Document:

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                                                                   EXHIBIT 10.36

                           PURCHASE AND SALE AGREEMENT

                                     between

                             SPEEDFAM - IPEC, INC.,
                             AN ILLINOIS CORPORATION

                                       and

                        GLEN UNA MANAGEMENT COMPANY, INC.
                            A CALIFORNIA CORPORATION

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                                TABLE OF CONTENTS

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ARTICLE 1         GENERAL INFORMATION..................................................         1

        1.1.   Buyer...................................................................         1

        1.2.   Buyer Tax ID. ..........................................................         1

        1.3.   Title Company. .........................................................         1

        1.4.   Effective Date..........................................................         1

        1.5.   Property................................................................         1

        1.6.   Purchase Price..........................................................         1

        1.7.   Earnest Money...........................................................         1

        1.8.   Closing Date............................................................         2

        1.9.   Due Diligence Period....................................................         2

        1.10.  Place of Closing. ......................................................         2

        1.11.  Notices, Seller. .......................................................         2

        1.12.  Notices, Buyer. ........................................................         2

ARTICLE 2         DEFINITIONS..........................................................         3

        2.1.   [Reserved.].............................................................         3

        2.2.   "Agreement".............................................................         3

        2.3.   "Broker and Consultant".................................................         3

        2.4.   "Business Days".........................................................         3

        2.5.   "Closing" or "Close"....................................................         3

        2.6.   "Contracts".............................................................         3

        2.7.   "Current Funds".........................................................         3

        2.8.   "Deed"..................................................................         3

        2.9.   "Due Diligence Period"..................................................         3

        2.10.  "Effective Date"........................................................         3

        2.11.  "Earnest Money".........................................................         3

        2.12.  "Escrow"................................................................         3

        2.13.  "Hazardous Materials"...................................................         3

        2.14.  "Lease".................................................................         3

        2.15.  "Permitted Exceptions"..................................................         3
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                                TABLE OF CONTENTS
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        2.16.  "Property"..............................................................         3

        2.17.  "Property Inspection"...................................................         3

        2.18.  "Purchase Price"........................................................         4

        2.19.  "Title Commitment"......................................................         4

        2.20.  "Title Policy"..........................................................         4

ARTICLE 3         AGREEMENT OF PURCHASE AND SALE.......................................         4

ARTICLE 4         CONSIDERATION........................................................         4

        4.1.   Earnest Money Deposit...................................................         4

        4.2.   [Reserved.].............................................................         4

        4.3.   Payment of Purchase Price...............................................         4

        4.4.   Earnest Money...........................................................         4

ARTICLE 5         ESCROW AND ESCROW INSTRUCTIONS.......................................         4

        5.1.   Escrow..................................................................         4

        5.2.   Escrow Instructions.....................................................         5

ARTICLE 6         TITLE AND INSPECTIONS................................................         5

        6.1.   Title Commitment........................................................         5

        6.2.   Title Objections........................................................         5

        6.3.   Property Inspection.....................................................         6

ARTICLE 7         DISCLAIMER; HAZARDOUS MATERIALS......................................         7

        7.1.   Disclaimer..............................................................         7

        7.2.   Hazardous Materials.....................................................         7

ARTICLE 8         FUTURE OPERATIONS....................................................         7

        8.1.   Maintenance, Litigation.................................................         7

        8.2.   Contracts and Leasing...................................................         8

ARTICLE 9         CLOSING..............................................................         8

        9.1.   Date and Place of Closing...............................................         8

        9.2.   Escrow Hold-Back........................................................         9

        9.3.   Items to be Delivered at Closing........................................         9

        9.4.   Title Policy...........................................................          10
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                                TABLE OF CONTENTS
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        9.5.   Conditions to Close of Escrow..........................................          10

        9.6.   Representations and Warranties.........................................          11

ARTICLE 10        CLOSING COSTS AND PRORATIONS........................................          14

        10.1.  Closing Costs..........................................................          14

        10.2.  Proration of Property Taxes............................................          14

ARTICLE 11        DEFAULTS AND REMEDIES...............................................          14

        11.1.  Seller's Default.......................................................          14

        11.2.  Buyer's Default........................................................          15

ARTICLE 12        MISCELLANEOUS PROVISIONS............................................          15

        12.1.  Broker's Commission....................................................          15

        12.2.  Assignment.............................................................          16

        12.3.  Condemnation and Casualty..............................................          16

        12.4.  Notices................................................................          17

        12.5.  Entire Agreement.......................................................          18

        12.6.  Headings...............................................................          18

        12.7.  Binding Effect.........................................................          18

        12.8.  Time of Essence........................................................          18

        12.9.  Unenforceable or Inapplicable Provisions...............................          18

        12.10. Counterparts...........................................................          18

        12.11. Applicable Law.........................................................          18

        12.12. Attorneys' Fees........................................................          18

        12.13. Authority..............................................................          19

        12.14. Further Assurances.....................................................          19

        12.15. Time Periods...........................................................          19

        12.16. No Recording...........................................................          19

        12.17. Interpretation.........................................................          19

        12.18. No Third Party Beneficiary.............................................          19

        12.19. Provisions to Survive Closing..........................................          19

        12.20. WAIVER OF JURY TRIAL...................................................          19
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                                TABLE OF CONTENTS
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        12.21. Confidential Agreement.................................................          20

        12.22. Relationship of the Parties............................................          20

        12.23. No Transfer of Certain Rights..........................................          20

        12.24. Approvals and Consents.................................................          20

        12.25. Title Company..........................................................          21
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EXHIBIT "A"       LEGAL DESCRIPTION                                     A-1

EXHIBIT "B"       SPECIAL WARRANTY DEED                                 B-l

EXHIBIT "C"       LEASE                                                 C-l

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                           PURCHASE AND SALE AGREEMENT

         THIS PURCHASE AND SALE AGREEMENT is dated as of the Effective Date
specified in Article 1 below by and between SPEEDFAM - IPEC, INC., AN ILLINOIS
CORPORATION ("Seller"), and the Buyer identified in Article 1 below.

                                    RECITALS:

         WHEREAS, Seller is the owner of certain real property as more
particularly described below; and

         WHEREAS, Seller desires to sell to Buyer and Buyer desires to purchase
from Seller such real property on the terms and conditions hereinafter set
forth.

         NOW, THEREFORE, for and in consideration of the premises and the mutual
covenants and agreements set forth herein, the parties hereto agree as follows:

                                   ARTICLE 1

                               GENERAL INFORMATION

        The following general information is used throughout this Agreement:

1.1.    BUYER.                      Glen Una Management Company, Inc., a
                                    California corporation, or assignee.

1.2.    BUYER TAX ID.               77-0473634

1.3.    TITLE COMPANY.              First American Title Insurance Company
                                    2398 East Camelback Road, Suite 160
                                    Phoenix, Arizona 85016
                                    Attention:  Pam Swoboda
                                    Facsimile:  (602) 957-4385
                                    Escrow No.:  226-100-1409855

1.4.    EFFECTIVE DATE.             May ____, 2002, which is the date the Title
                                    Company acknowledges receipt of a
                                    counterpart original of this Agreement
                                    executed by both Seller and Buyer.

1.5.    PROPERTY.                   That certain real property commonly known as
                                    300 North 56th Street and 305 North 54th
                                    Street, Chandler, Arizona, more particularly
                                    described in Exhibit "A" to the Title
                                    Commitment attached hereto and made a part
                                    hereof, together with all buildings and
                                    improvements located thereon and
                                    appurtenances thereto.

1.6.    PURCHASE PRICE.             The sum of Twenty-Five Million Dollars
                                    ($25,000,000.00).

1.7.    EARNEST MONEY.              The sum of Five Hundred Thousand Dollars
                                    ($500,000.00), payable on the Effective
                                    Date.

                                  Page 1 of 23
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1.8.    CLOSING DATE.               That date which is no later than 5:00 p.m.,
                                    California Time, June 21, 2002; provided,
                                    however, Buyer may extend such to June 28,
                                    2002, by providing Seller with written
                                    notice of its election on or before June 20,
                                    2002.

1.9.    DUE DILIGENCE PERIOD.       The period ending at 5:00 p.m., California
                                    Time, May 31, 2002, time being of the
                                    essence.

1.10.   PLACE OF CLOSING.           At the office of the Title Company.

1.11.   NOTICES, SELLER.            SpeedFam - IPEC, Inc.
                                    305 North 54th St.
                                    Chandler, AZ  85226
                                    Facsimile:  (480) 785-4116
                                    Attn:  Mr. Michael Dodson

               with a copy to:      Robert C. Bates, Esq.
                                    Snell & Wilmer, L.L.P.
                                    One Arizona Center
                                    Facsimile:  (602) 382-6070
                                    Phoenix, Arizona 85004-0001

1.12.   NOTICES, BUYER.             Glen Una Management Company, Inc.
                                    19800 Glen Una Drive
                                    Saratoga, California 94070
                                    Attention:  Mark Levy
                                    Facsimile:  (415) 765-9973

               with a copy to:      Frank H. Maiorana
                                    Silicon Valley Law Group
                                    152 North Third Street, Suite 900
                                    San Jose, California 95112
                                    Facsimile:  (408) 286-1430

                                  Page 2 of 23
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                                    ARTICLE 2

                                   DEFINITIONS

         The terms defined in Article 1 and this Article 2, whenever
capitalized, shall have the meanings set forth below and in Article 1, whenever
such terms are used in this Agreement and all Exhibits hereto, unless the
context clearly indicates a different meaning:

         2.1. [RESERVED.]

         2.2. "AGREEMENT". This instrument, together with all exhibits, addenda,
schedules, and proper amendments hereto.

         2.3. "BROKER AND CONSULTANT". Shall have the meaning set forth in
Section 12.1 hereof.

         2.4. "BUSINESS DAYS". Any day which is not a Saturday, Sunday or legal
holiday (state or federal) in the State of Arizona or California.

         2.5. "CLOSING" OR "CLOSE". The consummation of the transactions
contemplated by this Agreement, including the transfer of the Property to Buyer,
the receipt of the Purchase Price by Seller, and the delivery of the executed
Lease by and between Seller and Buyer.

         2.6. "CONTRACTS". Shall have the meaning set forth in Section 8.2
hereof.

         2.7. "CURRENT FUNDS". Wire transfer of current federal funds in
accordance with wiring instructions to be provided by Seller, or such other
forms of immediately available funds as may be acceptable to Seller.

         2.8. "DEED". The Special Warranty Deed to be delivered to Buyer at
Closing in the form attached hereto as Exhibit "B" and made a part hereof.

         2.9. "DUE DILIGENCE PERIOD". Shall have the meaning set forth in
Section 1.9 hereof.

         2.10. "EFFECTIVE DATE". As specified in Article 1 above.

         2.11. "EARNEST MONEY". As defined in Section 1.7 hereof.

         2.12. "ESCROW". Shall have the meaning set forth in Section 5.1 hereof.

         2.13. "HAZARDOUS MATERIALS". Shall have the meaning set forth in
Section 7.2 hereof.

         2.14. "LEASE". The executed Lease to be delivered at Closing by and
between Buyer, as Landlord, and Seller, as Tenant, a copy of which is attached
hereto as Exhibit "C" and made a part hereof.

         2.15. "PERMITTED EXCEPTIONS". Those matters subject to which title to
the Property shall be conveyed to Buyer in accordance with Section 6.2 hereof.

         2.16. "PROPERTY". As defined in Article 3 hereof.

         2.17. "PROPERTY INSPECTION". Shall have the meaning set forth in
Section 6.3 hereof.

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         2.18. "PURCHASE PRICE". The sum specified in Article 1 above, payable
in the manner set forth in Article 4 hereof.

         2.19. "TITLE COMMITMENT". The commitment for title insurance, including
any supplements or revisions thereof, issued by the Title Company pursuant to
Section 6.1 hereof.

         2.20. "TITLE POLICY". An owner's policy of title insurance to be issued
to Buyer in the full amount of the Purchase Price in accordance with Section 9.3
hereof.

                                   ARTICLE 3

                         AGREEMENT OF PURCHASE AND SALE

         Subject to the terms and conditions set forth in this Agreement, Seller
agrees to sell, transfer and assign to Buyer, and Buyer agrees to purchase and
accept from Seller, good and indefeasable fee simple title to the Property.

                                   ARTICLE 4

                                  CONSIDERATION

         4.1. EARNEST MONEY DEPOSIT. The Earnest Money will be deposited with
the Title Company on the Effective Date.

         4.2. [RESERVED.]

         4.3. PAYMENT OF PURCHASE PRICE. The balance of the Purchase Price
remaining due after the application of the Earnest Money, subject to adjustments
as provided herein, shall be paid to Seller at Closing in Current Funds.

         4.4. EARNEST MONEY. The Title Company is hereby instructed to deposit
the Earnest Money in a separate federally-insured money market account, subject
to immediate withdrawal by the Title Company, at a bank agreeable to Buyer. All
references in Section 4.3 and hereafter in this Agreement to the Earnest Money
shall include any interest earned thereon. All interest earned on the Earnest
Money shall inure to the benefit of the Buyer. The Earnest Money shall be
applied to the Purchase Price at Closing. The Earnest Money shall be fully
refundable to Buyer if this Agreement is cancelled or terminated in accordance
with the terms hereof at any time prior to the end of the Due Diligence Period.
Notwithstanding any other term of this Agreement, after the expiration of the
Due Diligence Period, the Earnest Money shall be nonrefundable to Buyer except
as otherwise expressly provided in Section 9.5(b) (Buyer's Conditions to Close
of Escrow), Section 11.1 (Seller's Default) and Section 12.3 (Condemnation and
Casualty).

                                   ARTICLE 5

                         ESCROW AND ESCROW INSTRUCTIONS

         5.1. ESCROW. An escrow (the "Escrow") for this transaction shall be
established with the Title Company, and the Title Company is hereby engaged to
administer the Escrow.

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         5.2. ESCROW INSTRUCTIONS. This Agreement constitutes escrow
instructions to the Title Company and a copy shall be deposited with the Title
Company for this purpose. Buyer and Seller may deliver additional escrow
instructions to the Title Company which do not contradict with the terms and
conditions of this Agreement. Buyer and Seller shall not be required to execute
the Title Company's standard form printed escrow instructions.

                                   ARTICLE 6

                              TITLE AND INSPECTIONS

         6.1. TITLE COMMITMENT. Prior to the Effective Date, Seller has caused
to be delivered to Buyer a title commitment issued by the Title Company,
covering the Property, together with legible copies of all documents referenced
therein and binding the Title Company to issue to Buyer at Closing an owner's
policy of title insurance on a standard ALTA form of policy in the full amount
of the Purchase Price. Seller acknowledges that Buyer will be obtaining a survey
of the Property ("SURVEY") in connection with its due diligence and title review
for the Property.

         6.2. TITLE OBJECTIONS.

                  (a) During the Due Diligence Period, Buyer shall review title
         to the Property as disclosed by the Title Commitment and the Survey.
         Prior to the expiration of the Due Diligence Period or within three (3)
         Business Days after the receipt of any supplement or modification to
         the Title Commitment, but in no event prior to the expiration of the
         Due Diligence Period, Buyer shall deliver to Seller written notice of
         any items shown on the Title Commitment and/or the Survey of which
         Buyer disapproves (individually "BUYER DISAPPROVED EXCEPTION" and
         collectively, "BUYER'S DISAPPROVED EXCEPTIONS"). Buyer may not
         disapprove of the standard printed exceptions in the Title Commitment
         pursuant to this Section. If Buyer does not deliver the aforementioned
         written notice prior to the expiration of the time provided, Buyer
         shall be deemed to have disapproved of all matters shown on the Title
         Commitment and the Survey. Seller shall have three (3) Business Days
         after receipt of the aforementioned Buyer's notice, or deemed notice,
         to notify Buyer in writing which, if any, of Buyer's Disapproved
         Exceptions Seller elects to cure or bond over prior to the Closing. If
         Seller does not notify Buyer in a timely fashion, Seller shall be
         deemed to have elected not to cure or bond over any of Buyer's
         Disapproved Exceptions. Seller shall not be obligated to so cure or
         bond over Buyer's Disapproved Exceptions, except for monetary liens
         which Seller shall be obligated to remove at or before the Closing.
         Seller shall not be required to expend any effort or funds, or to
         commence litigation to cure a Buyer Disapproved Exception, except for
         monetary liens, which Seller shall be obligated to remove at or before
         the Closing. Seller further agrees to remove any exceptions or
         encumbrances to title that are created by Seller after April 11, 2002,
         without Buyer's prior written consent.

                  (b) If Seller elects to cure, but is unable to cure any or all
         of Buyer's Disapproved Exceptions at or prior to the expiration of the
         Due Diligence Period, the Buyer may (i) elect to waive such uncured
         title matter in writing; or (ii) terminate this Agreement in which
         event Buyer shall, as its sole remedy, receive a refund of the Earnest
         Money and recover its verified out-of-pocket expenses.

                  (c) If Seller elects to cure none, or some, but not all, of
         Buyer's Disapproved Exceptions, Buyer shall have three (3) Business
         Days to provide Seller with written notice of Buyer's election, as its
         sole remedy, to either waive its disapproval of the Buyer Disapproved
         Exceptions which Seller has elected not to cure, or terminate this
         Agreement and receive a refund

                                  Page 5 of 23
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         of the Earnest Money. If Buyer does not provide Seller with written
         notice as set forth in the preceding sentence, Buyer shall be deemed to
         have elected to terminate this Agreement and shall receive a refund of
         the Earnest Money.

                  (d) If the Title Company revises the Title Commitment after
         the expiration of the Due Diligence Period to add or modify exceptions,
         and if such additions or modifications are not acceptable to Buyer, in
         Buyer's sole and absolute discretion, and are not removed on or before
         the Closing, Buyer may, as its sole remedy, terminate this Agreement by
         written notice to Seller and the Title Company, and the Earnest Money
         shall be refunded to Buyer. From and after the April 11, 2002, Seller
         shall not place or consent to any liens or easements against the
         Property or take any action to alter the condition of title to the
         Property without first obtaining Buyer's written consent, which may be
         withheld in Buyer's sole and absolute discretion.

                  (e) The standard printed exceptions in the Title Commitment,
         the Lease, and all matters shown on the Title Commitment, as well as
         any additional matters not shown by the Title Commitment and which are
         not Buyer's Disapproved Exceptions that the Seller is not required to
         cure or bond over at or prior to the Closing pursuant to this Section
         6.2, and items shown on the Survey which have not been removed as of
         the end of the Due Diligence Period or which Seller is not required to
         remove as provided above, shall constitute and are herein called
         "PERMITTED EXCEPTIONS".

                  (f) Any other term of this Agreement notwithstanding,
         following the expiration of the Due Diligence Period, Seller shall be
         deemed to have waived all objections to all exceptions and matters
         shown on the Title Commitment and/or the Survey, whether or not
         previously designated as or deemed by this Agreement to be Buyer's
         Disapproved Exception(s), all of which shall also be deemed Permitted
         Exceptions.

         6.3. PROPERTY INSPECTION. Buyer at its cost shall conduct such physical
inspections, environmental audits and studies of the Property as Buyer desires
in its sole and absolute discretion, including without limitation the physical
condition of the Property, the financial condition of Seller, and the investment
opportunity involved with the ownership and leasing of the Property
(collectively, the "PROPERTY INSPECTION"). Further, as part of the Property
Inspection, Seller shall deliver to, or make available to, Buyer, any and all
information related to the Property in Seller's possession or control. If the
Closing fails to occur for any reason other than Seller's default, Buyer shall,
without representation or warranty, provide Seller with a copy of each written
report of such Property Inspection. Such reports shall be for informational
purposes only and neither Seller, nor any successors, assigns, potential lender,
lender, potential purchaser or purchaser of the Property (other than Buyer),
shall be permitted to rely on such reports. Buyer agrees that the results of the
Property Inspection shall remain confidential in accordance with Section 12.21
hereof. If Buyer is not satisfied, in its sole and unfettered discretion, with
the results of the Property Inspection during the Due Diligence Period, Buyer
shall have the right to cancel this Agreement by giving written notice of
cancellation to Seller and the Title Company prior to the end of the Due
Diligence Period, in which event the Earnest Money shall be returned to Buyer
and neither party shall have any further rights or obligations under this
Agreement except for those expressly stated to survive such cancellation. In the
event Buyer wishes to approve of the Property pursuant to its due diligence
investigation, Buyer shall provide Seller with written notice of such prior to
the expiration of the Due Diligence Period. In the event Buyer does not provide
Seller with written notice of its approval of its due diligence review or of its
termination of this Agreement prior to the expiration of the Due Diligence
Period, Buyer shall be deemed to have disapproved of the Property and terminated
this Agreement. Except for conditions which are found to exist on the Property
by Buyer, Buyer shall indemnify, defend and hold Seller harmless from and
against any injury, loss, cost, liability, claim or

                                  Page 6 of 23
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expense to person or property arising out of or related to the Property
Inspection, and this indemnity shall survive the Closing or the cancellation or
termination of this Agreement.

