's sole expense or;

          (b)  In shell condition as described in Exhibit C subject to the last
               sentence of this sub-section 4.

          Landlord shall provide Tenant a Tenant Allowance equal to $20.00 per
          RSF. The Tenant Allowance shall be payable as provided in the third
          full Paragraph on Page 4 of the Lease. In no event shall the Tenant
          Allowance for the 1998 Space exceed $202,120.00. Landlord has
          previously (i) installed sprinklers; (ii) refireproofed the Fourth
          Floor ceiling, and (iii) renovated the Fourth Floor bathrooms.

     5.   PARKING - As provided in the Lease, effective on May 1, 1997,
          -------
          upon the addition of the twenty-seventh Floor, TENANT shall be
          entitled to lease, at then current monthly rates, up to thirteen (13)
          additional parking spaces from the Prudential Center garage operator
          in addition to those currently leased. The rate for monthly parking
          spaces as of January 1, 1997 is $260.00 per month. Effective
          January 1, 1998. upon the addition of the 1998 Space to the Premises,
          Tenant shall be entitled to lease five (5) additional spaces on the
          same terms.

D. LEASE SECURITY - FOURTH AMENDMENT SPACE (27TH FLOOR AND 1998 SPACE)
   -------------------------------------------------------------------

     1.   No later than thirty (30) days prior to the commencement of
          construction for preparing the twenty-seventh Floor for TENANT use and
          occupancy, TENANT shall deliver to LANDLORD an irrevocable standby
          letter of credit for the twenty-seventh Floor (the "27th Floor

                                       3
<PAGE>

          the 27th Floor L.C. shall include all costs incurred by LANDLORD in
          (i) the negotiation and execution of this Lease Amendment for the
          Twenty-Seventh Floor, and (ii) the preparation of the Twenty-Seventh
          Floor for TENANT'S use and occupancy, including but not limited to all
          Tenant Allowances for the Twenty-Seventh Floor, (iii) real estate
          brokerage commissions, (iv) any unreimbursed costs incurred by
          LANDLORD's Contract Manager and (v) attorney's fees specifically
          incurred in connection-with the negotiation and execution of this
          Fourth Lease Amendment. Based upon Transaction Costs consisting of
          Tenant Improvement Allowances of $40.00 per RSF plus brokerage fees
          and attorneys' fees, the Initial Face Amount of the Letter of Credit
          shall be Six Hundred Thousand ($600,000) Dollars. LANDLORD shall
          provide TENANT with a statement of LANDLORD'S Lease Transaction Costs
          in reasonable detail as soon as the same are finally determined. If
          the actual amount of LANDLORD's Transaction Costs are determined to be
          more or less than One Million Two Hundred Thirty Thousand ($1,230,000)
          Dollars, then the 27th Floor L.C. shall be adjusted to an amount equal
          to fifty percent (50%) of the LANDLORD's Transaction Costs.

     2.   Effective January 1, 1998, Tenant shall deliver to Landlord either an
          amendment to the Twenty-Seventh Floor LC increasing the then existing
          face amount by One Hundred Thirty-Seven Thousand ($137,000) Dollars
          representing 50% of the transaction costs for the 1998 Space, or an
          additional letter of credit (the "1998 LC") as security for the 1998
          Space, which letter of credit shall comply with the requirement of
          this Section D except that the amount of the 1998 LC shall be
          $137,000.

     3.   Application Fourth Amendment Security
          -------------------------------------

          LANDLORD shall hold the Twenty-Seventh Floor LC and the 1998 LC or an
          amendment to the Twenty-Seventh Floor LC in lieu of the 1998 LC
          collectively the "Fourth Amendment Security" in accordance with
          Section 12.14 of the Lease and shall be entitled to draw upon the
          Fourth Amendment Security pursuant to and in accordance with Section
          12.14 of the Lease. The Fourth Amendment Security shall be subject to
          the reduction provisions set forth in paragraph number 4 below.