                                   ARTICLE 7

                         DISCLAIMER; HAZARDOUS MATERIALS

         7.1. DISCLAIMER. EXCEPT AS OTHERWISE EXPRESSLY SET FORTH IN THIS
AGREEMENT, IN THE LEASE AND/OR OTHER CLOSING DOCUMENTS, BUYER ACKNOWLEDGES AND
AGREES THAT SELLER HAS NOT MADE, DOES NOT MAKE AND SPECIFICALLY NEGATES AND
DISCLAIMS ANY REPRESENTATIONS, WARRANTIES, PROMISES, COVENANTS, AGREEMENTS OR
GUARANTIES OF ANY KIND OR CHARACTER WHATSOEVER, WHETHER EXPRESS OR IMPLIED, ORAL
OR WRITTEN, OF, AS TO, CONCERNING OR WITH RESPECT TO THE PROPERTY, INCLUDING,
WITHOUT LIMITATION, (A) THE VALUE, NATURE, QUALITY OR CONDITION OF THE PROPERTY;
(B) THE WATER, SOIL AND GEOLOGY OF THE PROPERTY, (C) THE INCOME TO BE DERIVED
FROM THE PROPERTY, (D) THE SUITABILITY OF THE PROPERTY FOR ANY AND ALL
ACTIVITIES AND USES WHICH BUYER MAY CONDUCT THEREON, (E) THE COMPLIANCE OF OR BY
THE PROPERTY OR ITS OPERATION WITH ANY LAWS, RULES, ORDINANCES OR REGULATIONS OF
ANY APPLICABLE GOVERNMENTAL AUTHORITY OR BODY, (F) THE HABITABILITY,
MERCHANTABILITY, MARKETABILITY, PROFITABILITY OR FITNESS FOR A PARTICULAR
PURPOSE OF THE PROPERTY, (G) THE MANNER OR QUALITY OF THE CONSTRUCTION OR
MATERIALS, IF ANY, INCORPORATED INTO THE PROPERTY, (H) THE MANNER, QUALITY,
STATE OF REPAIR OR LACK OF REPAIR OF THE PROPERTY, OR (I) ANY OTHER MATTER WITH
RESPECT TO THE PROPERTY. EXCEPT AS OTHERWISE SET FORTH IN THIS AGREEMENT, IN THE
LEASE AND/OR OTHER CLOSING DOCUMENTS, SELLER HAS NOT MADE, DOES NOT MAKE AND
SPECIFICALLY DISCLAIMS ANY REPRESENTATIONS REGARDING COMPLIANCE WITH ANY
ENVIRONMENTAL PROTECTION, POLLUTION OR LAND USE LAWS, RULES, REGULATIONS, ORDERS
OR REQUIREMENTS, INCLUDING THE EXISTENCE IN OR ON THE PROPERTY OF HAZARDOUS
MATERIALS.

         7.2. HAZARDOUS MATERIALS. "Hazardous Materials" shall mean any
substance which is or contains (i) any "hazardous substance" as now or hereafter
defined in Section 101(14) of the Comprehensive Environmental Response,
Compensation, and Liability Act of 1980, as amended (42 U.S.C. Section 9601 et
seq.) ("CERCLA") or any regulations promulgated under CERCLA; (ii) any
"hazardous waste" as now or hereafter defined in the Resource Conservation and
Recovery Act (42 U.S.C. Section 6901 et seq.) ("RCRA") or regulations
promulgated under RCRA; (iii) any substance regulated by the Toxic Substances
Control Act (15 U.S.C. Section2601 et seq.); (iv) gasoline, diesel fuel, or
other petroleum hydrocarbons; (v) asbestos and asbestos containing materials, in
any form, whether friable or non-friable; (vi) polychlorinated biphenyls; (vii)
radon gas; and (viii) any additional substances or materials which are now or
hereafter classified or considered to be hazardous or toxic under any federal,
state or local environmental law, ordinance, rule or regulation, now or
hereinafter enacted, or the common law, or any other applicable laws relating to
the Property.

                                  Page 7 of 23
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                                   ARTICLE 8

                                FUTURE OPERATIONS

         From the date of this Agreement until the Closing or earlier
termination of this Agreement:

         8.1. MAINTENANCE, LITIGATION. Seller will (i) keep and maintain the
Property in a first class condition throughout the term of this Agreement,
subject to Section 12.3, (ii) promptly advise Buyer in writing of any
litigation, arbitration, administrative hearing, condemnation action concerning
the Property arising or threatened of which Seller has notice, and (iii)
promptly notify Buyer in writing of any matter that occurs which would make any
representation or warranty of Seller's herein untrue.

         8.2. CONTRACTS AND LEASING.

                  (a) Prior to Closing, Seller shall neither execute any lease
         nor enter into any contract nor renew, modify, terminate or grant any
         consent with respect to any existing contract with respect to the
         Property which will survive Closing and bind Buyer thereunder or
         otherwise affect the use, operation or enjoyment of the Property after
         Closing without Buyer's prior written consent, which consent may be
         withheld in Buyer's sole and absolute discretion. Where Buyer's consent
         is required pursuant to this Section, it shall be deemed withheld
         unless Seller is otherwise notified in writing within five (5) days of
         Buyer's receipt of a proposed new or modified contract. Prior to the
         date hereof, Seller has made available to Buyer copies of all written
         contracts, agreements, and reports affecting the Property and/or which
         would become binding on Buyer after Closing (the "CONTRACTS"). Prior to
         Closing, Buyer shall provide Seller with written notice of the
         Contracts, if any, that Buyer desires to assume, which Contracts shall
         become the list of Service Contracts to be attached as Exhibit "C" to
         the Bill of Sale and Assignment of Contracts, attached hereto as
         Exhibit "D". Failure to give such notice to Seller shall be deemed an
         election by Buyer to terminate all Contracts and any Contract not
         listed in the aforementioned notice shall be terminated by Seller;
         provided, however, that Seller, as Tenant under the Lease, may continue
         with the performance of any of the following Contracts: (i) Contracts
         not directly binding Buyer after the Closing or in the event of a
         termination of the Lease; (ii) Contracts that satisfies a requirement
         of Section 8.2(b) hereof; and/or (iii) Contracts for which termination
         would be a breach of the Contract or for which there would be a
         termination fee or other expense; provided further, however, if such
         Contracts would become binding on the Buyer after the Closing or in the
         event of a termination of the Lease, such Contracts shall be terminated
         by Seller, at Seller's sole cost and expense, if so required by Buyer.
         Except for the Contracts which Seller elects to continue performance
         under the preceding sentence, within five (5) days after receipt of
         such notice, Seller shall send a notice of termination with respect to
         each of the Contracts. Seller shall indemnify, defend, protect and hold
         Buyer harmless from and against any and all claims, damages, losses,
         costs and expenses (including attorneys' fees and expenses) related to
         any Contract which is not expressly assumed by Buyer hereunder.

                  (b) Notwithstanding anything contained herein, at or prior to
         the Closing, Seller shall have entered into any and all contracts,
         agreements and insurance policies required to be entered into by Seller
         pursuant to the terms of the Lease, including, but not limited to,
         those set forth in Sections 9 and 19 of the Lease.

                                  Page 8 of 23
<PAGE>

                                   ARTICLE 9

                                     CLOSING

         9.1. DATE AND PLACE OF CLOSING. Subject to the satisfaction or waiver
of all conditions to either party's obligation to consummate the purchase and
sale of the Property as set forth in Section 9.4 below, the Closing shall take
place on the Closing Date through the Title Company. The Title Company, shall
agree in writing with Seller and Buyer that (a) recordation of the Deed
constitutes its representation that it is holding the closing documents, closing
funds and closing statement and is prepared and irrevocably committed to
disburse the closing funds in accordance with the closing statements; and (b)
release of funds to the Seller shall irrevocably commit it to issue the Title
Policy in accordance with this Agreement. Upon satisfaction or completion of the
foregoing conditions and deliveries, the parties shall direct the Title Company
to immediately record and deliver the documents described above to the
appropriate parties and make disbursements according to the closing statements
executed by Seller and Buyer and in accordance with escrow instructions by each
party consistent with this Agreement.

         9.2. ESCROW HOLD-BACK. Notwithstanding any other term of this
Agreement, at the closing, the Title Company shall retain in the escrow account
the sum of Forty Six Thousand Dollars ($46,000.00) (the "Hold-Back") to secure
completion of certain repairs by Seller in accordance with the repair and
maintenance provisions of the Lease, as follows: (a) parking lot pavements -
repair and reseal; (b) parking lot pavements - paint parking lot striping; (c)
300 building mechanical roof - install walking pads; and (d) 300 building
mechanical roof - repair leaking mechanical equipment. Upon receipt of notice of
the completion of all (or a portion) of such repairs from Buyer, the Title
Company shall pay all (or the portion specified in the notice) of the Hold-Back
to Seller. If any of the Hold-Back remains in escrow more than ninety (90) days
after the Closing, the Title Company shall pay the money to Buyer to be held by
Buyer pending completion of the aforementioned repairs by Seller. Buyer shall
pay any excess funds to Seller. Seller shall pay any shortfall in the amount of
the Hold-Back to complete the repairs.

         9.3. ITEMS TO BE DELIVERED AT CLOSING.

                  (a) By Seller. At or prior to Closing, Seller shall deliver or
         cause to be delivered to Buyer, through Escrow or directly to Buyer,
         each of the following items:

                           (i) The Deed, suitable for recording, conveying good
                  and indefeasable, fee simple title to the Property to Buyer,
                  subject only to the Permitted Exceptions;

                           (ii) The Lease;

                           (iii) Evidence of Seller's authority to consummate
                  this transaction in form and substance reasonably satisfactory
                  to Buyer;

                           (iv) Any reasonable and customary certificates and
                  affidavits (including an Affidavit of Property Value) that may
                  be required in the normal course by the Title Company, in form
                  and substance reasonably satisfactory to Seller and Buyer,
                  duly executed by Seller;

                           (v) A Non-foreign Certification of Entity Transferor
                  from Seller or other evidence satisfying the requirements of
                  Section 1445 of the Internal Revenue Code;

                                  Page 9 of 23
<PAGE>

                           (vi) A bill of sale transferring good and
                  indefeasable fee simple title, free of all liens and
                  encumbrances, to Buyer of any and all personal property
                  related to the Property, in the form attached hereto as
                  Exhibit "D", but excluding Tenant's Equipment (as defined in
                  the Lease) and those items set forth on such Exhibit "D" or
                  other property that is to remain Tenant's property under the
                  Lease;

                           (vii) A certificate or certificates executed by J.
                  Michael Dodson or Joe Packwood, certifying that Seller's
                  representations and warranties are true, correct and complete,
                  as of the Closing, in all material respects;

                           (viii) Copies of all keys, security cards and card
                  keys for the Property, tagged for identification;

                           (ix) Possession of the Property, subject to the
                  Lease; and

                           (x) Copies of all contracts, agreements and insurance
                  policies required of Seller pursuant to Sections 9
                  (Maintenance and Repairs) and 19 (Insurance) of the Lease;

                           (xi) The completed Certificate (as defined in the
                  Lease); and

                           (xii) All sums due pursuant to the Lease, including,
                  but not limited to, Base Rent (as defined in the Lease),
                  Impositions (as defined in the Lease), if any, and Additional
                  Rent (as defined in the Lease), each, as due for the first
                  partial calendar month of the Lease Term (as defined in the
                  Lease) and for the first full calendar month of the Lease
                  Term, the Security Deposit (as defined in the Lease).

                  (b) By Buyer. At or prior to Closing, Buyer shall deliver or
         cause to be delivered to Seller, through Escrow or directly to Seller,
         each of the following items:

                           (i) The balance of the Purchase Price in Current
                  Funds;

                           (ii) The Lease;

                           (iii) Evidence of Buyer's authority to consummate
                  this transaction; and

                           (iv) Any customary certificates and affidavits
                  (including an Affidavit of Property Value) that may be
                  required in the normal course by the Title Company, in form
                  and substance reasonably satisfactory to the Buyer, duly
                  executed by Buyer.

                  (c) By Title Company. The Title Company shall deliver the net
         proceeds of the Purchase Price to Seller at Closing.

                  (d) Closing Statements. At or prior to the Closing, Seller and
         Buyer shall deposit with the Title Company executed closing statements
         consistent with this Agreement in the form required by the Title
         Company.

         9.4. TITLE POLICY. As a condition to Buyer's obligation to close, the
Title Company shall be irrevocably committed to issue to Buyer the Title Policy,
issued by the Title Company as of the date and time of the recording of the
Deed, in the amount of the Purchase Price, insuring Buyer as owner of good

                                  Page 10 of 23
<PAGE>

and indefeasible fee simple title to the Property, and subject only to the
Permitted Exceptions. The Title Policy may be delivered after Closing if that is
customary in the locality.

         9.5. CONDITIONS TO CLOSE OF ESCROW.

                  (a) Seller. Seller's obligation to sell the Property to Buyer
         shall be subject to the occurrence, satisfaction and/or waiver of the
         following conditions:

                           (i) As of the Closing, Buyer shall have performed all
                  of the obligations required to be performed by Buyer under
                  this Agreement; and

                           (ii) All representations and warranties made by Buyer
                  to Seller in this Agreement shall be true and correct in all
                  material respects as of the Closing.

        So long as Seller is not in default hereunder, if any of the foregoing
        is not satisfied or waived by Seller, Seller shall provide Buyer with
        written notice setting forth the nature of the condition not so
        satisfied and shall demand satisfaction thereof. Buyer shall then have
        five (5) days to satisfy said condition and the Closing shall occur
        within five (5) days thereafter. If Buyer does not perform such that
        said condition is satisfied, Sellers shall have the right, as its sole
        and exclusive remedy, to terminate this Agreement and the Escrow created
        pursuant hereto, in which event the Earnest Money shall be paid to
        Seller and neither party shall have any further obligations hereunder
        other than as may be expressly and specifically stated otherwise in this
        Agreement. If Seller elects to proceed with Closing despite the
        non-satisfaction of the applicable condition, Seller shall be deemed to
        have waived such non-satisfaction.

                  (b) Buyer. Buyer's obligation to purchase the Property from
         Seller shall be subject to the occurrence, satisfaction and/or waiver
         of the following conditions:

                           (i) The Title Insurer is unconditionally and
                  irrevocably prepared and committed to issue the Title Policy
                  in accordance with Section 9.3 above;

                           (ii) As of the Closing, Seller shall have performed
                  all of the obligations required to be performed by Seller
                  under this Agreement;

                           (iii) All representations and warranties made by
                  Seller to Buyer in this Agreement shall be true and correct in
                  all material respects as of the Closing; and

                           (iv) There are no significant change in the Property
                  from the expiration of the Due Diligence Period, including,
                  but not limited to, any matter governed by Section 12.3
                  herein, whether considered a "substantial portion" thereunder
                  or not.

                           (v) There shall be no litigation, actions or
                  proceedings affecting or threatened against Seller or the
                  Property, except for that certain property tax appeal filed by
                  Seller on or about April 9, 2002.

                           (vi) There shall have occurred no material adverse
                  change in the financial condition of Seller from the end of
                  the third quarter of Seller's fiscal year ending February 28,
                  2002.

        If any of the foregoing is not satisfied or waived by Buyer, Buyer shall
        provide Seller with written notice setting forth the nature of the
        condition not so satisfied and shall demand

                                  Page 11 of 23
<PAGE>

         satisfaction thereof. Seller shall then have five (5) days to satisfy
         said condition and the Closing shall occur within five (5) days
         thereafter. If Seller does not perform such that said condition is
         satisfied and the failure of such condition is not the result of a
         default by Seller hereunder, Buyer shall have the right, as its sole
         remedy, to terminate this Agreement and the Escrow created pursuant
         hereto, in which event the Earnest Money shall be refunded to Buyer and
         neither party shall have any further obligations hereunder other than
         as may be expressly and specifically stated otherwise in this
         Agreement. If the failure of a condition of Buyer's obligation to close
         Escrow is due to a default by Seller, the provisions of Section 11.1
         shall apply.

         9.6. REPRESENTATIONS AND WARRANTIES.

                  (a) Buyer's Representations and Warranties. In consideration
         of Seller's entering into this Agreement and as an inducement to Seller
         to sell the Property, Buyer represents and warrants to Seller as
         follows:

                           (i) This Agreement has been, and all of the documents
                  to be delivered by Buyer at the Closing will be, duly and
                  validly authorized, executed and delivered by Buyer and no
                  other action is requisite to the valid and binding execution,
                  delivery and performance of this Agreement or the documents to
                  be delivered at the Closing by Buyer.

                           (ii) Buyer has been duly organized and is validly
                  existing as a corporation, in good standing in the State of
                  California and is, or will be at the Closing, qualified to do
                  business in the state in which the Property is located.

                           (iii) Buyer is ready, willing, and able to perform
                  subject to and pursuant to the terms and conditions of this
                  Agreement.

         (b) Seller's Representations and Warranties. In consideration of
Buyer's entering into this Agreement and as an inducement to Buyer to purchase
the Property, Seller represents and warrants to Buyer as follows:

                           (i) This Agreement has been, and all of the documents
                  to be delivered by Seller at the Closing will be, duly and
                  validly authorized, executed and delivered by Seller and no
                  other action is requisite to the valid and binding execution,
                  delivery and performance of this Agreement or the documents to
                  be delivered at the Closing by Seller.

                           (ii) There are no actions, suits or proceedings
                  pending against, or to Seller's knowledge threatened against,
                  Seller or the Property, and Seller has not received any
                  written notice that there are any pending or threatened
                  proceedings in eminent domain or otherwise which would affect
                  the Property or any portion thereof in any material respect.

                           (iii) Seller has not received any written notice that
                  there are any violations of law or governmental regulation
                  with respect to the Property or its use including any
                  environmental law or regulation, nor any written notice that
                  the Property is in violation of any applicable building or
                  zoning code or ordinance, except for any such matters which
                  may have been previously cured by Seller.

                           (iv) Seller is not a "foreign person" within the
                  meaning of Section 1445 et seq. of the Federal Code.

                                  Page 12 of 23
<PAGE>

                           (v) Seller has been duly organized and is validly
                  existing as a corporation, in good standing in the State of
                  Illinois and is qualified to do business in the state in which
                  the Property is located.

                           (vi) No person has any title, interest or right to
                  possession of all or any portion of the Property as lessee,
                  sublessee, tenant or concessionaire of Seller.

                           (vii) The financial statements provided to Buyer by
                  Seller were prepared by or for Seller in the ordinary course
                  of its business in the same manner as it prepares or obtains
                  such statements for its own use and reporting to the
                  Securities and Exchange Commission.

                           (viii) To Seller's knowledge, the list of contracts,
                  agreements and insurance policies delivered or to be delivered
                  to Buyer pursuant to Section 9.2(a)(ix) of this Agreement is
                  or will be true, correct, and complete as of the date of its
                  delivery. Neither Seller nor, to Seller's knowledge, any other
                  party is in material default under any such contract,
                  agreement or insurance policy. To Seller's knowledge, no
                  present dispute or fact exists which might with notice,
                  passage of time or both, give rise to a material default under
                  any Contract.

                           (ix) All books, records and other information
                  prepared by or for Seller and provided to, or made available
                  to, Buyer were prepared by or for Seller in the ordinary
                  course of its business and are the same books, records and
                  other information used and relied upon by Seller in its use,
                  ownership, maintenance and operation of the Property.

                           (x) There are no unsatisfied written requests for
                  material repairs, restorations or improvements from any
                  insurance carrier or governmental authority. Seller has not
                  received any written notice from any insurer of any defects or
                  inadequacies in any part of the Property which would adversely
                  affect its insurability, or written notice of any claims of
                  any governmental agency to the effect that the construction,
                  operation or use of any of the Property is in violation of any
                  applicable law, ordinance, rule, regulation or order.

                           (xi) Seller has received no written notice and Seller
                  has no knowledge of any (1) currently existing violations of
                  federal, state, county or municipal environmental laws in
                  respect to the Property, or (2) past, pending or threatened
                  administrative or judicial litigation or other legal
                  proceedings including, without limitation, any enforcement
                  proceeding under any federal, state, county or municipal
                  statute, ordinance, rule or regulation concerning Hazardous
                  Materials, relating to the Property, or of any settlement
                  thereof.

                           (xii) Except for tanks, retention basins, and/or
                  vaults relating to storm water control, there are no
                  underground storage tanks located on or below the Property.

                           (xiii) Seller does not, use, nor has it used any
                  Hazardous Materials on the Property except for normal
                  quantities of consumer products and those Hazardous Materials
                  which are disclosed pursuant to Exhibit "C" to the Lease and
                  as may otherwise be allowed by the Lease.

                           (xiv) Seller has not, and shall not have prior to the
                  Closing (a) commenced a voluntary case, or had entered against
                  it a petition for relief, under any federal bankruptcy

                                  Page 13 of 23
<PAGE>

                  act or any similar petition, order or decree under any Federal
                  or State law or statue relative to bankruptcy, insolvency or
                  other relief for debtors; (b) caused, suffered or consented to
                  the appointment of a receiver, trustee, administrator,
                  conservator, liquidator or similar official in any federal,
                  state or foreign judicial or non-judicial proceeding, to hold,
                  administer and/or liquidate all or substantially all of
                  Seller's assets; or (c) made a general assignment for the
                  benefit of its creditors.

                           (xv) To Seller's knowledge, Seller has disclosed to
                  Buyer all known environmental conditions affecting the
                  Property.

                           (xvi) All due diligence materials delivered or made
                  available for inspection in furtherance of Buyer's inspection
                  of the Property have been prepared and assembled in the
                  ordinary course of Seller's business or were assembled at
                  Seller's request for purposes of the transaction contemplated
                  by this Agreement. To Seller's knowledge, the due diligence
                  materials delivered or made available to Buyer are complete
                  and responsive to Buyer's due diligence information request.

                           (xvii) Joe Packwood (Facilities Manager) is the
                  person associated with Seller who is most knowledgeable about
                  the Property and the matters represented and warranted herein
                  concerning the condition of the Property and is the person
                  responsible for the day to day operation, repair and
                  maintenance of the Property. J. Michael Dodson is the person
                  associated with Seller who is most knowledgeable about Seller
                  and the matters represented and warranted herein concerning
                  Seller.

         Except as expressly herein otherwise provided, the representations and
warranties of Seller set forth in this Agreement shall be true on and as of the
Effective Date and as of the Closing as if those same representations and
warranties were made on and as of such time. Such representations and warranties
shall survive the Closing for one (1) year. As used herein, "Seller's knowledge"
shall be limited to the knowledge of J. Michael Dodson and Joe Packwood, without
investigation or verification. If, at any time prior to Closing, Seller shall
discover that any representation or warranty contained herein has become
inaccurate in any respect, Seller shall notify Buyer in writing ("CORRECTION
NOTICE"), and Buyer shall have the right if the inaccuracy of such
representation and warranty is not the result of a default by Seller hereunder,
as its sole remedy, by written notice to Seller and the Title Company delivered
not later than the latter of (i) five (5) days after receipt of the Correction
Notice, or (ii) the expiration of the Due Diligence Period, to terminate this
Agreement and receive a refund of the Earnest Money. If the inaccuracy in such
representation and warranty is the result of a default by Seller, the provisions
of Section 11.1 shall apply.