     4.   Reduction in Fourth Amendment Security
          --------------------------------------

          The face amount of the Fourth Amendment Security shall be reduced

                                       4
<PAGE>

          by sixteen (16%) percent each year commencing on the Initial Fourth
          Amendment Security Reduction Date (as hereinafter defined) and on
          each anniversary thereof, provided each of the conditions set forth
          below (Fourth Amendment Security Reduction Conditions) are satisfied
          at the time of any reduction. The Initial Fourth Amendment Security
          Reduction Date shall occur within one hundred twenty (120) days after
          the end of TENANT'S fiscal year occurring on or after December 31,
          1998. -

The following Fourth Amendment Security Reduction Conditions must be satisfied
at the time of any reduction of the Letter of Credit:

     1. The letter(s) of credit representing the Fourth Amendment Security must
        not have been previously drawn upon by LANDLORD for any reason.

     2. TENANT must not be in default of any material obligation under the Lease
        beyond any applicable grace and cure period.

     3. Michael Bronner shall own not less than 60% of the capital stock of
        TENANT.

     4. TENANT shall have delivered to LANDLORD, within ninety (90) days of the
        end of TENANT'S fiscal year (1/1 - 12/31) a copy of TENANT'S financial
        statements for such fiscal year prepared by a nationally recognized
        certified public accounting firm in accordance with GAAP standards.

     5. LANDLORD shall not have delivered a written notice to TENANT within
        thirty (30) days of receipt of TENANT'S financial statements for such
        fiscal year that LANDLORD'S Annual Review of TENANT'S financial status
        is unsatisfactory for the purposes of a Fourth Amendment Security
        Reduction because during the past fiscal year one or more of the
        following has occurred:

        a.  There has been a loss of client contract(s) representing 15% or more
     of TENANT'S Base Year Gross Revenue unless such revenue loss has been
     replaced by new contracts. For the purpose of this sub-paragraph, Base Year
     Gross Revenue shall mean TENANT'S revenue from all sources for TENANT'S
     1994 fiscal year.

                                       5
<PAGE>

        b. TENANT'S Operating Margin is less than 15% of Gross Revenue. Gross
        Revenue is defined as all revenue from all sources. Operating Margin is
        defined as Operating Income divided by gross revenues. Operating Income
        is defined as net income or loss plus depreciation, interest expenses
        and Principal's Compensation.

        c. TENANT'S third party debt service expense exceed 10% of TENANT'S net
        income before Principal's Compensation on an annual basis.

        d. TENANT has failed to maintain unrestricted cash on hand sufficient to
        meet current liabilities becoming due in any calendar month excluding
        notes due to shareholders. Notwithstanding the foregoing, distributions
        or payments to shareholders at the end of TENANT'S fiscal year or
        otherwise made in anticipation of receipt of receivables within the
        thirty days following such distribution or payment shall not result in
        TENANT'S financial status being unsatisfactory for the purpose of a
        Letter of Credit reduction unless such distributions or payments have
        resulted in TENANT being in default of its current liabilities during
        any calendar month of the year being reported on. TENANT shall provide
        LANDLORD at the end of each fiscal year with a summary report in
        reasonable detail showing TENANT'S unrestricted cash on hand and current
        liabilities for each calendar month of such fiscal year.

        e.  For the purpose of the foregoing (a-d), all undefined accounting
        terms shall be determined in accordance with Generally Accepted
        Accounting Practices.

        In any year during the term all the Fourth Amendment Security Reduction
        Conditions are not satisfied as of the anniversary of the Fourth
        Amendment Security Reduction Date for such year. the Fourth Amendment
        Security shall not be reduced in such year. If the Fourth Amendment
        Security is not reduced in any year, it may be reduced in subsequent
        year(s) if the Fourth Amendment Security Reduction Conditions are met
        for such year(s) but, in no event shall the Fourth Amendment Security be
        reduced by more than 16% in any one year

        At the end of the fixed term of the Lease, LANDLORD shall return the

                                       6
<PAGE>

        Fourth Amendment Security or any unapplied proceeds of the Fourth
        Amendment Security then held by LANDLORD.

     II. OTHER AMENDMENTS
         ----------------

           1. Section 12.15. The provisions of Section 12.15 of the Lease are
              --------------
              hereby amended to change the time period of Advance Notice Tenant
              must give Landlord to exercise it right, to extend the Lease from
              twelve (12) months advance written notice to eighteen (18) months
              advance written notice.

          2.  Section 12.16A As currently appearing in the Lease is amended to
              --------------
              recognize that the 1998 Space has been added to the Premises and
              no longer is subject to the Option as originally set out in
              Section 12.16. Henceforth, the option contained in Section 12.16A
              shall read as follows:

              "Tenant shall have the option, provided Tenant is not in default
              hereunder beyond any grace or cure period, to add the balance of
              the Fourth Floor of the Building consisting of approximately
              14,609 RSF (Third Year Option) to the Premises on January 1, 1999.
              Tenant shall advise Landlord in writing, no later than June 30,
              1998, of Tenant's exercise of its Third Year Option. If Tenant
              exercises its Third Year Option, the Third Year Option Space shall
              be added to the Premises no later than January 1, 1999 at the rent
              set forth on the Lease Cover Sheet and on all the other terms and
              conditions of the Lease, except that (i) the Tenant Design and
              Construction Allowance for the Third Year Option Floor shall be
              twenty ($20.00) per RSF and (ii) the rent for the Third Year
              Option Floor shall be abated for the first two months to allow for
              construction".

          G.  TERMS
              -----

              Terms used herein shall have the same meaning as provided in the
              Lease unless otherwise indicated.

    In the event the balance of the Fourth Floor becomes available prior to
January 1, 1999, Landlord agrees to promptly so advise Tenant and Tenant may add
such space to the Premises on the terms outlined above prior to January 1, 1999,
but shall not be required to do so and Tenant's future rights to such space
shall be unaffected.

    Except as herein modified and amended, the Lease is ratified and affirmed.

                                       7
<PAGE>

          Executed this 22nd day of January 1997
                        ----        -------

     LANDLORD:
     THE PRUDENTIAL INSURANCE COMPANY OF AMERICA

     By:/s/ David Raszmann
        ---------------------------

     TENANT:
     BRONNER SLOSBERG HUMPHREY, INC.

     By:/s/[ILLEGIBLE]
        ---------------------------

                                       8
<PAGE>

                          FOURTH AMENDMENT EXHIBIT A

                            [DIAGRAM APPEARS HERE]

                   27TH FLOOR PRUDENTIAL TOWER - RENTAL PLAN
<PAGE>

                           BRONNER SLOSBERG HUMPHREY
                           FOURTH AMENDMENT
                           EXHIBIT A-2

                            [DIAGRAM APPEARS HERE]

                   4TH FLOOR PRUDENTIAL TOWER - RENTAL PLAN
<PAGE>

                           BRONNER SLOSBERG HUMPHREY
                          FOURTH AMENDMENT EXHIBIT C

                        DESCRIPTION OF SHELL CONDITION
                        ------------------------------

     The Premises shall be deemed completed "in shell condition" upon LANDLORD'S
furnishing and installing the following:

     WINDOWS: Full Floor Tenant -- Delivered with building standard venetian
     blinds and solar reflective film. Building standard blinds are levelor
     energy conservation reflective type.

     FLOORS: Full Floor Tenant -- Delivered in rough condition, ready to
     accept leveling and fill where appropriate. The floors are cellular type
     with concrete composite fill on a metal decking. Electrical and telephone
     closets delivered with rough concrete floor.

     COLUMNS: Full Floor Tenant -- Delivered with unpainted concrete or hard
     surface fireproofing on interior columns. The exterior columns shall be
     delivered ready to accept finishes.

     ELEVATOR LOBBIES: Full Floor Tenant -- Passenger and Service Elevator
     Lobbies - Delivered with rough concrete floor and walls ready for
     construction.

     HVAC INTERIOR SYSTEMS: Full Floor Tenant -- Delivered with VAV boxes (one
     pre 5,000 sq. ft. approximate) per floor for Tenant use. Landlord shall
     provide the main duct take-offs with fire dampers. Tenant work to include
     all duct work "downstream: of the fire damper.

     HVAC PERIMETER SYSTEM: Full Floor Tenant -- Existing perimeter HVAC
     induction system shall be maintained. The existing thermostats shall be
     maintained. Perimeter induction units shall be delivered with covers ready
     to accept paint with all required insulation in place.

     CEILING: Full Floor Tenant -- Delivered unfinished with exposed non-
     asbestos containing fire proofing on structural steel and deck of floor
     above.