                                   ARTICLE 10

                          CLOSING COSTS AND PRORATIONS

         10.1. CLOSING COSTS. Seller and Buyer shall each pay one-half (1/2) of
the Escrow fees and costs and one-half (1/2) of the recording fees charged on
all documents required to be recorded in connection with the conveyance of the
Property to Buyer; excepting therefrom, any documentary tax, transfer tax or
stamp tax on said conveyance which shall be paid by Seller. Seller and Buyer
each shall pay its own attorneys' and consultants' fees and expenses in
connection with the negotiation and consummation of this transaction; excepting
therefrom, a dispute, in which event Section 12.12 shall control. Any fees and
costs incurred as a result of any financing of the Purchase Price or subsequent
encumbering of the Property by Buyer shall be paid by Buyer (but not any fees of
Seller as "Tenant" under the Lease for compliance with the terms of the Lease),
but Buyer's obligations hereunder are not

                                  Page 14 of 23
<PAGE>

subject to any financing contingency. Seller shall pay for the Title Policy, but
Buyer shall pay for extended coverage and any special endorsements to the Title
Policy requested by Buyer (other than those to remove exceptions to title which
are not Permitted Exceptions), as well as for any title insurance policy
requested by Buyer insuring the interest of any lender of Buyer in connection
with the Property.

         10.2. PRORATION OF PROPERTY TAXES. There shall be no prorations,
including, but not limited to, real property taxes and assessments, general or
special or fees under the Contracts, all of which Seller shall remain
responsible for under the Lease. At Closing, Seller shall pay the sums due
pursuant to Section 9.2(a)(xii) above.

                                   ARTICLE 11

                              DEFAULTS AND REMEDIES

         11.1. SELLER'S DEFAULT. If Seller fails to consummate this Agreement in
accordance with its terms (other than by reason of (i) Buyer's breach of any of
its representations or warranties contained in this Agreement; (ii) Buyer's
continuing default of any of its covenants hereunder after ten (10) days prior
written notice of such default; (iii) a failure of any condition to Seller's
obligation to sell the Property to be satisfied; (iv) a termination of this
Agreement by Seller or Buyer pursuant to a right to do so expressly provided for
in this Agreement, except by reason of a default by either party; or (v) failure
by Buyer to deliver the items required under Section 9.2), Buyer may make
written demand on Seller to so perform. If Seller fails to comply with Buyer's
written demand within five (5) days after receipt of such written demand for
performance, Buyer shall have the exclusive right to (i) waive such default,
(ii) seek specific performance of Seller's obligations under this Agreement and,
as an alternative remedy, all damages resulting from Seller's breach; or (iii)
terminate this Agreement, obtain a refund of the Earnest Money and be reimbursed
by Seller for its actual, verifiable out-of-pocket expenses plus attorneys' fees
and expenses incurred to obtain same. Seller agrees that the Property is unique
and that damages for failure by Seller to consummate the transaction
contemplated by this Agreement will be impracticable and extremely difficult to
determine. Therefore, in the event that Seller fails or refuses to consummate
the sale of the Property to Buyer and Buyer seeks specific performance, Seller
specifically agrees that the remedies of specific performance are appropriate
remedies for Buyer, and Seller waives and agrees not to assert any claim or
defense that specific performance is not an appropriate remedy for Buyer. UNDER
NO CIRCUMSTANCES MAY BUYER SEEK OR BE ENTITLED TO RECOVER ANY PUNITIVE DAMAGES,
ALL OF WHICH BUYER SPECIFICALLY WAIVES, FROM SELLER FOR ANY BREACH BY SELLER OF
ITS OBLIGATIONS UNDER THIS AGREEMENT OR OF ANY REPRESENTATION, WARRANTY OR
COVENANT OF SELLER HEREUNDER.

         11.2. BUYER'S DEFAULT. If, after written demand, Buyer fails to
consummate this Agreement in accordance with its terms (other than by reason of
(i) Seller's breach of any of its representations or warranties contained in
this Agreement; (ii) Seller's continuing default of any of its covenants after
five (5) days prior written notice of such default; (iii) a failure of any
condition to Buyer's obligation to purchase the Property to be satisfied; (iv) a
termination of this Agreement by Seller or Buyer pursuant to a right to do so
expressly provided for in this Agreement other than as a result of a default by
Seller; or (v) failure by Seller to deliver the items required under Section
9.2), Seller may, as Seller's sole and exclusive remedies, Seller waiving any
other remedies available to it at law or in equity, terminate this Agreement and
receive the Earnest Money as liquidated damages (and not as a penalty) for
breach of this Agreement. Due to the difficulty and inconvenience of
ascertaining and measuring actual damages, and the uncertainty thereof, such
Earnest Money is agreed upon by and between Seller and Buyer as a reasonable
estimate of just compensation for the harm caused by Buyer's default. In
addition, Buyer shall, at no cost to Seller, and without representation or
warranty, immediately deliver to Seller all information, data, studies and tests
regarding the Property in its possession or control, including, without
limitation, studies,

                                  Page 15 of 23
<PAGE>

tests and other results of the studies and tests prepared by or on behalf of
Buyer, and all copies or reproductions of any of the foregoing. THE LIQUIDATED
DAMAGES SET FORTH HEREIN IS THE SOLE AND EXCLUSIVE REMEDY OF SELLER FOR A BREACH
BY BUYER OF THIS AGREEMENT AND SELLER HEREBY WAIVES ANY OTHER REMEDIES AVAILABLE
TO IT AT LAW OR IN EQUITY.

                                   ARTICLE 12

                            MISCELLANEOUS PROVISIONS

         12.1. BROKER'S COMMISSION. Pursuant to separate agreements entered into
between Seller with Lee & Associates (David Johnson), 3200 East Camelback Road,
Phoenix, Arizona, as broker, and with Julian J. Studley, 3390 Peachtree Road,
N.E., Suite 800, Atlanta, Georgia 30326, as consultant, (respectively, the
"Broker and Consultant"), Seller solely shall be obligated for all commissions
and fees owing to or claimed by the Broker and Consultant in connection with
this transaction. Except for the Broker and Consultant, Buyer represents to
Seller that Buyer has not authorized any broker or finder to act on Buyer's
behalf in connection with this transaction, and that Buyer has not dealt with
any other broker or finder purporting to act on behalf of any other party.
Except for the Broker and Consultant, Buyer shall indemnify, defend and hold
Seller harmless from and against any and all claims, losses, damages, costs or
expenses of any kind or character arising out of or resulting from any
agreement, arrangement or understanding alleged to have been made by Buyer or on
Buyer's behalf with any broker or finder in connection with this Agreement or
the transaction contemplated hereby. Except for the Broker and Consultant,
Seller represents to Buyer that Seller has not authorized any broker or finder
to act on Seller's behalf in connection with the sale and purchase hereunder and
that Seller has not dealt with any other broker or finder purporting to act on
behalf of any other party. Seller shall indemnify, defend and hold Buyer
harmless from and against any and all claims, losses, damages, costs or expenses
of any kind or character arising out of or resulting from any agreement,
arrangement or understanding alleged to have been made by Seller or on Seller's
behalf with the Broker and Consultant or any other broker or finder in
connection with this Agreement, the Lease and/or the transaction contemplated
hereby or in the Lease. Broker and Consultant shall have no third party rights
and under no circumstances, including, but not limited to, a breach by Buyer,
shall Buyer have any obligations to Broker and Consultant.

         12.2. ASSIGNMENT. Buyer may assign all of Buyer's rights under this
Agreement to a corporation, partnership, limited liability company or trust
controlled by Glen Una Management Company, Inc., Kenneth Levy, Mark Levy and/or
Wayne Levy, or any corporation, limited liability company, or trust, owned or
controlled by any of them, but otherwise Buyer may not assign Buyer's rights
under this Agreement without Seller's prior written consent, which may be
withheld in Seller's reasonable discretion. In no event shall Buyer be released
from its obligations under this Agreement.

         12.3. CONDEMNATION AND CASUALTY.

                  (a) Condemnation. In the event that all or any portion of the
         Property shall be taken in condemnation or by conveyance in lieu
         thereof or under the right of eminent domain after the Effective Date
         and before the Closing Date, Seller shall immediately notify Buyer in
         writing ("SELLER'S CONDEMNATION NOTICE"), such writing to include all
         information in Seller's possession or control regarding said
         condemnation or conveyance in lieu thereof. In such event, either party
         may elect to terminate this Agreement by written notice to the other
         and, as Buyer's sole remedy, the Earnest Money shall be refunded to
         Buyer. If neither party elects to terminate within thirty (30) days of
         the delivery of Seller's Condemnation Notice, Buyer and Seller shall
         meet at a mutually agreeable place and time after the Buyer's receipt
         of Seller's Condemnation Notice to discuss the condemnation (or
         conveyance in lieu thereof), any Base Rent reduction, if any, under

                                  Page 16 of 23
<PAGE>

         the Lease and any and all other relevant matters. The Closing shall be
         extended for so long as is reasonably necessary to determine the amount
         of any condemnation award, but in no event longer than one hundred
         eighty (180) days. If Buyer, in its sole and absolute discretion, is
         unsatisfied with the condemnation award and/or determines that it no
         longer desires to purchase the Property due to the effect of the
         condemnation or conveyance in lieu thereof, Buyer may, at its option,
         terminate this Agreement by written notice thereof to Seller at any
         time after its receipt of Seller's Condemnation Notice, but prior to
         the Closing (as such may have been extended), in which event the
         Earnest Money shall be refunded to Buyer and neither party shall have
         any further obligations hereunder other than as may be specifically and
         expressly stated otherwise in this Agreement. Provided Buyer hasn't
         terminated this Agreement pursuant to its rights hereunder, the Closing
         shall occur on such day as Buyer and Seller mutually agree, but in no
         event later than two hundred ten (210) days after the Closing Date. If
         Buyer elects to proceed with the Closing, there shall be no reduction
         in the Purchase Price, the Base Rent shall be as so agreed by Buyer and
         Seller and Seller shall assign all of its right, title and interest in
         and to the condemnation award to Buyer.

                  (b) Casualty. In the event that all or any "substantial
         portion" (as defined below) of the Property shall be damaged or
         destroyed by fire or other casualty after the Effective Date and before
         the Closing Date, Seller shall immediately notify Buyer in a detailed
         writing of such damage. In such event, either party may elect to
         terminate this Agreement by written notice to the other and, as Buyer's
         sole remedy, the Earnest Money shall be refunded to Buyer. If neither
         party elects to terminate within thirty (30) days of the delivery of
         notice of the casualty, (i) Seller shall restore, prior to Closing, the
         Property to its condition prior to such casualty; (ii) the Closing Date
         shall be extended to the date which is thirty (30) days after the
         issuance of a certificate of occupancy by the applicable governmental
         authorities for Seller's restoration of the Property pursuant to
         subsection (i) above, but in no event longer than two hundred ten (210)
         days; and (iii) such Closing shall take place with no reduction in the
         Purchase Price. If the casualty loss does not involve a substantial
         portion of the Property then, (i) Seller shall restore, prior to
         Closing, the Property to its condition prior to such casualty; (ii) the
         Closing Date shall be extended to the date which is thirty (30) days
         after the issuance of a certificate of occupancy by the applicable
         governmental authorities for Seller's restoration of the Property
         pursuant to subsection (i) above, but in no event longer than two
         hundred ten (210) days; and (iii) such Closing shall take place with no
         reduction in the Purchase Price. If the casualty loss involves a
         substantial portion of the Property and the casualty loss is not
         covered by Seller's insurance, Seller may terminate this Agreement by
         providing Buyer with written notice of such election prior to the
         Closing.

                  (c) Substantial Portion Defined. For the purposes of this
         Section 12.3, a taking of or casualty loss to a "substantial portion"
         of the Property shall be deemed to include any casualty loss which is
         equal to or greater than (i) Five Hundred Thousand ($500,000.00)
         Dollars, or (ii) any casualty loss which would provide Seller as Tenant
         with the right to abate rent under the Lease or to terminate all or a
         portion of the Lease.

                  (d) Risk of Loss. Risk of loss until Closing shall be borne by
         Seller.

                  (e) Emergency Repairs. In the event the Property is damaged
         prior to Closing and such damage creates any emergency requiring
         immediate repair in order to prevent further damage to the Property,
         Seller shall be entitled to immediately commence such repairs, and the
         contractor and method of repair to be used shall be reasonably
         determined by Buyer and Seller. Both parties agree to cooperate to
         accomplish such repair in a timely manner. Casualty proceeds, if any,
         paid as a result of damage requiring immediate repair shall be used in
         paying the cost of

                                  Page 17 of 23
<PAGE>

         such repairs. Seller shall be responsible for all costs and expenses
         related to such repair, maintenance and restoration.

         12.4. NOTICES. All notices and other communications to be given
hereunder by Buyer or Seller shall be in writing and shall be deemed to have
been given upon (i) personal delivery when personally delivered; (ii) upon the
earlier of receipt or the third Business Day following the date of deposit in
the mail (at the addresses specified below, whether or not received by the
person to whose attention notice is directed at such address) after having been
mailed by first class registered or certified mail, return receipt requested,
postage prepaid; (iii) the next Business Day when sent via nationally recognized
overnight courier; or (iv) upon receipt of confirmation of successful
transmission when sent by facsimile transmittal (with a copy sent via First
Class mail) as follows:

           Buyer:                                 Seller:

           Glen Una Management Company, Inc.       SpeedFam - IPEC, Inc.
           19800 Glen Una Drive                    305 North 54th St.
           Saratoga, California 94070              Chandler, Arizona  85226
           Attn:  Mark Levy                        Attn:  J. Michael Dodson
           Facsimile:  (415) 765-9973              Facsimile:  (480) 785-4116

           With a copy to:                        With a copy to:

           Frank H. Maiorana, Esquire             Robert C. Bates, Esq.
           Silicon Valley Law Group               Snell & Wilmer, L.L.P.
           152 North Third Street, Suite 900      One Arizona Center
           San Jose, California  95112            Phoenix, Arizona  85004-0001
           Facsimile:  (408) 286-1430             Facsimile:  (602) 382-6070

         12.5. ENTIRE AGREEMENT. This Agreement and the Exhibits attached hereto
constitute the entire agreement between Seller and Buyer, and there are no other
covenants, agreements, promises, terms, provisions, conditions, undertakings, or
understandings, either oral or written, between them concerning the Property
other than those herein set forth. No subsequent alteration, amendment, change,
deletion or addition to this Agreement shall be binding upon Seller or Buyer
unless in writing and signed by both Seller and Buyer.

         12.6. HEADINGS. The headings, captions, numbering system, etc. are
inserted only as a matter of convenience and may under no circumstances by
considered in interpreting the provisions of this Agreement.

         12.7. BINDING EFFECT. All of the provisions of this Agreement are
hereby made binding upon the personal representatives, heirs, successors, and
assigns of both parties hereto. Where required for proper interpretation, words
in the singular shall include the plural; the masculine gender shall include the
neuter and the feminine, and vice versa. The terms "heirs, executors,
administrators and assigns" shall include "successors, legal representatives and
assigns."

         12.8. TIME OF ESSENCE. Time is of the essence in each and every
provision of this Agreement.

         12.9. UNENFORCEABLE OR INAPPLICABLE PROVISIONS. If any provision hereof
is for any reason unenforceable or inapplicable, the other provisions hereof
will remain in full force and effect in the same manner as if such unenforceable
or inapplicable provision had never been contained herein, unless such
unenforceable provision materially affects any material covenants set forth
herein.

                                  Page 18 of 23
<PAGE>

         12.10. COUNTERPARTS. This Agreement may be executed in any number of
counterparts, each of which will for all purposes be deemed to be an original,
and all of which are identical.

         12.11. APPLICABLE LAW. This Agreement shall be construed under and in
accordance with the internal laws of the State of Arizona without regard to
principles of conflicts of laws.

         12.12. ATTORNEYS' FEES. In the event any legal action or other
proceeding is brought for the enforcement of this Agreement, or because of an
alleged dispute, breach, default or misrepresentation in connection with any
provision of this Agreement, the successful or prevailing party or parties shall
be entitled to recover and the court is specifically empowered to award
reasonable attorneys' fees, sales and use taxes, court costs, expert witness
fees and expenses, and all expenses even if not taxable as court costs
(including, without limitation, all such fees, taxes, costs and expenses
incident to appellate, bankruptcy and post-judgment proceedings), incurred in
that action or proceeding, in addition to any other relief to which such party
or parties may be entitled. Attorneys' fees shall include, without limitation,
paralegal fees, investigative fees, administrative costs, sales and use taxes
and all other charges billed by the attorney to the prevailing party.

         12.13. AUTHORITY. Each person executing this Agreement, by his
execution hereof, represents and warrants that he is fully authorized to do so,
however, the parties will cooperate in providing appropriate proof to the other
party of the authority of the signing person to bind the party.

         12.14. FURTHER ASSURANCES. In addition to the acts and deeds recited
herein and contemplated to be performed at the Closing, Seller and Buyer agree
to perform such other acts, and to execute and deliver such other instruments
and documents as either Seller or Buyer, or their respective counsel, may
reasonably require in order to effect the intents and purposes of this
Agreement. Further, provided such do not change the obligations or liability of
the applicable party, Seller and Buyer each agree to deliver to the Title
Company such affidavits and other documents as may reasonably be necessary or
required to enable the Title Company to issue the Title Policy as contemplated
in this Agreement.

         12.15. TIME PERIODS. Unless otherwise expressly provided herein, all
periods for delivery or review and the like shall be determined on a "calendar"
day basis. If any date for performance, approval, delivery or Closing falls on a
Saturday, Sunday or legal holiday (state or federal) in the State of Arizona or
the State of California, the time therefor shall be extended to the next
Business Day; excepting therefrom, if the Closing Date falls on a Saturday,
Sunday or legal holiday, the time therefor shall be extended two Business Days.

         12.16. NO RECORDING. Seller and Buyer agree that neither this
Agreement, a copy of this Agreement nor any instrument describing or referring
to this Agreement (excepting therefrom a lis pendens, notice of pendency of
action or similar document) shall ever be filed of record in the public records
of the governmental jurisdiction in which the Property is located.

         12.17. INTERPRETATION. The parties acknowledge that each party and its
counsel have reviewed and revised this Agreement and that the rule of
construction to the effect that any ambiguities are to be resolved against the
drafting party shall not be employed in the interpretation of this Agreement or
in any amendments or exhibits thereto.

         12.18. NO THIRD PARTY BENEFICIARY. The provisions of this Agreement are
for the exclusive benefit of the Seller and Buyer hereto and no other party
shall have any right or claim against the Seller and Buyer, or either of them,
by reason of those provisions or be entitled to enforce any of those provisions
against the Seller and Buyer hereto, or either of them.

                                  Page 19 of 23
<PAGE>

         12.19. PROVISIONS TO SURVIVE CLOSING. Any and all of the provisions of
this Agreement which require or provide for the performance or liability of
either party hereto following the Closing, including without limitation the
provisions of Sections 9.5(a) and (b), shall survive the Closing and the
delivery of the Deed to Buyer.

         12.20. WAIVER OF JURY TRIAL. EACH OF THE UNDERSIGNED HEREBY KNOWINGLY,
VOLUNTARILY, AND INTENTIONALLY WAIVES THE RIGHT WHICH ANY OF THE UNDERSIGNED MAY
HAVE TO A TRIAL BY JURY WITH RESPECT TO ANY LITIGATION BETWEEN ANY OF THE
PARTIES HERETO, INCLUDING, BUT NOT LIMITED TO, WITH RESPECT TO ANY AND ALL CAUSE
OR CAUSES OF ACTION, DEFENSES, COUNTERCLAIMS, CROSSCLAIMS, THIRD PARTY CLAIMS,
AND INTERVENOR'S CLAIMS, WHETHER NOW EXISTING OR HEREAFTER ARISING, AND WHETHER
SOUNDING IN CONTRACT, TORT, EQUITY OR OTHERWISE, REGARDLESS OF THE CAUSE OR
CAUSES OF ACTION, DEFENSES OR COUNTERCLAIMS ALLEGED OR THE RELIEF SOUGHT BY ANY
PARTY, AND REGARDLESS OF WHETHER SUCH CAUSES OF ACTION, DEFENSES OR
COUNTERCLAIMS ALLEGED OR THE RELIEF SOUGHT BY ANY PARTY, AND REGARDLESS OF
WHETHER SUCH CAUSES OF ACTION, DEFENSES OR COUNTERCLAIMS ARE BASED ON, OR ARISE
OUT OF, UNDER OR IN CONNECTION WITH THIS AGREEMENT OR ITS SUBJECT MATTER, OUT OF
ANY ALLEGED CONDUCT OR COURSE OF CONDUCT, DEALING OR COURSE OF DEALING,
STATEMENTS (WHETHER VERBAL OR WRITTEN), OR OTHERWISE. ANY PARTY HERETO MAY FILE
A COPY OF THIS AGREEMENT WITH ANY COURT AS CONCLUSIVE EVIDENCE OF THE CONSENT OF
THE PARTIES HERETO TO THE WAIVER OF ANY RIGHT THEY MAY HAVE TO TRIAL BY JURY.

         12.21. CONFIDENTIAL AGREEMENT. The terms and conditions of this
Agreement shall be treated as confidential by both parties, and neither any of
such terms or conditions nor any copy of this Agreement shall be divulged or
provided to any third party other than the parties' respective attorneys,
consultants, brokers, and Buyer's lenders and financial partners if any, by
either party hereto or any other person or entity assisting Buyer in evaluating
or consulting on this transaction, any loan in connection herewith or otherwise,
without the prior consent of the other party hereto. Buyer shall use its
commercially reasonable efforts to cause Buyer's lender to retain the
confidentiality required pursuant to this Section. Nothing herein shall require
a party to maintain said confidentiality if required to disclose such
information pursuant to applicable law or to enforce the terms of this Agreement
or the Lease.

         12.22. RELATIONSHIP OF THE PARTIES. The transaction contemplated by
this Agreement and the Lease is a true sale with a leaseback and Buyer and
Seller are neither joint venturers, general partners nor lender and borrower.

         12.23. NO TRANSFER OF CERTAIN RIGHTS. Notwithstanding any term of this
Agreement, the Bill of Sale and Assignment of Contracts attached hereto as
Exhibit "D", or the Lease, Seller does not, shall not nor be deemed to sell,
convey, transfer, set over, or assign any rights, interests, patents,
copyrights, or other intellectual property related to Seller's design of the
Property, including, without limitation, the Clean Room Technology and design of
the clean room. As used in this Agreement, the term "Clean Room Technology"
shall include ideas, concepts, architectural drawings, information,
specifications, drawings, sketches, data, materials, layouts, processes,
methods, apparatus diagrams, building materials, inventions (whether or not
patentable), copyrights, trade secrets, know how, show how, works of authorship,
software, source code, machine code, products, methods of doing business,
proprietary information, confidential information, test results, reports,
descriptions, construction, or operation of any of the subject matter contained
in either U.S. patent application serial no. 09/391,113 (filed September 7, 1999
and entitled "Clean Room & Method"), U.S. patent application serial no.
09/975,600 (filed October 11, 2001 and entitled "Clean Room & Method"), U.S.
patent application serial no. 09/993,534 (filed

                                  Page 20 of 23
<PAGE>

November 14, 2001 and entitled "Clean Room & Method"), or any related
applications or patents issued thereon. Notwithstanding the foregoing, Buyer
shall be permitted the use and enjoyment of the clean room and shall be
permitted to lease the clean room to subsequent tenants of the Property;
provided, however, that nothing in this sentence shall grant any license or
other rights relating to the Clean Room Technology or in any manner affect or
limit Seller's ability to remove Tenant's Equipment (as defined in the Lease) as
provided for in the Lease.

         12.24. APPROVALS AND CONSENTS. Unless a party's sole discretion is
otherwise expressly provided for in a particular provision of this Agreement,
all approvals and consents required of either party hereunder shall not be
unreasonably withheld or delayed, regardless of whether or not the provision in
question expressly so states.

         12.25. TITLE COMPANY. The parties acknowledge and agree that in the
event of any dispute concerning the Earnest Money, the Title Company shall have
the right to interplead with the Superior Court in and for the County all or any
portion of the Earnest Money received by it pursuant to this Agreement. Buyer
and Seller mutually agree to indemnify, defend, and save the Title Company
harmless from and against any claims, damages, losses, costs or expenses
incurred by it (including reasonable attorneys' fees, paralegal and
paraprofessional charges and costs) arising from the performance of its duties
hereunder, except for such claims, damages, losses, costs or expenses as are
incurred by The Title Company through its own acts of negligence or willful and
intentional misconduct or its contractual obligations under the Title Policy.
This indemnification shall survive the Closing and any termination of this
Agreement. The Title Company shall have no liability with regard to any duty
under this Agreement nor be responsible for loss of any monies held by it except
in the event of negligence or willful and

                      [SIGNATURES APPEAR ON THE NEXT PAGE]

                                  Page 21 of 23
<PAGE>

intentional misconduct on the part of The Title Company or its contractual
obligations under the Title Policy.

        DATED as of the Effective Date specified in Article 1 above.

BUYER:                                        SELLER:

Glen Una Management Company, Inc.             SpeedFam - IPEC, Inc.,
a California corporation                      an Illinois corporation

By: /s/ Kenneth Levy                          By: /s/ J. Michael Dodson
---------------------                         --------------------------------
Name: Kenneth Levy                            Name:   J. Michael Dodson
---------------------                         --------------------------------
Title:  President                             Title:  Chief Financial Officer
---------------------                         --------------------------------

                                  Page 22 of 23

<PAGE>

                            JOINDER OF TITLE COMPANY

        The Title Company executes this Agreement for the sole purpose of
acknowledging receipt of the Earnest Money, subject to clearance, and to agree
to serve as escrow agent with respect to the Earnest Money and Closing in
accordance with this Agreement.

                                      First American Title Insurance Company

                                      By:  ___________________________________
                                      Name: __________________________________
                                      Title: _________________________________
                                      Date: __________________________________

                                  Page 23 of 23
<PAGE>

                                   EXHIBIT "A"

                                LEGAL DESCRIPTION

                                 [SEE ATTACHED]

                                    Exhibit A

                                   Page 1 of 1

<PAGE>

                                   EXHIBIT "B"

                              SPECIAL WARRANTY DEED

        SpeedFam - IPEC, Inc., an Illinois corporation ("Grantor"), for and in
consideration of the sum of Ten Dollars ($10.00) in hand paid to Grantor by
___________________________, a ___________________ corporation ("Grantee"), and
other good and valuable consideration, the receipt and sufficiency of which
consideration are hereby acknowledged, hereby assigns, conveys, grants,
transfers and delivers to Grantee all that certain land situated in Maricopa
County, Arizona, and described on Exhibit "A" attached hereto and made a part
hereof for all purposes, together with all improvements attached thereto and any
and all appurtenances of Grantor pertaining thereto (collectively as the
"Property").

        SUBJECT TO, the matters set forth on Exhibit "B" attached hereto and
made a part hereof.

        GRANTOR hereby binds itself and its successors and assigns to warrant
and defend for the benefit of Grantee and its successors and assigns the title
against all acts of Grantor, and none other, subject to the matters set forth
above.

                                    Exhibit B

                                   Page 1 of 2

<PAGE>

        EXECUTED as of the ______ day of _____________, 2002

                                 GRANTOR:

                                 SPEEDFAM - IPEC, INC., an Illinois corporation

                                 By:    _____________________________________
                                 Name:  _____________________________________
                                 Title: _____________________________________

STATE OF ARIZONA            )
                            )  ss.
County of Maricopa          )

        This instrument was acknowledged before me on this the _____ day of
_______________, 2002, by _________________________________________, the
___________ of SpeedFam - IPEC, Inc., an Illinois corporation, on behalf of the
corporation.

                                           ____________________________________
                                           Notary Public

My commission expires:

______________________

                                    Exhibit B

                                   Page 2 of 2

<PAGE>

                      EXHIBIT "A" TO SPECIAL WARRANTY DEED

                                    PROPERTY

                       Exhibit A to Special Warranty Deed

                                   Page 1 of 1

<PAGE>

                      EXHIBIT "B" TO SPECIAL WARRANTY DEED

                                TITLE EXCEPTIONS

                                 [SEE ATTACHED]

                       Exhibit B to Special Warranty Deed

                                   Page 1 of 1

<PAGE>

                                   EXHIBIT "C"

                                      LEASE

                                 [SEE ATTACHED]

                                    Exhibit C

                                   Page 1 of 1

<PAGE>

                                   EXHIBIT "D"

                                  BILL OF SALE

                    BILL OF SALE AND ASSIGNMENT OF CONTRACTS

        This instrument is executed and delivered as of the ____ day of
_________, pursuant to that certain Purchase and Sale Agreement ("Agreement"),
dated ____________, by and between SpeedFam-IPEC, Inc., an Illinois corporation
("Seller"), and Glen Una Management Company, Inc., a California corporation
("Buyer"), covering the real property described in Exhibit "A" attached hereto
("Real Property").

         1. Sale of Personalty. For good and valuable consideration, Seller
hereby sells, transfers, sets over and conveys to Buyer the following (the
"Personal Property"):

         (a) Tangible Personalty. All of Seller's right, title and interest in
and to all fixtures, furniture, equipment, inventory and other tangible personal
property, if any, owned by Seller presently located on such property, but
excluding Tenant's Equipment (as defined in the Lease) and those items set forth
on the attached Exhibit "B".

         (b) Intangible Personalty. All the right, title and interest of Seller
in and to the following, to the extent assignable: (i) licenses, and permits
relating to the ownership and operation of the Property (as defined in the
Agreement), (ii) if still in effect, guaranties and warranties received by
Seller from any contractor, manufacturer or other person in connection with the
construction or operation of the Property; and (iii) any and all claims as they
relate to the Property.

         2. Assignment of Contracts. For good and valuable consideration, Seller
hereby assigns, transfers, sets over and conveys to Buyer, and Buyer hereby
accepts such assignment of, the following (the "Assigned Property"):

         (a) Files and Related Information. The files and correspondence
relating to the Property, plans and specifications with respect to the Property,
warranties and guaranties relating to any of the other property to be conveyed
pursuant to the Agreement, licenses and permits relating to said real property,
and the other property to be conveyed pursuant to the Agreement; and

         (b) Service Contracts. All of the landlord's right, title and interest
in and to the service contracts described in Exhibit "C" attached hereto (the
"Service Contracts").

         3. Assumption. Buyer hereby assumes the obligations of Seller under
Service Contracts arising from and after the Closing and shall defend, indemnify
and hold harmless Seller from and against any liability, damages, causes of
action, expenses, and attorneys' fees incurred by Seller by reason of the
failure of Buyer to fulfill, perform, discharge, and observe its obligations
with respect to the Service Contracts arising on and after the Closing. Seller
shall defend, indemnify and hold harmless Buyer from and against any liability,
damages, causes of action, expenses, and attorneys' fees incurred by Buyer by
reason of the failure of Seller to fulfill, perform, discharge, and observe its
obligations with respect to the Service Contracts arising before the Closing.

         4. Agreement Applies. The covenants, agreements, representations,
warranties, indemnities and limitations provided in the Agreement with respect
to the property conveyed hereunder (including, without limitation, the
limitations of liability provided in the Agreement), are hereby incorporated
herein

                                    Exhibit D

                                   Page 1 of 2
<PAGE>

by this reference as if herein set out in full and shall inure to the benefit of
and shall be binding upon Buyer and Seller and their respective successors and
assigns.

         5. Representations Regarding Encumbrances. Seller represents and
warrants that the Personal Property and the Assigned Property is owned and
transferred free and clear from any and all encumbrances.

         6. No Transfer of Intellectual Property Rights. Notwithstanding any
term of this Bill of Sale and Assignment of Contracts, the Agreement or the
Lease, Seller does not, shall not nor be deemed to sell, convey, transfer, set
over, or assign any rights, interests, patents, copyrights, or other
intellectual property related to Seller's design of the Property, including,
without limitation, the Clean Room Technology and design of the clean room. As
used in this Agreement, the term "Clean Room Technology" shall include ideas,
concepts, architectural drawings, information, specifications, drawings,
sketches, data, materials, layouts, processes, methods, apparatus diagrams,
building materials, inventions (whether or not patentable), copyrights, trade
secrets, know how, show how, works of authorship, software, source code, machine
code, products, methods of doing business, proprietary information, confidential
information, test results, reports, descriptions, construction, or operation of
any of the subject matter contained in either U.S. patent application serial no.
09/391,113 (filed September 7, 1999 and entitled "Clean Room & Method"), U.S.
patent application serial no. 09/975,600 (filed October 11, 2001 and entitled
"Clean Room & Method"), U.S. patent application serial no. 09/993,534 (filed
November 14, 2001 and entitled "Clean Room & Method"), or any related
applications or patents issued thereon. Notwithstanding the foregoing, Buyer
shall be permitted the use and enjoyment of the clean room and shall be
permitted to lease the clean room to subsequent tenants of the Property;
provided, however, that nothing in this sentence shall grant any license or
other rights relating to the Clean Room Technology or in any manner affect or
limit Seller's ability to remove Tenant's Equipment (as defined in the Lease) as
provided for in the Lease.

         IN WITNESS WHEREOF, the undersigned have caused this Bill of Sale and
Assignment of Contracts to be executed as of the date written above.

Seller:                                      Buyer:

SpeedFam-IPEC, Inc.                          Glen Una Management Company, Inc.
an Illinois corporation                      a California corporation

By: ____________________                     By: _____________________________
Name:___________________                     Name: ___________________________
Its: ___________________                     Its: ____________________________

                                    Exhibit D

                                   Page 1 of 2

<PAGE>

                            EXHIBIT A TO BILL OF SALE

                              PROPERTY DESCRIPTION

                            Exhibit A to Bill of Sale

                                   Page 1 of 1

<PAGE>

                            EXHIBIT B TO BILL OF SALE

                                EXCLUDED PROPERTY

           BUILDING 305:

           CDA Air Compressor Equipment
           Air Scrubbers
           DI Water System/Equipment
           Waste Treatment Equipment
           Cleanroom HVAC Equipment
           Chemical Distribution/Storage Equipment
           Cleanroom Vacuum Equipment
           Cleanroom System (walls, partitions, air handlers, hepafilters,
           chiller, other)
           50 Hertz Generators
           7.5 Ton Overhead Cranes
           Trolley Mounted Cranes
           Surveillance Cameras and Security Equipment
           Cafeteria Equipment

           BUILDING 300:

           CDA Air Compressor Equipment
           Cleanroom Vacuum Equipment
           Air Scrubbers
           Cleanroom Humidity Control Equipment (Kathobar)
           Roof Boilers for Kathobar Units
           Electrical Backup Power Generator
           330KV Electrical Transfer Switch
           50 Hertz Generators
           DI Water System/Equipment
           Waste Treatment Equipment
           Chemical Distribution/Storage Equipment
           Cleanroom System (walls, partitions, air handlers, hepafilters,
           chiller, other)
           Surveillance Cameras and Security Equipment
           Acid Fume Safety Hood
           Cleanroom Safety Showers

                            Exhibit B to Bill of Sale

                                   Page 1 of 1

<PAGE>

                            EXHIBIT C TO BILL OF SALE

                                SERVICE CONTRACTS

<TABLE>
<CAPTION>
        SERVICE PROVIDER                          SERVICE                      CONTRACT DATE
        ----------------                          -------                      -------------
<S>                               <C>                                          <C>
Airnetics Engineering Co.         Preventive Maintenance Program - Atlas          5/25/01
                                  Copco Oil Free Compressors;
                                  Oil-Injected Rotary Air Compressors

Air Products and Chemicals, Inc.  Amendment II to the Liquid Nitrogen             11/10/98
                                  Supply Agreement between SpeedFam
                                  Corporation and Air Products and
                                  Chemicals, Inc. dated 12/17/96

Corporate Cleaning, Inc.          Janitorial Bid 300 Building                     2/26/02

McQuay Service                    HVAC Assured Maintenance Agreement               4/1/00

Otis Elevator Company             Contract Addendum SO 5525 to add unit            6/1/01
                                  to existing contract
</TABLE>

                            Exhibit C to Bill of Sale

                                   Page 1 of 1<PAGE>
                                                                   EXHIBIT 10.37

                                      LEASE

                                     BETWEEN

                  PHOENIX INDUSTRIAL INVESTMENT PARTNERS, L.P.
                         AN ARIZONA LIMITED PARTNERSHIP

                                   AS LANDLORD

                                       AND

                             SPEEDFAM - IPEC, INC.,
                             AN ILLINOIS CORPORATION

                                    AS TENANT
<PAGE>
                                              TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                                           PAGE
<S>      <C>                                                                                               <C>
 1.      DEFINITIONS....................................................................................     1

 2.      LEASED PREMISES................................................................................     4

 3.      TERM...........................................................................................     4

 4.      RENT...........................................................................................     4

 5.      ADDITIONAL CHARGES.............................................................................     5

 6.      LATE CHARGES AND INTEREST......................................................................     5

 7.      USE OF LAND PREMISES...........................................................................     6

 8.      TRIPLE NET LEASE...............................................................................     6

 9.      MAINTENANCE AND REPAIRS........................................................................     6

10.      TENANT'S EQUIPMENT.............................................................................     7

11.      ALTERATIONS AND ADDITIONS......................................................................     7

12.      IMPOSITIONS....................................................................................    10

13.      COMPLIANCE WITH REQUIREMENTS...................................................................    10

14.      LIENS..........................................................................................    10

15.      PERMITTED CONTESTS.............................................................................    11

16.      NO CLAIMS AGAINST LANDLORD.....................................................................    11

17.      INDEMNIFICATION BY TENANT......................................................................    11

18.      UTILITIES......................................................................................    12

19.      INSURANCE......................................................................................    12

20.      DAMAGE TO OR DESTRUCTION OF LEASED PREMISES....................................................    15

21.      EMINENT DOMAIN.................................................................................    16

22.      PERFORMANCE ON BEHALF OF TENANT................................................................    18

23.      ASSIGNMENTS AND SUBLEASE.......................................................................    18

24.      EVENTS OF DEFAULT; TERMINATION.................................................................    24

25.      ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS.................................................    29

26.      SUBORDINATION AND ATTORNMENT...................................................................    31

27.      OPTIONS TO EXTEND..............................................................................    31

28.      APPRAISAL......................................................................................    32

29.      RIGHT OF ENTRY.................................................................................    33

30.      NOTICES........................................................................................    33

31.      SURRENDER......................................................................................    34

32.      BROKER.........................................................................................    34

33.      WAIVER.........................................................................................    35

34.      NO PARTNERSHIP.................................................................................    35
</TABLE>

i
<PAGE>
                                              TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                                           PAGE
<S>      <C>                                                                                               <C>
35.      PARTIAL INVALIDITY ............................................................................    35

36.      RECORDING......................................................................................    35

37.      HAZARDOUS MATERIALS ...........................................................................    35

38.      HOLDING OVER...................................................................................    39

39.      AUTHORITY......................................................................................    39

40.      PARKING..... ..................................................................................    39

41.      QUIET TITLE ...................................................................................    39

42.      BENEFIT........................................................................................    39

43.      SIGNAGE........................................................................................    39

44.      TELECOMMUNICATIONS ............................................................................    39

45.      APPROVALS AND CONSENTS.........................................................................    40

46.      SECURITY DEPOSIT ..............................................................................    40

47.      MISCELLANEOUS..................................................................................    41

48.      COUNTERPART....................................................................................    41
</TABLE>

ii
<PAGE>
                                      LEASE

      THIS LEASE is made and entered into as of the 21 day of June, 2002,("LEASE
EXECUTION DATE") by and between Phoenix Industrial Investment Partners, L.P., an
Arizona limited partnership  (hereinafter called  "LANDLORD"), and SpeedFam -
IPEC, Inc., an Illinois corporation (hereinafter called "TENANT").

                                    RECITALS

      A.    Concurrently herewith, Landlord purchased from Tenant that certain
            real property commonly known as 300 North 56th Street and 305 North
            54th Street, Chandler, Arizona, more folly described on the attached
            Exhibit A ("PROPERTY").

      B.    As part of the aforementioned acquisition, Landlord desires to lease
            to Tenant, and Tenant desires to lease from Landlord, the Leased
            Premises (as defined hereinafter) upon the terms and conditions
            hereof.

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, the parties hereto agree as follows:

                              W I T N E S S E T H:

      In consideration of the mutual covenants hereinafter set forth, the
parties hereto agree as follows:

      1.    DEFINITIONS. As used in this Lease the following terms shall have
            the following respective meanings:

            a.    Additional Charges: as defined in Section 5.

            b.    Affiliate, Subsidiary or Successor: as defined in Section 23.

            c.    Alteration or Alterations: as defined in Section 11.

            d.    Appraisal: as defined in Section 28.

            e.    Base Rent: as defined in Section 4.

            f.    Business Days: any day which is not a Saturday, Sunday or
                  federal, state or local holiday.

            g.    Capital Improvement: as defined in Section 9.

            h.    Cost(s) and Expenses(s): all costs, expenses and fees of every
                  kind and nature, including without limitation reasonable
                  attorneys' fees, court costs, experts' fees, consultants' fees
                  and all other expenses arising from or connected with
                  threatened or pending actions, suits, claims, demands or
                  proceedings.

            i.    Default: as defined in Section 24.

            j.    Default Rate: the lesser of (i) four (4) points above the then
                  prime rate of interest as announced from time to time by Bank
                  One, Arizona, NA, a national banking association, or its
                  successor; and (ii) the highest rate permitted by applicable
                  law.

                                  Page 1 of 42
<PAGE>
            k.    Fair Market Rental: as defined in Section 28.