     CODE: Full Floor Tenant -- All building core space (excluding Toilet Rooms)
     will be delivered in compliance with code including, but not limited to
     A.D.A. and Mass. Architectural Access Board (MABB).

     ELECTRIC: Full Floor Tenant -- Premises to be delivered with primary
     service utility lines. Electrical feeds to be delivered with floor
     disconnect switch in place. Tenant to be responsible for all electrical
     wiring "downstream" of the floor disconnect switch. All primary feeds and
     switches to be sized for a maximum power load of 5 Watts/USF of floor
     space.
<PAGE>

                                  EXHIBIT F-4

                TENANT'S SHARE OF INCREASED OPERATING EXPENSES
                                TOWER BUILDING
          ATTACHED TO AND MADE A PART OF THE THIRD AMENDMENT OF LEASE
                            BETWEEN THE PRUDENTIAL
                    INSURANCE COMPANY OF AMERICA, LANDLORD
                AND BRONNER, SLOSBERG, HUMPHREY, INC., TENANT

DEFINITIONS

     TENANT shall reimburse LANDLORD for Tenant's proportionate share ("Tenant's
Share") of increased "Operating Expenses" (as herein defined) in excess of Base
Operating Expenses as follows:

I    A. "Tenant's Share" of the amount of Operating Expenses in excess of Base
Operating Expenses equals from May 1, 1997 to December 31, 1997 = 2.09%. After
January 1, 1998 = 2.92%.

<TABLE>
<S>                                                                 <C>
5/1/97 thru 25.676 r.s.f. (Premises Net Rentable Area) after 1/1/98 35,782 RSF
            ------------------------------------------              --------------
12.31.97    1,226,539 s.f. (Building Net Rentable Area)             1,226,539 s.f.
</TABLE>

     B.     Base Operating Expenses equal 1997 Actual Operating Expenses

     C.     "Operating Expenses" shall mean any and all costs and expenses
            adjusted for 100% occupancy [except those listed in subparagraphs
            (a) through (e) below] actually paid or incurred by LANDLORD in
            connection with the ownership, management, operating, servicing, and
            maintenance of the Building, its utility services from the property
            line to the Building including, without limitation, the cost and
            expense of the following: salaries, wages, medical, surgical and
            general welfare and other so-called "fringe" benefits (including
            group insurance and retirement benefits) for employees of LANDLORD
            or any contractor of LANDLORD engaged in the cleaning, operation,
            maintenance or management of the Building, and payroll taxes, and
            worker's compensation insurance premiums relating thereto, gas,
            steam, fuel oil, water, sewer rental, electricity (exclusive of
            Tenants Electrical Usage), utility taxes, rubbish removal, fire,
            casualty, liability, rent and other insurance carried by LANDLORD,
            repairs, repainting, replacement, building supplies, uniforms, and
            cleaning thereof, window cleaning, service contracts with
            independent contractors for any of the foregoing (including, but not
            limited to elevator and air conditioning maintenance), commercially
            reasonable management fees (whether or not paid to any person, firm
            or corporation having an interest in or under common ownership with
            LANDLORD or any of the persons, firms or corporations comprising
            LANDLORD), reasonable legal fees and expenses incurred in connection
            with any application or proceeding brought for reduction of the
<PAGE>

              assessed valuation of the Building or any part thereof, but only
              if brought to have the effect of reducing TENANT'S cost, auditing
              fees and all other costs and expenses actually incurred in
              connection with the operation, maintenance and management of the
              Building and an allocated share of the "Center's Common Area
              Expenses" (as herein defined). Included in the foregoing will be
              the cost or portion thereof properly allocatable to the property
              (amortized over such reasonable period as LANDLORD shall determine
              together with the interest on the unamortized balance as the
              greater of 10% or the six month Treasury Bill rate for the date
              upon which funds for the project are committed) of any capital
              improvements made to the Building by the LANDLORD which result in
              appropriate reduction of Operating Expenses or made to the
              Building by the LANDLORD after the date of this Lease that are
              required under any governmental law or regulation that was not
              applicable to the Building on the date of this Lease. Operating
              Expenses shall be computed on an accrual basis and shall be
              determined in reasonable detail in accordance with generally
              accepted accounting principles consistently applied. They may be
              incurred directly or by way of reimbursement, and shall include
              taxes applicable thereto. The following shall be excluded in
              calculating Operating Expenses:

                  (a) Depreciation or capital expenditures on the Building or
              any part thereof, except as included above;

                  (b) Expenses incurred directly in leasing or in procuring any
              tenants, including advertising, promotion, public relations,
              sales, brokers' commissions, and expenses for tenant alterations
              or renovating space for new tenants;

                  (c) Amortization and interest on indebtedness;

                  (d) Real estate taxes or payments in lieu of real estate taxes
              except as provided for in Section 3.4 hereof;

                  (e) The net amount of any insurance proceeds, reimbursements,
              discounts or allowances received by LANDLORD in connection with
              those "Operating Expenses" which are included.

                  (f) Also excluded are the following:

                        (i)     cost of repairs or replacements incurred by
                  reason of fire or other casualty or by the exercise or the
                  right of eminent domain;

                        (ii)    advertising and promotional expenditures;

                        (iii)   legal fees incurred in disputes with tenants,
                  matters in connection with any underlying lease including, but
                  not limited to, the conveyance or financing or refinancing
                  thereof, negotiation of leases
<PAGE>

                  with prospective or current tenants, financing or refinancing
                  of mortgages, disputes with mortgagees not caused by TENANT
                  and other legal and auditing fees, other than legal and
                  auditing fees reasonable incurred in connection with the
                  preparation of statements required pursuant to additional rent
                  or rental escalation provisions;

                        (iv)    costs incurred in performing work or furnishing
                  services to or for individual tenants (including TENANT) other
                  than work or services of a kind and scope which LANDLORD would
                  be obligated to furnish TENANT without charge if such work
                  were required in the Demised Initial Premises pursuant to
                  applicable law or codes as required by the governmental
                  authority having jurisdiction;

                        (v)     the cost incurred by LANDLORD in performing work
                  or furnishing any services to or for a tenant of space in the
                  oBuilding (including TENANT) for which a separate charge is
                  made, including without limitation, the supply of overtime
                  air-conditioning, ventilation and heating at LANDLORD'S cost
                  and expense, regardless of the amount billed or received by
                  LANDLORD for performing such work or furnishing such service;

                        (vi)    franchise and income taxes of LANDLORD;

                        (vii)   real estate taxes on land and/or Building to the
                  extent included in this Lease;

                        (viii)  the costs of providing overtime heat and air-
                  conditioning to tenants of the Building to the extent that the
                  same are payable by the tenants for whom such services are
                  provided;

                        (ix)    rent under ground leases (if any)

                        (x)     all costs incurred in connection with or
                  directly related to the original construction of the Building
                  (as distinguished from operating expenses and the repair,
                  maintenance and operations thereof);

                        (xi)    financing and refinancing costs, interest on
                  debt or amortization payments on any mortgage or mortgages,
                  and rental under any ground or underlying lease or leases;

                        (xii)   a bad debt loss, rent loss or any reserves

                        (xiii) all interest or penalties incurred as a result of
                  LANDLORD'S failure to pay any costs or taxes as the same shall
                  become due provided such failure shall not have been caused by
<PAGE>

                  TENANT;

                        (xiv)   any and all costs associated with the operation
                  of the business of the entity which constitutes LANDLORD;
                  excluded items shall specifically include, but shall not be
                  limited to, formation of the entity, costs of defending any
                  lawsuits with any mortgagee (except as the actions of TENANT
                  may be in issue), costs of selling, syndication, financing,
                  mortgaging or hypothecating any of the LANDLORD'S interest in
                  the Building, costs of any disputes between LANDLORD and its
                  employees (if any) not engaged in the operation of the
                  Building, disputes between LANDLORD and managers of the
                  Building;

                        (xv)    (i) costs of painting and decorating for any
                  tenant's space; (ii) the cost of providing overtime heat and
                  air-conditioning to tenants of the Building to the extent that
                  the same are payable by the tenants for whom such services are
                  provided; and (iii) rent under ground leases (if any);

                        (xvi)   amounts for which LANDLORD has been reimbursed
                  by insurance proceeds;