            1.    Hazardous Materials: as defined in Section 37.

            m.    Impositions: Any of the following which at any time during or
                  in respect of the Lease Term may be charged, assessed, levied,
                  confirmed or imposed on or be a lien upon (y) the Leased
                  Premises or any part thereof or any Rent or other payments
                  paid to Landlord pursuant to this Lease or subleases of the
                  Leased Premises, or any part thereof, by anyone claiming by,
                  through or under Tenant; or (z) any occupancy, use or
                  possession of or activity conducted on the Leased Premises or
                  any part thereof: all taxes including, without limitation, (i)
                  Real Property Taxes; (ii) sales, transaction privilege,
                  license, excise, rent or similar taxes and whether imposed on,
                  or measured by, the Rent, Additional Charges or other payments
                  or consideration in any form for which Tenant is obligated by
                  reason of the privilege of renting or of Tenant's occupancy
                  hereunder, and (iii) all new taxes imposed, levied or charged
                  in lieu of or in addition to existing taxes by virtue of
                  present or future law or governmental authority in connection
                  with the ownership, use, occupancy or possession of the Leased
                  Premises as measured by the Rents, Additional Charges or other
                  payments herein provided to be paid by Tenant, or otherwise,
                  assessments (including without limitation, all assessments for
                  public improvements or benefits, whether or not commenced or
                  completed prior to the date hereof and whether or not to be
                  completed within the term hereof, ground rents, contract
                  payments, water, sewer, utility or similar rents, rates and
                  charges, excises, levies, license fees, permit fees,
                  inspection fees and other authorization fees, other charges
                  and other governmental impositions in each case, whether
                  general or special, ordinary or extraordinary, foreseen or
                  unforeseen, of every kind and character (including all
                  interest and penalties thereon). Notwithstanding anything
                  hereinabove to the contrary, Impositions shall not include,
                  and Tenant shall never be obligated to pay, any corporate,
                  estate, inheritance, succession, capital, levy or transfer tax
                  of Landlord or any income, profit or revenue tax, franchise
                  taxes or other similarly imposed taxes of Landlord determined
                  on the basis of general income or revenues (except to the
                  extent a part of the sales, privilege, rent and other taxes
                  described by (ii) of this definition of Impositions) or any
                  interest or penalties in respect thereof.

            n.    Improvements: As defined in Section 2.

            o.    Insurance Requirements: all terms of an insurance policy
                  covering or applicable to the Leased Premises or any part
                  thereof, all requirements of the issuer of any such policy,
                  and all orders, rules, regulations and other requirements of
                  the National Board of Fire Underwriters (or any other body
                  exercising similar functions) applicable to or affecting all
                  or any part of the Leased Premises or any use or condition
                  thereof.

            p.    Lease: this Lease, as at the time amended, modified or
                  supplemented, together with all Exhibits now or hereafter
                  attached hereto or referenced herein.

            q.    Lease Term: as defined in Section 3.

            r.    Lease Year: Except with regard to the first Lease Year, which
                  first Lease Year shall include the first twelve (12) full
                  calendar months and any partial month at the commencement of
                  the Lease Term (if the Lease commences on a date other than
                  the first of a month), each consecutive twelve (12) month
                  period during the Lease Term, with the first Lease Year
                  commencing simultaneously with the commencement of the Lease
                  Term,

                                  Page 2 of 42
<PAGE>
                  and with each subsequent Lease Year commencing immediately
                  upon the expiration of the immediately preceding Lease Year.

            s.    Leased Premises: as defined in Section 2.

            t.    Legal Requirements: all laws, statutes, codes, acts,
                  ordinances, orders, judgments, decrees, injunctions, rules,
                  regulations, permits, licenses, authorizations, directions and
                  requirements of all governments, officials and officers,
                  foreseen or unforeseen, ordinary or extraordinary, which now
                  or at any time hereafter may be applicable to all or any part
                  of the Leased Premises or any use or condition thereof.

            u.    Month or Monthly: each calendar month beginning or ending
                  during the Lease Term.

            v.    Option or Options: as defined in Section 27.

            w.    Option Date: as defined in Section 27.

            x.    Qualified Appraiser: as defined in Section 28.

            y.    Real Property Taxes: all taxes, assessments, levies, and other
                  charges of any kind or nature whatsoever, general and special,
                  foreseen and unforeseen (including all installments of
                  principal and interest required to pay any existing or future
                  general or special assessments for public improvements,
                  services or benefits, and any increases resulting from
                  reassessments resulting from a change in ownership, new
                  construction, or any other cause), now or hereafter imposed by
                  any governmental or quasi-governmental authority or special
                  district having the direct or indirect power to tax or levy
                  assessments, which are levied or assessed against, or with
                  respect to the value, occupancy or use of all or any portion
                  of the Leased Premises (as now constructed or as may at any
                  time hereafter be constructed, altered or otherwise changed)
                  or Landlord's interest therein, the fixtures, equipment and
                  other property of Landlord, real or personal, that are an
                  integral part of and located on the Leased Premises, the gross
                  receipts, income, or rentals from the Leased Premises, or the
                  use of parking areas, public utilities, or energy within the
                  Leased Premises, or Landlord's business of leasing the Leased
                  Premises. If at any time during the Lease Term the method of
                  taxation or assessment of the Leased Premises prevailing as of
                  the Effective Date shall be altered so that in lieu of or in
                  addition to any Real Property Taxes described above there
                  shall be levied, assessed or imposed (whether by reason of a
                  change in the method of taxation or assessment, creation of a
                  new tax or charge, or any other cause) an alternate or
                  additional tax or charge (i) on the value, use or occupancy of
                  the Leased Premises or Landlord's interest therein, or (ii) on
                  or measured by the gross receipts, income or rentals from the
                  Leased Premises, on Landlord's business of leasing the Leased
                  Premises, or computed in any manner with respect to the
                  operation of the Leased Premises, then any such tax or charge,
                  however designated, shall be included within the meaning of
                  the term "REAL PROPERTY TAXES" for purposes of this Lease.
                  "Real Property Taxes" shall also include any costs and
                  expenses incurred by Landlord in connection with appealing
                  and/or contesting any Real Property Taxes.

            z.    Rent: shall mean, collectively, Base Rent, Additional Charges,
                  Impositions, late charges and all other payments of money
                  payable to Landlord under this Lease, whether or not such
                  payments are specifically denominated as rent hereunder.

            aa.   Restoration: as defined in Section 20(b).

                                  Page 3 of 42
<PAGE>
            bb.   SNDA: as defined in Section 26.

            cc.   Tenant's Equipment: all personal property, furniture,
                  furnishings, business or trade fixtures and equipment now or
                  hereafter in or about the Leased Premises or any part thereof,
                  which are the property of Tenant or any permitted sublessee or
                  assignee of Tenant, the Alteration or removal of which shall
                  be in accordance with Section 10. Without limiting the
                  generality of the foregoing, Tenant's Equipment shall include
                  that property listed on the attached Exhibit B.

            dd.   Third Appraiser: as defined in Section 28.

            ee.   Unavoidable Delays: delays due to strikes, acts of God, labor
                  disputes, fire, earthquakes, floods, explosion, out of the
                  ordinary actions of the elements, invasion, war, insurrection,
                  sabotage, inability to procure or general shortage of labor,
                  equipment, facilities, materials, or supplies in the open
                  market, failure of transportation, lockouts, actions of labor
                  unions, laws or orders of governmental, civil, military or
                  naval authorities, governmental restrictions, enemy action,
                  riot, civil commotion, unavoidable casualty, or other causes
                  (whether similar or dissimilar) beyond the control of the
                  obligated party hereto, financial inability excepted.

      2.    LEASED PREMISES. Landlord hereby leases to Tenant, and Tenant hereby
            leases from Landlord, the Property together with all improvements,
            buildings, fixtures and structures ("IMPROVEMENTS") as now or
            hereafter existing, constructed or altered thereon and all
            appurtenances thereto (collectively, the "LEASED PREMISES"). Tenant
            acknowledges that Tenant is the prior owner of the Leased Premises,
            that this Lease is part of a sale-leaseback transaction and Tenant
            is intimately familiar with all aspects of the Leased Premises and
            that this Lease is on an "as is", "where is" and "with all faults"
            basis.

      3.    TERM. The term of this Lease ("LEASE TERM") shall commence on June
            21, 2002, and shall end on the last day of the one hundred eightieth
            (180th) full calendar month after commencement of the Lease Term,
            which expiration date is June 20, 2017, subject to the Options to
            extend hereinafter set forth or earlier termination pursuant to the
            terms of this Lease.

      4.    RENT. Tenant shall pay to Landlord as base monthly rent ("BASE
            RENT") for the Leased Premises as follows:

<TABLE>
<S>                        <C>
Lease Year 1               $250,000.00 per month
Lease Year 2               $255,000.00 per month
Lease Year 3               $260,100.00 per month
Lease Year 4               $265,302.00 per month
Lease Year 5               $270,608.04 per month
Lease Year 6               $276,020.20 per month
Lease Year 7               $281,540.60 per month
Lease Year 8               $287,171.42 per month
Lease Year 9               $292,914.85 per month
Lease Year 10              $298,773.14 per month
Lease Year 11              $304,748.61 per month
Lease Year 12              $310,843.58 per month
Lease Year 13              $317,060.45 per month
Lease Year 14              $323,401.66 per month
Lease Year 15              $329,869.69 per month
</TABLE>

                                  Page 4 of 42
<PAGE>
            Base Rent shall be payable in advance of the first day of each Month
            during the Lease Term; provided, however, if the Lease Term
            commences on a day other than the first day of a Month, Tenant shall
            pay to Landlord concurrently with the commencement of the Lease
            Term, the Base Rent for such partial Month on a pro-rated basis
            calculated using a thirty (30) day month. The Base Rent and all
            other sums payable to Landlord hereunder shall be paid by good check
            payable in currency of the United States of America as at the time
            shall be legal tender for the payment of public and private debts,
            at the Landlord's address specified for notices in Section 30, or at
            such other place as Landlord may designate in writing from time to
            time. Such payments shall be made without any abatement, deduction
            or offset whatsoever, and without any prior demand therefor. In the
            event that the Lease Term is terminated for any reason on a date
            other than the last day of a calendar month, on the first day of the
            last calendar month of the Lease Term Tenant shall pay to Landlord
            as Base Rent for the period from said first day of said last
            calendar month to and including the last day of the Lease Term that
            proportion of the monthly Base Rent hereunder which the number of
            days between said first day of said last calendar month and the last
            day of the term hereof bears to thirty (30). If a check of Tenant's
            is dishonored for insufficient funds, Landlord may require Tenant to
            make future payments due hereunder via electronic transfer or
            cashier's check.

      5.    ADDITIONAL CHARGES. Tenant also shall pay from time to time during
            the Lease Term as additional charges ("ADDITIONAL CHARGES"):

            a.    all amounts and obligations other than Base Rent which Tenant
                  herein assumes or agrees to pay, including without limitation
                  all Impositions; and

            b.    interest at the Default Rate on such of the foregoing amounts
                  and obligations other than Base Rent as are payable to
                  Landlord which are not paid on or before the fifth (5th) day
                  after written notice by Landlord to Tenant that such amount is
                  due, with such interest to accrue from each date that such
                  amount was due until paid.

      6.    LATE CHARGES AND INTEREST. Tenant acknowledges that late payment by
            Tenant to Landlord of Rent under this Lease will cause Landlord to
            incur costs not contemplated by this Lease, the exact amount of
            which is extremely difficult or impracticable to determine. Such
            costs include, but are not limited to, processing and accounting
            charges, late charges that may be imposed on Landlord by the terms
            of any mortgage or deed of trust secured by the Leased Premises.
            Therefore, if any installment of Base Rent or any payment of
            Additional Charges, Impositions or other rent due from Tenant is not
            received by Landlord in good funds by the applicable due date,
            Tenant shall pay to Landlord an additional sum equal to five percent
            (5%) of the amount overdue as a late charge. The parties acknowledge
            that this late charge represents a fair and reasonable estimate of
            the costs that Landlord will incur by reason of late payment by
            Tenant. In no event shall this provision for a late charge be deemed
            to grant to Tenant a grace period or extension of time within which
            to pay any Rent or prevent Landlord from exercising any right or
            remedy available to Landlord upon Tenant's failure to pay any Rent
            due under this Lease in a timely fashion, including any right to
            terminate this Lease as set forth elsewhere herein. If any Base Rent
            remains delinquent for a period in excess of five (5) days then, in
            addition to such late charge, Tenant shall pay to Landlord interest
            on any Base Rent, Rent and/or Additional Charges that is not paid
            when due at the Default Rate following the date such amount became
            due until paid.

      7.    USE OF LEASED PREMISES. Tenant may use the Leased Premises for any
            lawful purpose permitted by applicable zoning, building and other
            Legal Requirements of municipal, state or

                                  Page 5 of 42
<PAGE>
            federal authorities now in force, or which hereafter may be in force
            with respect to the Leased Premises. Tenant will not commit, omit or
            permit any act, condition or event which is contrary to any Legal
            Requirement or Insurance Requirement. Tenant shall not commit any
            waste in or about the Leased Premises, and Tenant shall keep the
            Leased Premises in a neat, clean, attractive and orderly condition,
            free of any nuisances.

      8.    TRIPLE NET LEASE. This Lease shall be deemed an absolute triple net
            lease and Tenant shall do all acts and make all payments connected
            with or arising out of any use or occupation of the Leased Premises,
            or any part thereof, whether now or hereafter existing, levied or
            imposed, and whether foreseen or unforeseen. Landlord shall not be
            obligated to perform any acts or be subject to any liabilities or to
            make any payments except as otherwise specifically and expressly
            provided in this Lease.

      9.    MAINTENANCE AND REPAIRS.

            a.    Tenant at its sole Cost and Expense will keep in good, clean,
                  first class and operable condition the Leased Premises and
                  every part thereof, including, but not limited to, all
                  plumbing, heating, roof, parking lot, ventilation, air
                  conditioning and electrical systems and equipment in, on or
                  serving the Leased Premises, windows, doors, floors, interior
                  walls, the roof, exterior walls, ceiling and basement which
                  are part of the Leased Premises, and will make or cause to be
                  made all necessary or appropriate repairs, replacements or
                  renewals thereof, whether interior or exterior, structural or
                  non-structural, ordinary or extraordinary, foreseen or
                  unforeseen, capital or ordinary.

            b.    In addition to the foregoing, Tenant shall be required to make
                  such repairs, maintenance and replacements at such reasonable
                  intervals as the parties may agree, which intervals are
                  initially designated on Exhibit D. Tenant will maintain a
                  software package that schedules all preventative maintenance
                  procedures with the settings consistent with those set forth
                  on Exhibit D. Such repairs, maintenance and replacements shall
                  be done in a good, workmanlike and first class manner. If
                  Landlord so requires, Tenant shall obtain Landlord's consent,
                  which shall not be unreasonably withheld, as to the selection
                  of contractors prior to commencement of such work. Subject to
                  Tenant's right to use internal personnel for repair,
                  replacement and maintenance obligations, Tenant shall contract
                  for regular maintenance and upkeep for landscaping, elevators,
                  janitorial and the HVAC system, and shall provide Landlord
                  with copies of such concurrently herewith and within five (5)
                  business days after Landlord's request. If Landlord and/or a
                  successor in interest to Tenant shall be bound by such
                  contracts, such contracts shall include a clause that makes
                  them terminable upon thirty (30) days written notice from
                  Landlord. Unless Tenant has contracted for repair, replacement
                  and maintenance obligations with a third-party, at all times
                  during the Lease Term, Tenant shall maintain internal
                  maintenance personnel adequate to maintain the Leased Premises
                  in good, clean, first class and operable condition. If Tenant
                  does not maintain such internal maintenance personnel, as
                  Landlord shall reasonably determine, Tenant shall enter into
                  such maintenance contracts on such terms and conditions as
                  Landlord shall reasonably require.

            c.    Tenant shall also cause the Leased Premises to be inspected by
                  a licensed contractor on an annual basis, or at such other
                  times as Landlord shall reasonably designate, and Tenant shall
                  perform, subject to Unavoidable Delays, within forty five (45)
                  days after the presentation of the contractor's findings, all
                  repairs, maintenance and replacements designated by said
                  contractor. If Landlord so requires, Tenant shall obtain
                  Landlord's consent, which shall not be unreasonably withheld,
                  as to the selection of said contractor.

                                  Page 6 of 42
<PAGE>
                  Tenant shall also cause the roof, parking lot, plumbing and
                  electrical systems to be inspected by a licensed roofing
                  contractor, paving company, plumbing company or electrical
                  company as applicable, on an annual basis, or at such other
                  times as Landlord shall designate and Tenant shall perform,
                  subject to Unavoidable Delays, within forty five (45) days
                  after the presentation of the contractor's findings, all
                  repairs, maintenance and replacements designated by said
                  contractor. Tenant shall provide Landlord with a copy of any
                  reports or findings pursuant to any inspection required
                  hereunder within five (5) business days after Tenant's receipt
                  thereof.

            d.    If Tenant does not timely perform all of its maintenance,
                  repair and replacement obligations as required by the terms of
                  this Lease, Landlord may, but shall have no obligation to,
                  perform such obligations at Tenant's sole Cost and Expense. In
                  such event, Tenant shall reimburse Landlord for all Costs and
                  Expenses associated therewith upon demand, with interest at
                  the Default Rate from date of payment by Landlord. Such sums
                  shall be considered Rent for all purposes hereunder.

            e.    Tenant shall be required to maintain the Leased Premises in a
                  first class condition through the Lease Term, at its sole Cost
                  and Expense. Notwithstanding anything contained herein to the
                  contrary, Tenant shall be solely responsible for all
                  maintenance, repairs and replacements affecting the Leased
                  Premises during the Lease Term and in no event shall Tenant be
                  deemed an agent of Landlord for the purpose of conducting such
                  maintenance, repairs, and replacements without the express
                  written acknowledgement of agency by Landlord.

      10.   TENANT'S EQUIPMENT. All of Tenant's Equipment shall remain the
            property of Tenant, provided that:

            a.    Tenant shall have the right at any time during the Lease Term
                  while not in Default to remove from the Leased Premises all or
                  any part of Tenant's Equipment in or on the Leased Premises
                  without regard to the manner placed on or affixed to the
                  Leased Premises, provided that Tenant at its expense
                  immediately will repair or be obligated for all Costs and
                  Expenses in connection with all damage to the Leased Premises
                  caused by the removal of Tenant's Equipment therefrom.

            b.    Any of Tenant's Equipment not removed by Tenant at its expense
                  within thirty (30) days after the expiration or earlier
                  termination of this Lease or the Lease Term shall be
                  considered abandoned by Tenant and may be appropriated, sold,
                  destroyed, or otherwise disposed of by Landlord without any
                  further notice to Tenant, and without obligation to account
                  therefor. Tenant at its expense will immediately repair or be
                  obligated for all Costs and Expenses in connection with all
                  damage to the Leased Premises caused by any removal of
                  Tenant's Equipment therefrom. Landlord shall not be
                  responsible for any loss of or damage to Tenant's Equipment,
                  except to the extent caused by Landlord's gross negligence or
                  willful acts.

      11.   ALTERATIONS AND ADDITIONS. Tenant shall have the right at any time
            during the Lease Term, at Tenant's sole Cost and Expense, while not
            in Default to make changes, alterations, additions or improvements
            (collectively, "ALTERATIONS", or singularly, an "ALTERATION") in or
            to the Leased Premises, subject to the following:

            a.    Tenant shall not construct any Alterations or otherwise alter
                  the Leased Premises without Landlord's prior written approval,
                  which approval shall not be unreasonably withheld or

                                  Page 7 of 42
<PAGE>
                  delayed, except that provided Tenant complies with each and
                  every other term and condition applicable to Alterations, no
                  approval by Landlord shall be required provided:

                          i.  The cost of the Alteration in question does not
                              cost in excess of Fifty Thousand Dollars
                              ($50,000.00);

                         ii.  The total cost of all Alterations for the Lease
                              Year in which Tenant commences construction of the
                              Alteration in question does not total more than
                              One Hundred Thousand Dollars ($100,000.00);
                              provided, however, that the cost of Alterations
                              costing less than Fifty Thousand Dollars
                              ($50,000.00) shall not apply to the total
                              Alteration amount of One Hundred Thousand Dollars
                              ($100,000.00) for the applicable Lease Year unless
                              and until the total cost of all Alterations for
                              such Lease Year costing less than Fifty Thousand
                              Dollars ($50,000.00) each shall total at least One
                              Hundred Thousand Dollars ($100,000.00), and then,
                              all of such Alterations shall apply to the total
                              Alteration amount for said Lease Year and the
                              Tenant shall be required to obtain Landlord's
                              consent for any and all subsequent Alterations
                              during said Lease Year;

                        iii.  Such Alteration does not affect the structural
                              integrity of the Leased Premises or any
                              base-building system; and

                         iv.  Such Alteration does not adversely affect the
                              future leaseability of the Leased Premises to a
                              subsequent lessee.

                  Except for any Alterations permitted under this Section 1l(a)
                  without Landlord's consent, Tenant shall not construct any
                  Alteration until Landlord has approved in writing the plans
                  and specifications therefor, and such Alteration shall be
                  constructed substantially in compliance with such approved
                  plans and specifications by a licensed contractor first
                  approved by Landlord (who shall not unreasonably withhold,
                  condition or delay its approval of any such contractor). All
                  Alterations constructed by Tenant shall be constructed by a
                  reputable licensed contractor in a good and workmanlike first
                  class manner and using new materials of good quality, in
                  accordance with all applicable laws and regulations.

            b.    Tenant shall not commence construction of any Alterations
                  until:

                          i.  All required governmental approvals and permits
                              have been obtained;

                         ii.  All requirements regarding insurance imposed by
                              this Lease have been satisfied;

                        iii.  Tenant has given Landlord at least ten (10) day's
                              prior written notice of its intention to commence
                              such construction,

                         iv.  For any Alteration requiring Landlord's consent
                              hereunder, Tenant has obtained contingent
                              liability and broad form builders' risk insurance
                              in an amount equal to the cost of the Alteration
                              if there are any perils relating to the proposed
                              construction not covered by insurance required to
                              be carried pursuant to Section 19.

                          v.  For any Alteration requiring Landlord's consent
                              hereunder, Tenant has deposited into an escrow
                              account an amount equal to not less than one
                              hundred fifty

                                  Page 8 of 42
<PAGE>
                              percent (150%) of the amount of the estimated hard
                              and soft costs of the Alteration, securing
                              Tenant's payment and performance of its
                              obligations related to the applicable Alteration.

            c.    All Alterations shall remain the property of Tenant during the
                  Lease Term but shall not be altered or removed from the Leased
                  Premises except in further accordance with this Section 11;
                  provided, however, that any Alteration which involves Tenant's
                  Equipment may be altered and removed in accordance with
                  Section 10. At the expiration or sooner termination of the
                  Lease Term, all Alterations shall be surrendered to Landlord
                  as part of the realty and shall then become Landlord's
                  property, and Landlord shall have no obligation to reimburse
                  Tenant for all or any portion of the value or cost thereof,
                  provided, however, Landlord expressly reserves the right to
                  require Tenant to remove any Alterations prior to the
                  expiration or sooner termination of the Lease Term by
                  providing Tenant with written notice thereof within sixty (60)
                  days prior to the expiration of the Lease Term or within
                  thirty (30) days after the earlier termination of the Lease
                  Term, as applicable.

            d.    For any Alteration reasonably determined by Landlord to
                  adversely affect the future leaseability of the Leased
                  Premises, Tenant shall post a letter of credit, in form and
                  content and with a bank reasonably acceptable to Landlord (or
                  other security reasonably satisfactory to Landlord) in an
                  amount equal to one hundred fifty percent (150%) of the
                  estimated cost (as determined by a licensed contractor's bid
                  good for reasonable period of time) to remove such Alteration
                  and restore the Leased Premises to its state immediately prior
                  to the commencement of construction of said Alteration. In
                  addition to the foregoing, Tenant shall cause a licensed
                  contractor reasonably acceptable to Landlord (if Landlord so
                  desires to maintain acceptance of such contractor) to prepare
                  a bid for the removal of said Alteration and restoration of
                  the Leased Premises to its state immediately prior to the
                  commencement of construction of said Alteration on each fifth
                  anniversary of the completion of construction of said
                  Alteration and shall increase the amount of the letter of
                  credit or other security, as applicable, to the extent
                  necessary to provide Landlord with one hundred fifty percent
                  (150%) security for such removal and restoration. Such letter
                  of credit or security may be drawn upon only upon Tenant's
                  failure to act in accordance with Landlord's request under
                  Section 31. The foregoing notwithstanding, Tenant shall not be
                  required to comply with the requirements of this Section 1l(d)
                  if it obtains a minimum credit rating of at least BBB-
                  (minimum investment grade rating).

            e.    Every six (6) months Tenant shall notify Landlord in writing
                  of the nature and cost of any and all Alterations performed by
                  Tenant hereunder, and, to the extent Landlord has not already
                  been provided with plans, specifications, approvals, permits,
                  the final cost and such other information as Landlord shall
                  reasonably determine related to said Alteration, Tenant shall
                  provide Landlord with such information concurrently therewith.

            f.    Tenant shall, at its sole Cost and Expense, make any
                  Alteration of any sort to the Leased Premises when and if
                  required by applicable current or future law, including, but
                  not limited to, the Americans With Disabilities Act of 1990
                  and all applicable fire and safety codes. Tenant-shall not be
                  required to make such Alterations solely as a result of a
                  change in the law as to such requirements, but only at such
                  times as are required by the applicable law or code. Tenant
                  may take advantage of any phase in or "grandfathering"
                  provisions in such laws and codes. Any such Alterations shall
                  be made by Tenant in accordance with and subject to the
                  provisions of this Section 11.

                                  Page 9 of 42
<PAGE>
            g.    In performing Alterations, Tenant shall not be deemed the
                  agent of Landlord for any purpose without the express written
                  acknowledgement of such agency by Landlord.

            h.    The provisions and conditions of Sections 13 and 14 below
                  shall apply to any work performed by Tenant under this Section
                  11.

      12.   IMPOSITIONS. Subject to Section 15 relating to permitted contests,
            Tenant during the Lease Term (i) will pay when due (or such earlier
            date as may be required by the installment payment provisions below
            in this Section 12) and prior to delinquency all Real Property Taxes
            levied or assessed against the Leased Premises; and (ii) will pay
            all other Impositions; both subsections (i) and (ii), before any
            interest, penalty, fine or cost may be added for non-payment, and
            will furnish to Landlord for inspection within thirty (30) days
            after such payment, receipts of the appropriate taxing authority or
            other proof satisfactory to Landlord evidencing payment of such
            other Impositions. Tenant will protect, indemnify and hold Landlord
            harmless from and against all liabilities, obligations, claims,
            damages, penalties, causes of action and Costs and Expenses imposed
            upon or incurred by or asserted against Landlord or the Leased
            Premises by reason of Tenant's failure to pay all Impositions as
            required herein. If Real Property Taxes or any other Impositions are
            payable in installments, Tenant may, at its election, make payment
            thereof in installments which are due and payable during the Lease
            Term; provided, however, Tenant shall pay Real Property Taxes in
            quarterly installments during each tax year; provided further,
            however, that Tenant shall not be required to make such quarterly
            payments of Real Property Taxes if it obtains a minimum credit
            rating of at least BBB- (minimum investment grade rating). To the
            extent Tenant is required to make quarterly payments of Real
            Property Taxes pursuant to the preceding sentence, Tenant shall make
            such payments directly to the relevant governmental authority if
            permitted by such authority; provided, however, that if the relevant
            taxing authority does not accept quarterly payments, Tenant shall
            make such payments into an interest bearing escrow account, with the
            escrow agent being directed to make such payments to the relevant
            taxing authority when directed by either Tenant or Landlord. Any
            Impositions relating to a fiscal period, part of which is within and
            part of which is subsequent to the Lease Term, whether or not such
            Impositions shall become due and payable or a lien upon the Leased
            Premises or any part thereof, or be assessed, levied, confirmed or
            imposed during the Lease Term, shall be adjusted and apportioned
            between Tenant and Landlord so that Tenant shall pay only that
            portion of such Impositions computed by multiplying the total amount
            of such Impositions relating to the fiscal period by a fraction, the
            numerator of which is the number of days constituting the remainder
            of the Lease Term and the denominator of which is the number of days
            constituting the entire fiscal period. The amount due from either
            party to the other based upon the adjustment and apportionment of
            such Impositions shall be paid at or promptly following expiration
            or termination of the Lease Term.

      13.   COMPLIANCE WITH REQUIREMENTS. Subject to Section 15 relating to
            permitted contests, Tenant during the Lease Term will:

            a.    comply with all Legal Requirements and Insurance Requirements;
                  and

            b.    procure, maintain and comply with all permits, licenses,
                  franchises and other authorizations required for the use of
                  the Leased Premises or any part thereof then being made by
                  Tenant, and for the proper erection, installation, operation
                  and maintenance of the Improvements and Tenant's Equipment or
                  any part thereof.

                                  Page 10 of 42
<PAGE>
      14.   LIENS. If the Leased Premises, or any part thereof shall at any time
            become subject to any vendor's, mechanic's, laborer's or
            materialmen's lien based upon Tenant's Work, any Alteration or the
            furnishing of material, labor or professional services to Tenant or
            the Leased Premises and contracted for by or on behalf of Tenant or
            its contractors or subcontractors, Tenant shall cause the same, at
            Tenant's expense, to be discharged or bonded over (pursuant to
            applicable state law) within twenty (20) days after notice thereof,
            and Tenant shall defend, indemnify, protect and hold Landlord
            harmless from all liability, loss, Costs and Expenses arising from
            such lien, Alteration, material, labor and/or professional services.

      15.   PERMITTED CONTESTS. Tenant at its expense, after prior written
            notice to Landlord and while not in Default, may contest in its own
            name or in the name of Landlord, or both, by appropriate action
            taken in good faith and with due diligence, the amount or validity
            or application, in whole or in part, of any Impositions or any Legal
            Requirement, provided that:

            a.    in the case of any Impositions or Legal Requirement, Tenant
                  shall first make all contested payments, under protest if it
                  desires, unless Tenant's action in some manner suspends the
                  collection of such payments or unless Tenant is not required
                  to make such payments;

            b.    neither the Leased Premises nor any part thereof or interest
                  therein could realistically under the then existing
                  circumstances be deemed to be in danger of being sold,
                  forfeited or lost by reason of the contest;

            c.    in the case of any Impositions or Legal Requirement, Tenant
                  shall have furnished such security, if any, as may be required
                  by governmental authority and reasonably approved by Landlord;

            d.    in the case of any Legal Requirement, Landlord could not
                  realistically and under the then existing circumstances be in
                  danger of any criminal or civil liability for failure to
                  comply therewith; and

            e.    in the case of any Imposition or Legal Requirement which
                  remains unpaid at any time during such contest, Tenant shall
                  have furnished to Landlord such security as Landlord shall
                  reasonably require in an amount not less than one hundred
                  twenty five percent (125%) of the amount claimed to be owed by
                  a governmental authority.

      16.   NO CLAIMS AGAINST LANDLORD. Nothing contained in this Lease shall
            constitute any consent (except where consent is expressly required
            and given under this Lease) or request by Landlord, express or
            implied, for the performance of any labor or services or the
            furnishing of any materials or other property in respect of the
            Leased Premises or any part thereof, or as giving Tenant any right,
            power or authority to contract for or permit the performance of any
            labor or services or the furnishing of any materials or other
            property in such fashion as would permit the making of any claim
            against Landlord, except as any such claim is expressly provided for
            by statute despite the provisions of this Section. Any labor,
            services or material furnished to the Leased Premises in connection
            with the fulfillment of Tenant's obligations hereunder shall be the
            sole responsibility of Tenant.

      17.   INDEMNIFICATION BY TENANT. Tenant will indemnify, defend, protect
            and hold Landlord harmless from and against all liabilities,
            obligations, claims, damages, penalties, causes of action, and
            proceedings, and all Costs and Expenses incurred in connection
            therewith, imposed upon or incurred by or asserted against Landlord
            or the Leased Premises by reason of the occurrence or existence of
            any matter or thing relating to this Lease or the

                                  Page 11 of 42
<PAGE>
            Leased Premises during the Lease Term, unless resulting from the
            negligence or willful acts of Landlord, including but not limited
            to:

            a.    any accident, injury to or death of persons (including
                  workers) or loss of or damage to property occurring on or
                  about the Leased Premises or any part thereof;

            b.    any condition or use of the Leased Premises or any part
                  thereof;

            c.    any failure on the part of Tenant to perform or comply with
                  any of the terms of this Lease;

            d.    performance of any labor or services or the furnishing of any
                  materials or other property in respect of the Leased Premises
                  or any part thereof; and

            e.    all claims for loss or damage to the Leased Premises
                  uncompensated by Tenant's insurance.

      18.   UTILITIES. In addition to the Rent and other payments herein
            provided, Tenant during the Lease Term shall pay prior to
            delinquency for all water, gas, light, power, telephone, sewage,
            refrigeration, air conditioning, heat and ventilating, janitorial,
            and all other materials and utilities used in connection with or
            supplied to the Leased Premises. To the extent not already
            installed, Tenant at its Cost and Expense shall have separate meters
            installed for power, gas, water and other utilities for which
            separate meters are available, and Tenant solely shall be obligated
            for all utility connect, disconnect and security deposit charges
            applicable to the Leased Premises. Landlord shall not be liable for,
            and Tenant shall not be entitled to any other relief, by reason of
            the unavailability or limited availability of the foregoing
            utilities and services.

      19.   INSURANCE.

            a.    Risks To Be Insured. Tenant at its Cost and Expense during the
                  Lease Term will maintain the following insurance for the
                  Leased Premises with reputable insurers authorized to do
                  business in Arizona and rated at least A-IV by A.M. Best
                  Company:

                          i. primary coverage insurance with respect to the
                             Improvements against loss or damage by fire and
                             other risks from time to time in so-called "all
                             risk" form with a sprinkler leakage endorsement
                             insuring the personal property, inventory, trade
                             fixtures, and Alterations within the Leased
                             Premises and the Leased Premises for the full
                             replacement value thereof, as determined from time
                             to time by the insurer, and in any event in an
                             amount sufficient to prevent Landlord from becoming
                             a co-insurer of any such loss or damage;

                         ii. commercial general liability insurance, together
                             with host liquor liability insurance, and together
                             with excess liability insurance coverage, insuring
                             against, liability for personal injury, bodily
                             injury, death and damage to property occurring in
                             or about, or resulting from an occurrence in or
                             about, the Leased Premises with combined single
                             limit coverage on a per occurrence basis of not
                             less than a minimum amount of Five Million Dollars
                             ($5,000,000.00) and an aggregate limit of not less
                             than a minimum amount of Five Million Dollars
                             ($5,000,000.00), which insurance shall contain (1)
                             a "contractual liability" endorsement insuring
                             Tenant's performance of Tenant's obligation to
                             indemnify Landlord for losses

                                 Page 12 of 42
<PAGE>
                             related to personal injury, bodily injury, death
                             and damage to property, as contained in Section 17;
                             and (2) a cross liability endorsement;

                        iii. appropriate worker's compensation or other
                             insurance against liability arising from claims of
                             workmen in respect of and during the period of any
                             work on or about the Leased Premises; and

                         iv. pollution legal liability insurance, together with
                             new conditions coverage, insuring against,
                             liability for environmental contamination,
                             releases, disposal or pollution to property
                             occurring in, on, under or about, or resulting from
                             an occurrence in or about, the Leased Premises with
                             combined single limit coverage on a per occurrence
                             basis of not less than a minimum amount of Five
                             Million Dollars ($5,000,000.00), as such amount may
                             be increased at the reasonable request of Landlord,
                             with a deductible not to exceed One Hundred
                             Thousand Dollars ($100,000.00). Notwithstanding
                             anything contained herein to the contrary, such
                             coverage shall be with either AIG or Zurich or such
                             other similarly rated insurance companies.

                          v. Such other insurance that from time to time is
                             reasonably required by any lender of Landlord.

            b.    Policy Provisions.

                          i. All insurance maintained by Tenant pursuant to
                             Section 19(a)(i) (Property Insurance), shall:

                              1.    name Landlord, Tenant, and such other
                                    parties as Landlord shall reasonably
                                    designate as insureds, as their respective
                                    interests may appear, and, if reasonably
                                    commercially available, shall include an
                                    effective waiver by the issuer of all rights
                                    of subrogation against any insured or such
                                    insured's interest in the Leased Premises or
                                    any income derived therefrom as provided in
                                    Section I9(d);

                              2.    provide that all insurance proceeds, if any,
                                    from losses shall be adjusted with Landlord
                                    and Tenant.

                         ii. All insurance maintained by Tenant pursuant to
                             Section 19(a)(ii) (Liability Insurance), shall name
                             Landlord and such other parties as Landlord shall
                             reasonably, designate as additional insureds and,
                             if reasonably commercially available, shall include
                             an effective waiver by the issuer of all rights of
                             subrogation against any additional insured or such
                             additional insured's interest in the Leased
                             Premises or any income derived therefrom as
                             provided in Section 19(d).

                        iii. All insurance maintained by Tenant pursuant to
                             Section 19(a), shall:

                              1.    not have a "deductible" in excess of One
                                    Hundred Thousand Dollars ($100,000.00), or
                                    such greater amount as is approved by
                                    Landlord;

                              2.    if reasonably commercially available, pay
                                    any losses notwithstanding any act or
                                    failure to act or negligence of Landlord or
                                    Tenant or any other

                                  Page 13 of 42
<PAGE>
                                    person or entity relating to any act,
                                    omission or other event causing such losses;

                              3.    provide that no cancellation, lapse,
                                    reduction in amount or material change in
                                    coverage thereof shall be effective until at
                                    least thirty (30) days (or ten (10) days in
                                    the case of non payment of premium) after
                                    receipt by Landlord and Tenant of written
                                    notice thereof;

                              4.    be primary insurance which provides that the
                                    insurer shall be liable for the full amount
                                    of the loss up to and including the total
                                    amount of liability set forth in the
                                    declarations without the right of
                                    contribution from any other insurance
                                    coverage of Landlord;

                              5.    be in a form reasonably satisfactory to
                                    Landlord; and

                              6.    contain a "severability" clause.

            c.    Delivery of Evidence of Insurance.

                          i. After written request by Landlord and/or not less
                             than thirty (30) days prior to the expiration date
                             of any policy to be obtained by Tenant pursuant to
                             this Section 19, Tenant will deliver to Landlord a
                             certificate of insurance as to the issuance and
                             effectiveness of such policy and the amount of
                             coverage afforded thereby. Landlord may, at any
                             time, and from time to time, inspect and/or copy
                             any and all insurance policies required to be
                             procured by Tenant pursuant to this Section 19.
                             Notwithstanding the foregoing, with regard to the
                             insurance required of Tenant pursuant to Section
                             19(a)(iv) above, Tenant shall provide Landlord with
                             a copy of the entire policy within five (5)
                             business days after the issuance thereof.

                         ii. Tenant shall pay all premiums due for insurance
                             required to be carried by Tenant hereunder
                             (excepting worker's compensation insurance as
                             specified in Section 19(a)(iii)), one year in
                             advance.

            d.    Waiver of Subrogation Rights.

                          i. To the extent permitted by Landlord's insurer, if
                             any, Landlord hereby releases and waives any and
                             all rights of subrogation against Tenant, and
                             against the officers, employees, agents and
                             representatives of Tenant, which, in the absence of
                             this Section 19(d)(i), would arise in favor of any
                             insurance company insuring Landlord against loss by
                             fire or casualty and loss of any other type
                             resulting from damage to or destruction of the
                             Improvements or any portion thereof, or in damage
                             to or destruction of the property of Landlord or
                             the property of others under Landlord's control on
                             the Leased Premises, and to the extent permitted by
                             Landlord's insurer, if any, Landlord hereby
                             releases and waives its right of recovery against
                             Tenant for loss or damage resulting from damage to
                             or destruction of the Improvements or any part
                             thereof, or in damage to or destruction of the
                             property of Landlord on the Leased Premises caused
                             by fire, or other hazards insured against by
                             extended coverage or casualty insurance as provided
                             in this Lease, to the extent mat Landlord is
                             compensated for such loss or damage by actual
                             receipt of proceeds from insurance policies
                             covering such loss or damage or portions thereof,
                             it being expressly understood and agreed that

                                  Page 14 of 42
<PAGE>
                              this release and waiver shall not constitute a
                              release and waiver by Landlord of any right of
                              recovery against Tenant for loss or damage,
                              whether arising in connection with the same claim
                              or separate claims, in excess of insurance
                              proceeds actually received by Landlord.

                         ii. To the extent permitted by Tenant's insurer, if
                             any, Tenant hereby releases and waives any and all
                             rights of subrogation against Landlord, and against
                             the officers, employees, agents and representatives
                             of Landlord, which, in the absence of this Section
                             19(d), would arise in favor of any insurance
                             company insuring Tenant against loss by fire or
                             casualty and loss of any other type resulting from
                             damage to or destruction of the Improvements or any
                             portion thereof, or in damage to or destruction of
                             the Leased Premises of Tenant or the property of
                             others under Tenant's control on the Leased
                             Premises, and, to the extent permitted by Tenant's
                             insurer, if any, Tenant hereby releases and waives
                             its right of recovery against Landlord for loss or
                             damage resulting from damage to or destruction of
                             the Improvements or any part thereof, or in damage
                             to or destruction of the Leased Premises of Tenant
                             on the Leased Premises caused by fire, or other
                             hazards insured against by extended coverage or
                             casualty insurance as provided in this Lease, to
                             the extent that Tenant is compensated for such loss
                             or damage by actual receipt of proceeds from
                             insurance policies covering such loss or damage or
                             portions thereof, it being expressly understood and
                             agreed that this release and waiver shall not
                             constitute a release and waiver by Tenant of any
                             right of recovery against Landlord for loss or
                             damage, whether arising in connection with the same
                             claim or separate claims, in excess of insurance
                             proceeds actually received by Tenant.

                        iii. The foregoing releases and waivers of subrogation
                             rights and releases and waivers of the rights of
                             the Landlord and of the Tenant respectively are
                             expressly conditioned upon the Landlord and the
                             Tenant each being able to obtain in present and
                             future policies required under this Lease of fire,
                             extended coverage, casualty and similar insurance,
                             clauses or endorsements at a commercially
                             reasonable cost which permit the insured to release
                             and waive the insurance company's right of
                             subrogation against third parties responsible for
                             loss, and in the event either the Landlord or the
                             Tenant at any time is unable to obtain policies
                             containing such subrogation waiver clauses or
                             endorsements at a commercially reasonable cost,
                             then and in that event such party may give to the
                             other party written notice thereof and from and
                             after the giving of such notice the releases and
                             waivers herein set forth and each and all of them
                             shall be considered withdrawn and shall in no wise
                             be effective as to loss or damage arising from
                             risks covered by such policies.

                         iv. Notwithstanding anything contained in Sections
                             19(d)(i)-(iii), the insurance required to be
                             carried by Tenant hereunder shall be primary in
                             nature and any insurance carried by Landlord, if
                             any, shall be secondary in nature. Further,
                             Landlord shal1 have no obligation whatsoever to
                             carry insurance insuring the Leased Premises,
                             Improvements, Alterations or personal property
                             located within the Leased Premises.

                                 Page 15 of 42
<PAGE>
      20.   DAMAGE TO OR DESTRUCTION OF LEASED PREMISES.

            a.    Tenant To Give Notice. In case of any material damage to or
                  destruction of the Leased Premises or any part thereof, Tenant
                  will promptly (and in no event later than the tenth (10th) day
                  after such occurrence) give written notice thereof to Landlord
                  generally describing the nature, extent and cause of such
                  damage or destruction.

            b.    Restoration. In case of any damage to or destruction of the
                  Improvements or any part thereof at any time during the Lease
                  Term, subject to the terms of Section 20(e), Tenant shall, at
                  its Cost and Expense, promptly commence and complete, subject
                  to Unavoidable Delays, the restoration, replacement or
                  rebuilding of the Improvements as nearly as possible to its
                  value, condition and character immediately prior to such
                  damage or destruction (such restoration, replacement and
                  rebuilding, together with any temporary repairs and property
                  protection pending completion of the work, being herein called
                  "RESTORATION ").

            c.    Application Of Insurance Proceeds. All insurance proceeds
                  received by Landlord or Tenant on account of any damage to or
                  destruction of the Improvements or any part thereof (less the
                  Costs and Expenses incurred by the Landlord and Tenant in the
                  collection thereof, including, without limitation, adjusters
                  fees and expenses) shall be paid only for the Restoration,
                  subject to Sections 20(d) and (e) below.

            d.    Abatement. During any period when Tenant's use of the Leased
                  Premises is prevented in whole or part by reason of total or
                  partial damage to or destruction of the Improvements, or by
                  reason of such restoration, the Rent shall be temporarily
                  abated in proportion to the degree that Tenant's use of the
                  Leased Premises is so prevented, but only to the extent of any
                  business interruption or loss of income insurance proceeds
                  actually received by Landlord from Tenant's insurance
                  described in Section 19.

            e.    Limited Termination. Except as set forth below, in case of any
                  damage or destruction occurring, during the Lease Term,
                  whether or not insurance proceeds are available for the
                  purpose of Restoration, this Lease shall remain in full force
                  and effect without any abatement, suspension, deferment,
                  diminution or reduction. If twenty percent (20%) or more of
                  the then replacement value of the Improvements is damaged by
                  fire or other casualty occurring during the final two (2)
                  Lease Years of the then running initial or extended Lease Term
                  and Landlord receives insurance proceeds sufficient to cover
                  any Rent loss due to such termination, Tenant may terminate
                  this Lease by written notice to Landlord within thirty (30)
                  days after the date of the fire or other casualty, effective
                  as of the date set forth in such termination notice, which
                  shall in no event be earlier than the thirtieth (30th) day
                  after the date of said termination notice, with Tenant to be
                  responsible for the payment of all Rent and Additional Charges
                  becoming due hereunder until the date of such termination;
                  provided, that Tenant shall pay or assign its right to receive
                  insurance proceeds from such damage or destruction over to
                  Landlord, with Tenant to also pay Landlord contemporaneously
                  with such termination the insurance deductible amount, if any,
                  applicable to such damage or destruction.