                        (xvii)  costs incurred in renovating or otherwise
                  improving or decorating or redecorating space for tenants or
                  other occupants in the Building or vacant space in the
                  Building or costs related thereto;

                        (xviii) LANDLORD'S costs of electricity, incremental
                  air-conditioning and other services sold to tenants for which
                  LANDLORD is entitled to be reimbursed by tenants (whether or
                  not actually collected by LANDLORD) as a separate additional
                  charge or rental;

                        (xix)   any cost or expense incurred as a result of
                  painting, decorating, carpet shampooing, drapery cleaning and
                  wall washing within the rentable areas of the Building for a
                  specific tenant as opposed to that performed for all tenants
                  or common areas.

     D.   "Center's Common Area Expenses" is defined as those costs and expenses
          incurred for the open areas, public areas and amenities within the
          Prudential Center which become a cost center to receive expenses
          deemed by the LANDLORD to be chargeable thereto which are accumulated
          and prorated against the income-generating elements of the Center by a
          formula predicated on a rentable area basis consistently applied
          annually. (The portion chargeable during 1996 to the Building is
          30.5%, subject to change as rentable areas may change).

     E.   "Calendar Year" is defined as any consecutive twelve (12) month period
<PAGE>

          commencing January 1st, provided that LANDLORD, upon written notice to
          TENANT, may change from time to time to any other consecutive 12-month
          period, and in that event Tenant's Share of Operating Expenses shall
          be adjusted pro rata.

II. PAYMENT OF TENANT'S SHARE

     A.   LANDLORD shall on or after January 1 in each year give to Tenant a
          statement of Tenant's Estimated Share of Operating Expenses (Estimate)
          for the current calendar year. Tenant's Estimated Share of Operating
          Expenses shall be the product of Tenant's Share times the amount by
          which LANDLORD'S Estimate of Operating Expenses for the Calendar Year
          exceed Base Operating Expenses. TENANT shall reimburse LANDLORD
          monthly with each rent payment an amount equal to 1/12th of Tenant's
          Estimated Share of Operating Expenses. LANDLORD reserves the right
          during any year to adjust Tenant's Estimated Share of Operating
          Expenses in any year to reflect increases of 5% or more by which
          actual Operating Expenses are exceeding Estimated Operating Expenses.

     B.   LANDLORD shall on or before May 1, in each calendar year provide a
          Statement of Operating Expenses (Statement) for the prior calendar
          year prepared by an independent Certified Public Accountant which
          shall show in reasonable detail all items of Operating Expense for the
          prior year and Tenant's Share of such Operating Expenses with the
          amount of any difference due to LANDLORD or TENANT between Tenant's
          Estimated Share of Operating Expenses and Tenant's Share of Operating
          Expense for such year. The amount of any difference due TENANT shall
          accompany the Statement when delivered to TENANT. TENANT shall
          reimburse LANDLORD the amount of any difference due LANDLORD within
          thirty (30) days of receipt of LANDLORD'S Statement.

     C.   If any part of the original lease term or any extended lease term is
          less than a calendar year, the TENANT shall reimburse LANDLORD for
          Tenant's Share of Operating Expenses due in accordance with this
          Section II hereof as the number of days of the term or extended term
          contained in a calendar year bears to 365 days.

     D    Upon expiration or termination of the lease or extensions Thereof, all
          reimbursements due under this Exhibit shall become due coincident with
          rent payments due LANDLORD for the last month of the lease term or any
          extended term thereof.

     E.   LANDLORD shall notify TENANT of any adjustment of Tenant's Share upon
          expiration or termination of Lease which shall be an estimate,
          computed by LANDLORD based upon the most recent figures available to
          and prepared by LANDLORD. LANDLORD shall notify TENANT after the end
          of the
<PAGE>

          calendar year of any overpayment or underpayment resulting from such
          calculation of the Tenant's Share of Operating Expenses and TENANT and
          LANDLORD shall within thirty (30) days of receipt of said notice make
          appropriate payment to adjust overpayment or underpayment previously
          made.

     F.   TENANT'S obligation to reimburse LANDLORD for Tenant's Share of
          Operating Expenses under this Exhibit and LANDLORD'S and TENANT'S
          obligation to make adjustments referred to above shall survive
          expiration or termination of this Lease.