      21.   EMINENT DOMAIN.

            a.    Whole or Substantial Taking. If all or substantially all of
                  the Leased Premises shall be lawfully taken by condemnation or
                  other eminent domain proceedings pursuant to any law, general
                  or special, this Lease shall terminate on the date of such
                  taking. All Rent

                                  Page 16 of 42
<PAGE>
                  and Additional Charges required to be paid by Tenant under
                  this Lease shall be paid up to the date of such termination
                  and upon such termination this Lease shall be of no further
                  force and effect, except that any obligation or liability of
                  either party, actual or contingent, under this Lease which has
                  accrued on or prior to such termination date shall survive and
                  any prepayment of Rent and Additional Charges shall be
                  prorated between the parties. For purposes of this Section
                  "substantially all of the Leased Premises" shall be deemed to
                  mean such portion of the Leased Premises as, when so taken,
                  would leave remaining a balance of the Leased Premises which,
                  due either to the area so taken or the location of the part so
                  taken, in relation to the part not so taken, would not under
                  economic conditions, applicable zoning laws, building
                  regulations then existing or prevailing, reasonably
                  accommodate Tenant's business as conducted at the date of such
                  taking and after performance of all covenants, agreements,
                  terms and provisions herein and by law provided to be
                  performed and paid by Tenant. Tenant, in cooperation with
                  Landlord, shall have the right to participate in any
                  condemnation proceedings and be represented by legal counsel
                  for the purpose of protecting its interests hereunder.

            b.    Partial Taking. If only a portion of the Leased Premises shall
                  be so taken and Section 21(a) does not apply, this Lease shall
                  be unaffected by such taking, except that Rent payable by
                  Tenant pursuant to the provisions of this Lease shall be
                  equitably reduced by Landlord to a just and appropriate amount
                  according to the nature and extent of the taking.

            c.    Award. No award for any partial or total taking shall be
                  apportioned, it being agreed and understood that Landlord
                  shall be entitled to the entire award for any partial or
                  entire taking. Tenant assigns to Landlord its interest in any
                  award which may be made in such taking or condemnation,
                  together with any and all rights of Tenant arising in or to
                  the same or any part thereof. Nothing contained herein shall
                  be deemed to give Landlord any interest in or require Tenant
                  to assign to Landlord any separate award made to Tenant for
                  the taking of Tenant's Equipment, for the interruption of
                  Tenant's business or its moving costs or for the loss of
                  goodwill. Nothing herein contained shall prohibit Tenant from
                  making a separate claim, to the extent permitted by law, for
                  the value of Tenant's Equipment, moving expenses or relocation
                  benefits.

            d.    Temporary Taking. If the temporary use or occupancy of all or
                  any part of the Leased Premises shall be lawfully taken for
                  not more than one hundred eighty (180) days by condemnation or
                  in any other manner for any public or quasi-public use or
                  purpose during the Lease Term, Tenant shall be entitled to
                  receive that portion of the award for such taking which
                  represents compensation for the taking of Tenant's Equipment,
                  moving expenses or relocation benefits, and that portion which
                  represents reimbursement for the cost of Restoration pursuant
                  to Section 21(e). This Lease shall be and remain unaffected by
                  such taking and Tenant shall be responsible for all
                  obligations hereunder not affected by such taking and shall
                  continue to pay in full when due the Rent, Additional Charges
                  and all other sums, required to be paid by Tenant pursuant to
                  the provisions of this Lease. If the period of temporary use
                  or occupancy shall extend beyond the end of the Lease Term,
                  that part of the award which represents compensation for the
                  use or occupancy of the Leased Premises (or a part thereof)
                  shall be divided between Landlord and Tenant so that Tenant
                  shall receive so much thereof as represents the period to and
                  including the end of the Lease Term, and Landlord shall
                  receive so much as represents the period subsequent to the end
                  of the Lease Term.

                                  Page 17 of 42
<PAGE>
            e.    Restoration. In the event of any taking of the Leased Premises
                  which does not result in a termination of this Lease, or in
                  the event of a taking for a temporary use or occupancy of all
                  or any part of the Leased Premises, Tenant at its expense
                  shall proceed with reasonable diligence with the Restoration
                  of the remaining parts of the Leased Premises to substantially
                  the condition existing immediately prior to the date of taking
                  to the extent that the same may be feasible to constitute a
                  complete and tenantable Leased Premises. Landlord shall
                  reimburse Tenant for the reasonable costs of the Restoration
                  of the Leased Premises in an amount not to exceed the amount
                  of the condemnation award specifically allocated to the
                  restoration of the Leased Premises; provided, however, that
                  Landlord shall use commercially reasonable efforts to seek
                  recovery of the reasonable costs of such Restoration as part
                  of the condemnation award and a specific allocation of such
                  costs in the award. If the condemnation award does not
                  specifically allocate any portion thereof for the restoration
                  of the Leased Premises, the Landlord shall reimburse Tenant
                  for the reasonable costs of the Restoration of the Leased
                  Premises in an amount not to exceed the amount of the
                  condemnation award in excess of the portion of the award
                  allocable to the real property taken, as Landlord shall
                  reasonably determine.

      22.   PERFORMANCE ON BEHALF OF TENANT. If Tenant shall fail to make any
            payment or perform any act required hereunder to be made or
            performed by Tenant, and provided Landlord has given Tenant ten (10)
            days written notice of its intent to do so and Tenant has failed
            during said period to make such payment or perform the act required
            to be performed by Tenant, subject to Unavoidable Delays, then
            Landlord may, but shall be under no obligation to, make such payment
            or perform such act with the same effect as if made or performed by
            Tenant. Notwithstanding, the immediately preceding sentence,
            Landlord may proceed immediately in the event of an emergency
            without any notice to Tenant other than bona fide attempts to
            contact by telephone as soon as reasonably possible under the
            circumstances either of Tenants' two (2) representatives (whom
            Tenant may change from time to time by providing written notice
            thereof) whose names and telephone numbers Tenant has furnished in
            writing to Landlord prior to such emergency. Entry by Landlord upon
            the Leased Premises for such purpose shall not waive or release
            Tenant from any obligation or an Event of Default hereunder. Tenant
            shall reimburse Landlord for all reasonable sums so paid by Landlord
            and all reasonable Costs and Expenses incurred by Landlord in
            connection with Landlord's payment or performance under this Section
            with interest at the Default Rate from the date of such payment by
            Landlord, and no such payment or performance by Landlord pursuant
            hereto, shall be deemed to suspend or delay the payment of any
            amount of money or charge at the time the same becomes due or
            payable, nor limit any right of Landlord or relieve Tenant from any
            Default hereunder.

      23.   ASSIGNMENTS AND SUBLEASES.

            a.    Tenant shall not do any of the following (collectively
                  referred to herein as a "TRANSFER"). whether voluntarily,
                  involuntarily or by operation of law, without the prior
                  written consent of Landlord, which consent shall not be
                  unreasonably withheld or delayed:

                          i. sublet all or any part of the Leased Premises or
                             allow it to be sublet, occupied or used by any
                             person or entity other than Tenant; or

                         ii. assign its interest in this Lease

                  In no event shall Tenant mortgage or encumber the Lease (or
                  otherwise use the Lease as a security device) in any manner.
                  Tenant shall reimburse Landlord for all reasonable costs

                                 Page 18 of 42
<PAGE>
                  and attorneys' and consultants' fees incurred by Landlord in
                  connection with the evaluation, processing and/or
                  documentation of any requested Transfer whether or not
                  Landlord's consent is granted. Any Transfer so approved by
                  Landlord shall not be effective until Tenant has delivered to
                  Landlord an executed counterpart of the document evidencing
                  the Transfer which: (x) is in a form reasonably approved by
                  Landlord; (y) contains the same terms and conditions as stated
                  in Tenant's notice given to Landlord pursuant to Section 23
                  (b); and (z) in the case of an assignment of the Lease,
                  contains the agreement of the proposed transferee to assume
                  all obligations of Tenant under this Lease arising after the
                  effective date of such Transfer and to remain jointly and
                  severally liable therefor with Tenant. Any Transfer without
                  Landlord's consent, where such consent is required, shall, at
                  Landlord's election in its sole and absolute discretion,
                  constitute a Default by Tenant and shall be voidable at
                  Landlord's option. Landlord's consent to any one Transfer
                  shall not constitute a waiver of the provisions of this
                  Section 23(a) as to any subsequent Transfer or a consent to
                  any subsequent Transfer. No Transfer, even with the consent of
                  Landlord, shall relieve Tenant of its personal and primary
                  obligation to pay the Rent and Additional Charges and to
                  perform all of the other obligations to be performed by Tenant
                  hereunder. The acceptance of Rent by Landlord from any person
                  shall not be deemed to be a waiver by Landlord of any
                  provision of this Lease nor to be a consent to any Transfer.

                  Subject to the following, any Transfer shall be upon then fair
                  market value. Tenant shall provide Landlord with a certified
                  appraisal performed by a Qualified Appraiser (as defined
                  hereinafter) justifying the proposed rent and terms of the
                  proposed Transfer ("TRANSFER APPRAISAL"). Tenant hereby agrees
                  that it shall not be unreasonable for the Landlord to withhold
                  its consent to a proposed Transfer if it is not on such terms
                  and conditions at least as beneficial to the Landlord as set
                  forth in the Transfer Appraisal; provided, however, that if
                  Tenant is unable to consummate a sublease or assignment after
                  two hundred seventy (270) days of marketing the property or
                  negotiating the sublease at fair market value as determined by
                  the Transfer Appraisal, Tenant enter into a Transfer upon such
                  terms as reasonably become available from potential subtenants
                  and/or assignees.

            b.    At least thirty (30) days before a proposed Transfer is to
                  become effective, Tenant shall give Landlord written notice of
                  the proposed terms of such Transfer and request Landlord's
                  approval, which notice shall include the following:

                          i. the name and legal composition of the proposed
                             transferee;

                         ii. a current financial statement of the transferee,
                             financial statements of the transferee covering the
                             preceding three (3) years if the same exist, and
                             (if available) an audited financial statement of
                             the transferee for a period ending not more than
                             one year prior to the proposed effective date of
                             the Transfer, all of which statements are prepared
                             in accordance with generally accepted accounting
                             principles;

                        iii. the nature of the proposed transferee's business to
                             be carried out in the Leased Premises;

                         iv. all consideration to be given on account of the
                             Transfer;

                          v. the proposed use of the proposed transferee;

                                  Page 19 of 42
<PAGE>
                         vi. the nature of any proposed tenant improvements or
                             Alterations;

                        vii. a copy of the Transfer Appraisal; and

                       viii. a current financial statement of Tenant (except
                             that such financial statement shall not be required
                             if Tenant is current in all filings required by the
                             Securities and Exchange Commission).

            c.    If Landlord consents to a Transfer proposed by Tenant, Tenant
                  may enter into such Transfer, and if Tenant does so, the
                  following shall apply:

                           i. Tenant shall not be released of its liability for
                              the performance of all of its obligations under
                              this Lease.

                          ii. If Tenant assigns its interest in this Lease, then
                              Tenant shall pay to Landlord two-thirds (2/3) of
                              all Transfer Consideration (as defined
                              hereinafter) received by Tenant over and above the
                              assignee's agreement to assume the obligations of
                              Tenant under this Lease.

                         iii. If Tenant sublets any part of the Leased Premises,
                              then with respect to the space so subleased,
                              Tenant shall pay to Landlord two-thirds (2/3) of
                              the positive difference, if any, between all
                              Transfer Consideration paid by the subtenant to
                              Tenant, less Base Rent, allocable to the space
                              sublet. Landlord shall reasonably determine the
                              Base Rent fairly allocable to the portion so
                              subleased. Such amount shall be paid to Landlord
                              on the same basis and at the same time, whether
                              periodic or in lump sum, that such Transfer
                              Consideration is paid to Tenant by its subtenant.

                          iv. Tenant's obligations under this .Section 23(c)
                              shall survive any Transfer, and Tenant's failure
                              to perform its obligations hereunder shall be an
                              Event of Tenant's Default. Landlord shall have the
                              right at reasonable intervals to inspect Tenant's
                              books and records relating to the payments due
                              hereunder. Upon request therefor, Tenant shall
                              deliver to Landlord copies of all bills, invoices
                              or other documents upon which its calculations are
                              based. Landlord may condition its approval of any
                              Transfer upon obtaining a certification from both
                              Tenant and the proposed transferee of all Transfer
                              Consideration and other amounts that are to be
                              paid to Tenant in connection with such Transfer.

                           v. As used in this Section 23(c), the term "TRANSFER
                              CONSIDERATION" shall mean the positive difference,
                              if any of: (i) any consideration of any kind
                              received, or to be received, by Tenant as a
                              result of the Transfer, if such, sums are related
                              to Tenant's interest in this Lease or in the
                              Leased Premises; minus (ii) all Costs and Expenses
                              reasonably related to the Transfer, including,
                              without limitation, brokerage fees and
                              commissions, legal fees, and Costs and Expenses of
                              Alterations and tenant improvements related to the
                              Transfer. The Costs and Expenses set forth in
                              Section 23(c)(v)(ii) shall not exceed two (2)
                              months base rent under the applicable sublease or
                              assignment.

                          vi. Tenant shall conditionally assign and transfer to
                              Landlord its interests in the sublease and all
                              rentals and income arising therefrom. Unless and
                              until Tenant Defaults in performing any of its
                              obligations under this Lease, Tenant may

                                 Page 20 of 42
<PAGE>
                              receive, collect, and enjoy the rents accruing
                              under the sublease. The condition to the
                              assignment shall be that if Tenant Defaults in any
                              performing any of its obligations under this
                              Lease, Landlord may, at its option (which may be
                              exercised in Landlord's sole and absolute
                              discretion) by notice to Tenant and the sublessee,
                              do either of the following:

                                    1.   in pursuit of Landlord's remedies
                                         hereunder, terminate the sublease in
                                         conjunction with a termination of this
                                         Lease; or

                                    2.   elect to receive and collect, directly
                                         from the sublessee, all rent and any
                                         other sums owing and to be owed under
                                         the sublease, as further set forth in
                                         Section 23(c)(vii) below.

                              If the Landlord elects to receive and collect rent
                              and other sums owing under the sublease, such
                              shall not limit the Tenant's right to receive any
                              Transfer Consideration it is entitled to pursuant
                              to Section 23(c)(ii) or (iii), as applicable;
                              provided, however, the Landlord may receive and
                              collect such Transfer Consideration on behalf of
                              Tenant and apply such to remedy any Default of
                              Tenant and/or apply such to the Security Deposit.

                         vii. Landlord will not, as a result of the sublease, or
                              as a result of the collection of rents or any
                              other sums from the sublessee under Section
                              23(c)(vi) above, be liable to the sublessee for
                              any failure of Tenant, as sublessor, to perform
                              any obligation of Tenant, as sublessor, under the
                              sublease. Amongst such other provisions as the
                              Landlord shall reasonably require, the sublease
                              document and/or the consent to sublease document
                              shall contain the following provisions:

                                    1.   Tenant shall irrevocably authorize and
                                         direct the sublessee, on receipt of any
                                         written notices from Landlord stating
                                         that a Default exists in the
                                         performance of any of Tenant's
                                         obligations under this Lease, to pay to
                                         Landlord the rents and any other sums
                                         due and to become due under the
                                         sublease.

                                    2.   Tenant shall agree that the sublessee
                                         has the right to rely on any such
                                         statement from Landlord, and that the
                                         sublessee will pay those rents and
                                         other sums to Landlord without any
                                         obligation or right to inquire as to
                                         whether a default exists and despite
                                         any notice or claim from Tenant to the
                                         contrary.

                                    3.   Tenant will not have any right or claim
                                         against the sublessee for those rents
                                         or other sums paid by the sublessee to
                                         Landlord. Landlord will credit Tenant
                                         with any rent actually received by
                                         Landlord under this assignment, but the
                                         acceptance of any payment on account of
                                         rent from the sublessee as the result
                                         of a default by Tenant will not:

                                             a.   be an attornment by Landlord
                                                  to the sublessee or by the
                                                  sublessee to Landlord;

                                             b.   be a waiver by Landlord of any
                                                  provision of the Lease; or

                                  Page 21 of 42
<PAGE>
                                             c.   release the Tenant from any
                                                  liability under the terms,
                                                  agreements or conditions of
                                                  the Lease;

                                         No payment of rent by the sublessee
                                         directly to Landlord, regardless of the
                                         circumstance or reasons for that
                                         payment, will be deemed an attornment
                                         to Landlord by the sublessee in the
                                         absence of a specific written agreement
                                         signed by Landlord to that effect.

                                    4.   In the event the Lease is terminated
                                         prior to the expiration of the term of
                                         the sublease, Landlord shall have the
                                         right, at Landlord's option (which may
                                         be exercised in Landlord's sole and
                                         absolute discretion), pursuant to
                                         notice to the sublessee, to succeed to
                                         Tenant's interest as sublessor in the
                                         sublease and cause the sublessee to
                                         attorn to Landlord on the terms and
                                         conditions of the sublease. Within ten
                                         (10) days of Landlord's request, the
                                         sublessee shall execute and deliver to
                                         Landlord an attornment agreement in
                                         such form and with such content as
                                         Landlord may reasonably require. If
                                         Landlord exercises its option, Landlord
                                         will so assume the obligations of
                                         Tenant, as sublessor, under the
                                         sublease from the time of the exercise
                                         of the option, but Landlord will not
                                         be:

                                             a.   liable for any rent paid by
                                                  the sublessee to Tenant more
                                                  than one month in advance, or
                                                  for any security deposit paid
                                                  by the sublessee to Tenant
                                                  (unless actually received by
                                                  Landlord);

                                             b.   liable for any act or omission
                                                  of the Tenant under the Lease
                                                  or for any default of Tenant,
                                                  as sublessor, under the
                                                  sublease which occurred prior
                                                  to Landlord's assumption;

                                             c.   subject to any defenses or
                                                  offsets that the sublessee may
                                                  have against Tenant, as
                                                  sublessor, which arose prior
                                                  to Landlord's assumption; or

                                             d.   bound by any changes or
                                                  modifications made to the
                                                  sublease without the prior
                                                  written consent of Landlord.

                                         If Landlord does not elect to assume
                                         Tenant's interest as sublessor in the
                                         sublease, the sublease shall terminate
                                         concurrently with the termination of
                                         this Lease.

                                    5.   The sublease shall not be subject to
                                         amendment or modification without the
                                         prior written consent of Landlord,
                                         which consent shall not be unreasonably
                                         withheld.

                                    6.   The sublessee shall not be permitted to
                                         terminate the sublease without first
                                         providing written notice to the
                                         Landlord and providing Landlord with a
                                         reasonable period of time (of not less
                                         than thirty (30) days) to cure Tenant's
                                         default, as sublessor, under the
                                         Sublease. Such notice shall specify the
                                         nature of the default giving rise to
                                         the sublessee's right to terminate the
                                         Lease. Under no circumstances shall the
                                         Landlord be required to cure such
                                         default and may do so in its sole and
                                         absolute discretion.

                                  Page 22 of 42
<PAGE>
            d.    The sale of all or substantially all of Tenant's assets (other
                  than bulk sales in the ordinary course of business), any
                  dissolution of Tenant, or, the transfer, assignment and/or
                  hypothecation of any stock in Tenant, in the aggregate in
                  excess of twenty-five percent (25%) during the Lease Term;
                  excepting therefrom transfers in the aggregate in excess of
                  twenty-five percent (25%) during the Lease Term, but not more
                  than fifty percent (50%) during the Lease Term, where no
                  change in the controlling interests of Tenant occurs as a
                  result thereof, shall be deemed an assignment within the
                  meaning and provisions of this Section 23.

            e.    Notwithstanding anything contained herein to the contrary,
                  Tenant may, without Landlord's consent or participation,
                  transfer this Lease or sublease all or a portion of the Leased
                  Premises to:

                           i. any corporation or other legal entity which
                              directly or indirectly controls or is controlled
                              by or is under common control with Tenant
                              ("AFFILIATE");

                          ii. any corporation or other legal entity not less
                              than fifty percent (50%) of whose outstanding
                              stock or beneficial interest shall, at the time,
                              be owned directly or indirectly by Tenant
                              ("SUBSIDIARY"); or

                         iii. a corporation or other legal entity in which or
                              with which Tenant is merged or consolidated, in
                              accordance with applicable statutory provisions
                              for merger or consolidation, if any, provided that
                              by operation of law or by effective provisions
                              contained in the instruments of merger or
                              consolidation, the liabilities of the entities
                              participating in such merger or consolidation are
                              assumed by the corporation or other legal entity
                              surviving such merger or created by such
                              consolidation ("SUCCESSOR").

                  For purposes of this Section 23(e), "CONTROL" shall mean the
                  possession, directly or indirectly, of the power to direct or
                  cause the direction of the management and policies of such
                  corporation or other legal entity, whether through the
                  ownership of voting securities or by contract or otherwise. If
                  Tenant assigns its interest in this. Lease or subleases all or
                  a portion the Leased Premises to an Affiliate, Subsidiary or
                  Successor, Tenant shall, within ten (10) days after the
                  effective date of such Transfer, provide Landlord with an
                  assignment and assumption agreement or sublease, as
                  applicable, in substance and form reasonably acceptable to
                  Landlord.

            f.    Notwithstanding anything contained in this Section 23 to the
                  contrary, in the event that Tenant requests Landlord's consent
                  to a Transfer, Landlord shall have the following rights:

                           i. The right to terminate this Lease; or

                          ii. In the case of a sublease of less than fifty
                              percent (50%) of the Leased Premises, terminate
                              this Lease as to that part of the Leased Premises
                              requested to be sublet; or

                         iii. In the case of a sublease of greater than fifty
                              percent (50%) of the Leased Premises, terminate
                              this Lease in full or as to that part of the
                              Leased Premises requested to be so sublet, as
                              Landlord shall determine in its sole and absolute
                              discretion, either;

                                  Page 23 of 42
<PAGE>
                                    1.   On the condition that the proposed
                                         transferee immediately enter into a
                                         direct lease of the Leased Premises
                                         with Landlord (or, in the case of a
                                         partial sublease, a lease for the
                                         portion requested to be so sublet) on
                                         the same terms and conditions contained
                                         in the requested sublease or such other
                                         terms and conditions as Landlord may
                                         reasonably designate; or

                                    2.   So that Landlord is thereafter free to
                                         lease the Leased Premises (or, in the
                                         case of a partial sublease, the portion
                                         requested to be so sublet) to whomever
                                         (including, without limitation, the
                                         proposed transferee) it pleases on
                                         whatever terms are acceptable to
                                         Landlord in its sole and absolute
                                         discretion.