III. AVAILABILITY OF RECORDS

     A.   Within thirty (30) days after receipt by TENANT of LANDLORD'S
          Statement of Operating Expenses, TENANT may notify LANDLORD in writing
          of any cost items for which TENANT requests to see supporting data.
          Promptly upon receipt of such notice, LANDLORD will make available to
          TENANT or its agents for examination, at such place in Metropolitan
          Boston as LANDLORD may reasonably designate, at TENANT'S expense, such
          appropriate accounting books and records of LANDLORD as shall relate
          to the items so designated by TENANT. TENANT shall cause all
          information so obtained to be held in strict confidence.
          Notwithstanding the giving of said notice, TENANT shall make payment
          of all amounts indicated in LANDLORD'S Estimate or Statement within
          thirty (30) days of said notice.

          At any time within sixty (60) days after LANDLORD'S accounting books
          and records relating to the designated cost items shall have been made
          available to TENANT as aforesaid, TENANT may dispute in writing any
          specific, significant (i.e., having an effect of an increase of over
          5%) item or items included by LANDLORD. If such dispute is not
          amicably settled between LANDLORD and TENANT within thirty (30) days
          after TENANT'S notice thereof, either party may during the next
          succeeding thirty (30) days (upon written notice to the other party
          accompanied by a copy of its letter of submission setting forth the
          items of dispute) refer such disputed item or items to an independent,
          nationally-recognized Certified Public Accounting firm (to be selected
          by LANDLORD and to be other than the firm that issued the
          certification of Estimate or Statement) for decision and the decision
          of such accounting firm shall be conclusive and binding upon LANDLORD
          and TENANT. The expenses involved in such determination shall be borne
          by the party against whom a decision is rendered by said accounting
          firm provided that if more than one item is disputed and a decision
          shall be rendered against each party in respect to any item or number
          of items so disputed, then the expenses shall be apportioned according
          to the amounts decided against each party. Within thirty (30) days
          after the rendering of such decision, LANDLORD shall make any
          adjustments required thereby to the Estimate or Statement.
<PAGE>

                              FIFTH AMENDMENT AND
                          PARTIAL TERMINATION OF LEASE

     Reference is made to that certain lease dated May 31, 1995 by and between
The Prudential Insurance Company of America, as LANDLORD, and Bronner Slosberg
Humphrey, Inc.., as TENANT, as amended by a First Amendment of Lease dated June
21, 1996, a Second Amendment of Lease executed as of September 1, 1996, a Third
Amendment of Lease dated November 5, 1996. and a Fourth Amendment of Lease dated
January 22,1997 leasing space in the Prudential Tower (the "Building") in
Boston, Massachusetts, collectively hereinafter the Lease.

     WHEREAS LANDLORD and TENANT mutually desire to further amend the Lease to
delete the twenty-sixth and twenty-seventh floors of the Building.

     NOW, THEREFORE, in consideration of the mutual promises contained herein,
LANDLORD and TENANT agree that the LEASE is amended as follows:

I. FOURTH AMENDMENT SPACE
   ----------------------

     A.   TWENTY SEVENTH FLOOR
          --------------------

         1.    Tenant's lease obligations for the Twenty-Seventh Floor commenced
               May 1, 1997; however, Tenant has not occupied the Twenty-Seventh
               Floor. Effective June 30, 1997, the Twenty-Seventh Floor of the
               building is deleted from the premises. Any rent Tenant has paid
               for the Twenty-Seventh Floor shall be credited against Tenant's
               rental obligations for other space leased. The Tenant Improvement
               Work to prepare the Twenty-Seventh Floor for Tenant's use and
               occupancy has not been performed, and Landlord's obligation to
               provide Tenant a Tenant Improvement allowance for the Twenty-
               Seventh Floor is hereby voided.

          2.   Tenant has leased the Twenty-Sixth Floor of the Building, but has
               not yet taken possession of the Twenty-Sixth Floor. Landlord and
               Tenant agree that the Twenty-Sixth Floor is hereby deleted from
               the Premises leased and Tenant shall have no responsibility for
               the Twenty-Sixth Floor. Landlord's obligation to provide Tenant
               with a Tenant improvement allowance for the Twenty-Sixth Floor is
               hereby voided.

         3.    Tenant's obligation to provide Landlord Lease Security is hereby
               modified by deleting subsection L.F.2 of the Third Amendment of
               Lease, and subsection L.D.1 of the Fourth Amendment of Lease. The
               effect of these deletions is to terminate Tenant's obligation to
               provide Lease Security for the Twenty-Sixth Floor and Twenty-
               Seventh Floor space.
<PAGE>

               Tenant's other Lease Security obligations contained in the Lease
               as amended are unchanged.

        4.     Tenant's parking rights are hereby reduced by 26 spaces to
               reflect the deletion of the Twenty-Sixth Floor and Twenty-Seventh
               Floor from the Lease, leaving a balance of rights to 103 parking
               spaces.

        5.     Tenant's share of increased operating Expenses (Tenants Share")
               for the Third Amendment as set forth in subsection I.C.2 of the
               Third Amendment is reduced from 4.19% TO 2.09%. Tenant's Share
               for the Fourth Amendment as set forth in subsection I.C.2 of the
               Fourth Amendment is reduced from 2.92% to .82%.

        6.     Except as modified and amended, the Lease is ratified and
               affirmed.

Executed this 17th day of July, 1997.
              ----        ----

                                  LANDLORD

                                  The Prudential Insurance Company of America

                                  By: /S/ David Raszmann
                                     ______________________________

                                  TENANT

                                  Bronner Slosberg Humphrey, Inc.

                                  By: /s/ [ILLEGIBLE]
                                     ______________________________
<PAGE>

                              SIXTH AMENDMENT AND
                          PARTIAL TERMINATION OF LEASE

     Reference is made to that certain lease dated May 31, 1995 by and between
the Prudential Insurance Company of America, as LANDLORD, and Bronner Slosberg
Humphrey, Inc., as TENANT, as amended by a First Amendment of Lease dated June
21, 1996, a Second Amendment of Lease executed as of September 1, 1996, a Third
Amendment of Lease Dated November 5, 1996, a Fourth Amendment of Lease dated
January 22, 1997, and a Fifth Amendment and Partial Termination of Lease dated
July 11, 1997, leasing space in the Prudential Tower (the "Building") in Boston,
Massachusetts, collectively hereinafter the Lease.

     WHEREAS, LANDLORD and TENANT mutually desire to further amend the Lease to
delete the space on the Fourth floor of the Building.

     NOW, THEREFORE, in consideration of the mutual promises contained herein,
LANDLORD and TENANT agree that the Lease is amended as follows:

     1.   Fourth Floor Space. Tenant's lease obligations for 10,106 RSF of space
          ------------------
on the Fourth Floor (referred to in the Fourth Amendment of Lease and herein as
the 1998 Space) commenced January 1, 1998; however, Tenant has not occupied the
1998 Space. Effective February 28, 1998, the 1998 Space is deleted from the
Premises. The Tenant Improvement Work to prepare the 1998 Space for Tenant's use
and occupancy has not been performed, and Landlord's obligation to provide
Tenant a Tenant Improvement allowance for the 1998 Space is hereby voided.

     2.   Tenant's obligation to provide Landlord Lease Security for the 1998
Space as provided in Section D-2 of the Fourth Amendment of Lease is hereby
deleted from the Lease. Tenant's other Lease Security obligations contained in
the Lease as amended are unchanged.

     3.   Tenant's parking rights are hereby reduced by 5 spaces to reflect the
deletion of the 1998 Space from the Lease, leaving a balance of rights to 98
parking spaces.

     4.   Tenant's share of Increased Operating Expenses ("Tenant's Share") for
the Fourth Amendment as set forth in subsection I.C.2 of the Fourth Amendment as
modified by the Fifth Amendment to .82% representing the 1998 Space is deleted
from the Lease.

     5.   Except as modified and amended, the Lease is ratified and affirmed.
<PAGE>

Executed this 15th day of May, 1998.
              ----        ---
                                  LANDLORD

                                  The Prudential Insurance Company of America

                                  By: /S/ David Raszmann
                                     ______________________________

                                  TENANT

                                  Bronner Slosberg Humphrey, Inc.

                                  By: /s/ [ILLEGIBLE]
                                     ______________________________

                                       2

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