                          iv. In the event Landlord elects to so terminate this
                              Lease as set forth above, then:

                                    1.   If such termination is conditioned upon
                                         the execution of a lease between
                                         Landlord and the proposed transferee,
                                         Tenant's obligations under this Lease
                                         shall not be terminated until such
                                         transferee executes a new lease with
                                         Landlord, enters into possession and
                                         commences the payment of rent; and

                                    2.   If Landlord elects simply to terminate
                                         this Lease (or, in the case of a
                                         partial sublease, terminate this Lease
                                         as to the portion requested to be so
                                         sublet), the Lease shall so terminate
                                         in its entirety (or as to the space
                                         requested to be so sublet) fifteen (15)
                                         days after Landlord has notified Tenant
                                         in writing of such election.

                                    3.   Upon such termination, Tenant shall be
                                         released from any further obligation
                                         under this Lease if it is terminated in
                                         its entirety (or shall be released
                                         from any further obligation under the
                                         Lease with respect to the space
                                         requested to be so sublet in the case
                                         of requested partial sublease), except
                                         that the foregoing release shall not
                                         apply to, and Tenant shall not be
                                         released from:

                                                  a.   Any obligations under
                                                       this Lease accruing prior
                                                       to such termination;

                                                  b.   Any obligations under
                                                       Section 31 below relating
                                                       to the surrender of the
                                                       Leased Premises or such
                                                       space requested to be so
                                                       sublet, as applicable;
                                                       and

                                                  c.   Any obligations which, by
                                                       their terms, are to
                                                       survive the expiration or
                                                       sooner termination of
                                                       this Lease.

                                    4.   In the case of a partial termination of
                                         the Lease, Landlord shall equitably
                                         adjust, as Landlord shall reasonably
                                         determine, the Base Rent and allocate
                                         costs and expenses related to common
                                         area maintenance and Impositions to the
                                         Tenant based upon the value of the
                                         Leased Premises not so terminated.

                                  Page 24 of 42
<PAGE>
                                    5.   Upon Landlord's request, Tenant shall
                                         execute a separate termination
                                         agreement evidencing any termination of
                                         this Lease and/or amendment to this
                                         Lease evidencing the matters set forth
                                         herein.

      24.   EVENTS OF DEFAULT; TERMINATION.

            a.    Events of Default. Any one or more of the following specified
                  events shall be a "DEFAULT":

                           i. if Tenant shall fail to pay any Base Rent when the
                              same becomes due and payable, and if such failure
                              continues for more than five (5) days after
                              written notice of non-payment of Rent has been
                              given by Landlord to Tenant. If so stated in the
                              notice of default, the notice of default shall
                              also constitute a demand for possession under the
                              forcible entry and detainer statutes; or

                          ii. if Tenant shall fail to pay, when the same becomes
                              due and payable, any Additional Charges or other
                              Rent and such failure shall continue for more than
                              five (5) days after written notice of such
                              non-payment has been given by Landlord to Tenant;
                              or

                         iii. if Tenant shall fail to perform or comply with any
                              other obligation of Tenant under this Lease, and
                              such failure shall continue for more than thirty
                              (30) days after notice thereof has been given by
                              Landlord to Tenant, and Tenant shall not, subject
                              to Unavoidable Delays, within such thirty (30) day
                              period commence with due diligence the curing of
                              such default, or, having so commenced, shall
                              thereafter fail or neglect, for reasons other than
                              Unavoidable Delays, to diligently pursue or
                              complete the curing of such default, such extended
                              period not to exceed one hundred eighty (180) days
                              after notice thereof from Landlord; or

                          iv. if Tenant shall make a general assignment for the
                              benefit of creditors, or shall admit in writing
                              its inability to pay its debts as they become due
                              or shall file a petition in bankruptcy, or shall
                              be adjudicated a bankrupt or insolvent, or shall
                              file a petition seeking any reorganization,
                              arrangement, composition, readjustment,
                              liquidation, dissolution or similar relief under
                              any present or future statute, law or regulation
                              due to its bankrupt or insolvent financial status;

                           v. if, as a result of any proceeding against Tenant,
                              a decree or order of a court or agency or
                              supervisory authority having jurisdiction in the
                              premises for the appointment of a conservator or
                              receiver or liquidator in any insolvency,
                              readjustment of debt, marshalling of assets and
                              liabilities or similar proceedings of or relating
                              to the Tenant or of or relating to all or
                              substantially all of its property, or for the
                              winding-up or liquidation of its affairs or for
                              the supervision of the business or affairs of
                              Tenant, shall have been entered, and such decree
                              or order shall have remained in force undischarged
                              or unstayed for a period of more than sixty (60)
                              days;

                          vi. Tenant shall have sublet the Leased Premises or
                              assigned its interest in this Lease in violation
                              of the provisions contained in Section 23;

                         vii. Tenant shall have abandoned the Leased Premises or
                              left the Leased Premises substantially vacant;

                                  Page 25 of 42
<PAGE>
                        viii. Tenant shall have failed to deliver documents
                              required of it pursuant to Sections 25(a) or (b)
                              within the time periods specified therein;

                          ix. Tenant shall have defaulted beyond applicable cure
                              periods under any loan, security agreement,
                              security instrument, promissory note, or other
                              obligation whatsoever under which Tenant is
                              required to perform in any manner whatsoever; or

                           x. Chronic delinquency by Tenant in the payment of
                              any Rent. For purposes of this Lease, "CHRONIC
                              DELINQUENCY" shall mean failure by Tenant to pay
                              within five (5) days of the due date any Rent for
                              any two (2) months (consecutive or
                              non-consecutive) during any Lease Year. This
                              section shall in no way limit, nor be construed as
                              a waiver of the rights and remedies of Landlord
                              provided hereunder or by law in the event of even
                              one (1) instance of delinquency in the payment of
                              Rent by Tenant. In the event of chronic
                              delinquency, at Landlord's option, Landlord shall
                              have the right, in addition to all other rights
                              under this Lease and at law, to require that
                              Tenant pay all Rent on a quarterly basis, in
                              advance, and make all Rent payments via electronic
                              transfer of funds.

            b.    Remedies.

                           i. In the event of any default and breach by Tenant
                              of any of its obligations under this Lease and
                              notwithstanding the vacation or abandonment of the
                              Leased Premises by Tenant, this Lease shall
                              continue in effect so long as Landlord does not
                              expressly terminate Tenant's right to possession
                              in any of the manners specified in this paragraph
                              and Landlord may, at Landlord's option and without
                              limiting Landlord in the exercise of any other
                              rights or remedies which it may have by reason of
                              such default and breach, exercise all of its
                              rights and remedies hereunder, including, without
                              limitation:

                                    1.   The right to declare the Lease Term
                                         ended and to reenter the Leased
                                         Premises and take possession thereof
                                         and remove all persons therefrom, and
                                         Tenant shall have no further claim in
                                         or to the Leased Premises or under this
                                         Lease; or

                                    2.   The right without declaring this Lease
                                         ended to reenter the Leased Premises,
                                         take possession thereof, remove all
                                         persons therefrom and occupy or lease
                                         the whole or any part thereof for and
                                         on account of Tenant and upon such
                                         terms and conditions and for such rent
                                         as Landlord may deem proper and to
                                         collect such rent or any other rent
                                         that may hereafter become payable and
                                         apply the same as provided in Section
                                         24(b)(ii); or

                                    3.   The right, even though Landlord may
                                         have relet the Leased Premises or
                                         brought an action to collect Rent and
                                         other charges without terminating this
                                         Lease, to thereafter elect to terminate
                                         this Lease and all of the rights of
                                         Tenant in or to the Leased Premises; or

                                    4.   The right, without terminating this
                                         Lease, to bring an action or actions to
                                         collect Rent and other charges
                                         hereunder which are from time to time
                                         past due and unpaid or to enforce any
                                         other provisions of this Lease

                                  Page 26 of 42
<PAGE>
                                         imposing obligations on Tenant, it
                                         being understood that the bringing of
                                         any such action or actions shall not
                                         terminate this Lease unless written
                                         notice of termination is given.

                          ii. Should Landlord relet the Leased Premises under
                              the provisions of Section 24(b)(i)(2), Landlord
                              may execute any lease either in its own name or in
                              the name of Tenant, but Tenant hereunder shall
                              have no right or authority whatever to collect any
                              rent from the new tenant. The proceeds of any such
                              reletting shall first be applied to the payment of
                              the costs and expenses of reletting the Leased
                              Premises, including without limitation, reasonable
                              brokerage commissions and alterations and repairs
                              which Landlord, in its sole and absolute
                              discretion, deems necessary and advisable and to
                              the payment of reasonable attorneys' fees and
                              costs incurred by Landlord in connection with
                              Tenant's default, the retaking of the Leased
                              Premises and such reletting and, second, to the
                              payment of any indebtedness, other than Rent, due
                              hereunder, including, without limitation, storage
                              charges owing from Tenant to Landlord. When such
                              costs and expenses of reletting have been paid,
                              and if there is no such indebtedness or such
                              indebtedness has been paid, Tenant shall be
                              entitled to a credit for the net amount of rental
                              received from such reletting each month during the
                              unexpired balance of the Lease Term, and Tenant
                              shall pay Landlord monthly on the first day of
                              each month as specified herein such sums as may
                              be required to make up the rentals provided for in
                              this Lease. Nothing contained herein shall be
                              construed as obligating Landlord to relet the
                              whole or any part of the Leased Premises.

                         iii. Should Landlord elect to terminate this Lease
                              under the provisions of Section 24(b)(i)(1) or (3)
                              above, Landlord shall be entitled to recover
                              immediately from Tenant (in addition to any other
                              amounts recoverable by Landlord as provided by
                              law), the following amounts:

                                    1.   The worth at the time of award of the
                                         unpaid rent which had been earned at
                                         the time of termination;

                                    2.   The worth at the time of award of the
                                         amount by which the unpaid rent which
                                         would have been earned after
                                         termination until the time of award
                                         exceeds the amount of such rental loss
                                         that Tenant proves could have been
                                         reasonably avoided;

                                    3.   The worth at the time of award of the
                                         amount by which the unpaid rent for the
                                         balance of the Term after the time of
                                         award exceeds the amount of such rental
                                         loss that Tenant proves could be
                                         reasonably avoided; and

                                    4.   Any other amount necessary to
                                         compensate Landlord for all the
                                         detriment proximately caused by
                                         Tenant's failure to perform its
                                         obligations under the Lease or which in
                                         the ordinary course of things would be
                                         likely to result therefrom.

                              For purposes of computing "the worth at the time
                              of the award" of the amount specified in Section
                              24(b)(iii)(3) above, such amount shall be
                              discounted at the discount rate of the Federal
                              Reserve Bank of San Francisco at the time of
                              award. For purposes of computing "the worth at the
                              time of the award" under

                                  Page 27 of 42
<PAGE>
                              Section 24(b)(iii)(l) or (2) above, an interest
                              rate of ten percent (10%) per annum shall be
                              utilized.

                          iv. If Landlord shall elect to reenter the Leased
                              Premises as provided above, Landlord shall not be
                              liable for damages by reason of any reentry.
                              Tenant hereby waives all claims and demands
                              against Landlord for damages or loss arising out
                              of or in connection with any reentering and
                              taking possession of the Leased Premises and
                              waives all claims for damages or loss arising out
                              of or in connection with any destruction of or
                              damage to the Leased Premises, or for any loss of
                              property belonging to Tenant or to any other
                              person, firm or corporation which may be in or
                              upon the Leased Premises at the time of such
                              reentry.

                           v. Landlord shall not be deemed to have terminated
                              this Lease, Tenant's right to possession of the
                              Leased Premises or the liability of Tenant to pay
                              Rent thereafter to accrue or its liability for
                              damages under any of the provisions hereof by any
                              reentry hereunder or by any action in unlawful
                              detainer or otherwise to obtain possession of the
                              Leased Premises, unless Landlord shall notify
                              Tenant in writing that Landlord has so elected to
                              terminate this Lease. Tenant agrees that the
                              service by Landlord of any notice pursuant to the
                              unlawful detainer statutes or comparable statutes
                              of the state or locality in which the Leased
                              Premises are located and the surrender of
                              possession pursuant to such notice shall not
                              (unless Landlord elects to the contrary at the
                              time of or at any time subsequent to the service
                              of such notice and such election shall be
                              evidenced by a written notice to Tenant) be deemed
                              to be a termination of this Lease or of Tenant's
                              obligations hereunder. No reentry or reletting
                              under this paragraph shall be deemed to constitute
                              a surrender or termination of this Lease, or of
                              any of the rights, options, elections, powers
                              and remedies reserved by Landlord hereunder, or a
                              release of Tenant from any of its obligations
                              hereunder, unless Landlord shall specifically
                              notify Tenant, in writing, to that effect. No such
                              reletting shall preclude Landlord from thereafter
                              at any time terminating this Lease as herein
                              provided.

                          vi. All fixtures, furnishings, goods, equipment,
                              chattels or other personal property of Tenant
                              remaining on the Leased Premises at the time that
                              Landlord takes possession thereof may at
                              Landlord's election be stored at Tenant's expense
                              or sold or otherwise disposed of by Landlord in
                              any manner permitted by applicable law.

                         vii. In the event of the exercise by Landlord of any
                              one or more of its rights and remedies hereunder,
                              Tenant hereby expressly waives any and all rights
                              of redemption, if any, granted by or under any
                              present or future laws.

            c.    Cumulative Remedies. Each right, option, power, election and
                  remedy of Landlord provided for in this Lease or now or
                  hereafter existing at law or in equity or by statute or
                  otherwise shall be, cumulative and concurrent and shall be in
                  addition to every other right, power or remedy provided for in
                  this Lease or now or hereafter existing at law or in equity or
                  by statute or otherwise, and the exercise or beginning of the
                  exercise by Landlord of any one or more of the rights, powers
                  or remedies provided for in this Lease or now or hereafter
                  existing at law or in equity or by statute or otherwise shall
                  not prejudice, preclude or impair the simultaneous or later
                  exercise by Landlord of any or all such other rights, options,
                  powers, elections or remedies Landlord may have upon a

                                  Page 28 of 42
<PAGE>
                  breach and default under this Lease and shall not be deemed to
                  be a waiver of Landlord's rights or remedies thereupon or to
                  be a release of Tenant from Tenant's obligations thereon
                  unless such waiver or release is expressed in writing and
                  signed by Landlord.

            d.    Recovery of Costs and Expenses. If any action, whether at law
                  or equity, is instituted by either party for default by the
                  other under this Lease, the prevailing party shall be awarded
                  all Costs and Expenses incident thereto.

            e.    Limitation of Landlord Liability. Any claim, demand or right
                  of any kind by Tenant which is based upon or arises in
                  connection with this Lease shall be barred unless Tenant
                  commences an action thereon within twelve (12) months after
                  the date that Tenant discovers or, in the exercise of
                  reasonable diligence, should have discovered, the act,
                  omission, event or default upon which the claim, demand or
                  right in question arises, has occurred. In consideration of
                  the benefits accruing hereunder, Tenant and all successors and
                  assigns covenant and agree that, in the event of any actual or
                  alleged breach or default hereunder by Landlord:

                           i. the sole and exclusive remedy and source of
                              recovery for any judgment or award shall be
                              against Landlord's interest in the Leased
                              Premises;

                          ii. no limited partner, member, shareholder or other
                              owner of Landlord (excepting general partners)
                              (collectively, "LANDLORD OWNER") shall be sued or
                              named as a party in any suit or action (except as
                              may be necessary to secure jurisdiction of the
                              partnership);

                         iii. no service of process shall be made against any
                              Landlord Owner (except as may be necessary to
                              secure jurisdiction of Landlord);

                          iv. no Landlord Owner shall be required to answer or
                              otherwise plead to any service of process;

                           v. no judgment will be taken against any Landlord
                              Owner;

                          vi. any judgment taken against any Landlord Owner may
                              be vacated and set aside at any time without
                              hearing;

                         vii. no writ of execution will ever be levied against
                              the assets of any Landlord Owner;

                        viii. in no event shall Landlord be liable to Tenant for
                              punitive, special, indirect or consequential
                              damages; and

                          ix. these covenants and agreements are enforceable
                              both by Landlord and also by any Landlord Owner.

                  Tenant agrees that each of the foregoing covenants and
                  agreements shall be applicable to any covenant or agreement
                  either expressly contained in this Lease or imposed by statute
                  or at common law.

                                  Page 29 of 42
<PAGE>
      25.   ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS.

            a.    Estoppel Certificate by Tenant. Tenant, any sublessee or
                  assignee or all of any portion of Tenant's interest under
                  this Lease, will execute, acknowledge and deliver to Landlord,
                  within fifteen (15) days of Landlord's written request, a
                  certificate certifying:

                           i. this Lease is unmodified and in full force and
                              effect (or, if there have been modifications, that
                              the Lease is in full force and effect, as
                              modified, and stating the modifications);

                          ii. the dates, if any, to which Rent, Additional
                              Charges and other sums payable hereunder have been
                              paid;

                         iii. no notice has been received by Tenant of any
                              Default which has not been cured, except as
                              otherwise specified in such certificate, or, if
                              there is an uncured Default, specifying the nature
                              of such;

                          iv. Landlord is not in default hereunder and no event
                              which, with the passing of time, giving of notice,
                              or both, would constitute a default by Landlord
                              hereunder; and

                           v. certifying such other information about the status
                              of the Lease and the Leased Premises as may be
                              required by Landlord.

                  A failure to deliver an estoppel certificate within fifteen
                  (15) days after delivery of a request therefor shall be a
                  conclusive admission that, as of the date of the request for
                  such statement: (w) this Lease is unmodified except as may be
                  represented by Landlord in said request and is in full force
                  and effect, (x) there are no uncured defaults in Landlord's
                  performance, (y) no rent has been paid more than thirty (30)
                  days in advance; and (z) the information regarding the status
                  of the Lease, as represented by Landlord in said request, is
                  true and correct. Any such certificate may be relied upon by
                  any permitted prospective transferee, deed of trust
                  beneficiary or mortgagee of Landlord's interest under this
                  Lease.

            b.    Tenant's Financial Statements. At any time during the Lease
                  Term, Tenant shall, upon ten (10) days' prior written notice
                  from Landlord, provide Tenant's most recent financial
                  statement and financial statements covering the twenty-four
                  (24) month period prior to the date of such most recent
                  financial statement to any lender of Landlord, any potential
                  lender of Landlord or potential buyer of the Leased Premises.
                  Such statements shall be prepared in accordance with generally
                  accepted accounting principles and shall be certified by
                  Tenant's chief financial officer as true and correct in all
                  material respects or, if such is the normal practice of
                  Tenant, shall be audited by an independent certified public
                  accountant. Notwithstanding the foregoing, Tenant shall not be
                  obligated to provide Landlord with financial information as
                  set forth in this Section 25(b) for so long as Tenant is
                  required to, and does, file such information with the
                  Securities and Exchange Commission.

            c.    Estoppel Certificate by Landlord. Landlord will execute,
                  acknowledge and deliver to Tenant, within fifteen (15) days of
                  Tenant's written request, a certificate certifying:

                           i. that this Lease is unmodified and in full force
                              and effect (or, if there have been modifications,
                              that this Lease is in full force and effect as
                              modified, and stating the modifications);

                                  Page 30 of 42
<PAGE>
                          ii. the dates, if any, to which Rent, Additional
                              Charges and other sums payable hereunder have been
                              paid; and

                        iii.  whether or not, to the knowledge of Landlord,
                              there then exists any Default under this Lease
                              (and if so, specifying the same).

                  A failure to deliver an estoppel certificate within fifteen
                  (15) days after delivery of a request therefor shall be a
                  conclusive admission that, as of the date of the request for
                  such statement: (w) this Lease is unmodified except as may be
                  represented by Landlord in said request and is in full force
                  and effect, (x) there are no uncured defaults in Tenant's
                  performance, (y) no rent has been paid more than thirty (30)
                  days in advance; and (z) the information regarding the status
                  of the Lease, as represented by Tenant in said request, is
                  true and correct. Any such certificate may be relied upon by
                  any permitted prospective assignee, sublessee or other
                  transferee of all or part of Tenant's interest under this
                  Lease.

      26.   SUBORDINATION AND ATTORNMENT. This Lease, at Landlord's option,
            shall be subordinate to any mortgage or deed of trust which may be
            placed against the Leased Premises and to any and all advances made
            or to be made pursuant to any such mortgage or deed of trust, and to
            all renewals, replacements and extensions of any such mortgage or
            deed of trust; provided that each such subordination shall be on the
            condition that the mortgagee or deed of trust beneficiary and
            trustee shall execute and deliver to Tenant an agreement ("SNDA") to
            the effect that, so long as a Default caused by Tenant is not
            occurring hereunder, such mortgagee, beneficiary or trustee will
            recognize this Lease and not disturb or otherwise interfere with
            Tenant's leasehold and other rights under this Lease. The form and
            substance of such document shall be in form and content as may
            reasonably be required by Landlord's lender or potential lender, as
            the case may be. Tenant shall execute and deliver the SNDA within
            fifteen (15) days after written request by Landlord.

      27.   OPTIONS TO EXTEND. Subject to the provisions of Section 24(a)(ix)
            above and provided that no Default shall have occurred and be
            continuing at the time this Option is exercised, Landlord hereby
            grants to Tenant three (3) successive options (collectively, the
            "OPTIONS", and each an "OPTION") to extend the Lease Term of this
            Lease for three (3) successive periods of five (5) consecutive Lease
            Years each. Tenant may exercise each Option only by giving Landlord
            written notice thereof not less than twelve (12) months, no more
            than eighteen (18) months prior to the expiration of the then
            running initial or extended Lease Term, as the case may be. The
            covenants, terms and conditions between Landlord and Tenant during
            each such extended term shall be the same as contained in this Lease
            for the initial Lease Term, except that Tenant shall have no further
            right to extend the Lease Term, and the Base Rent payable during
            each such extended term for which Tenant exercises this Option shall
            be adjusted for the first Lease Year of the applicable Option to
            equal the greater of:

            a.    one hundred and two percent (102%) of the Base Rent due for
                  the preceding Lease Year; and

            b.    Fair Market Rental of the Leased Premises as of the beginning
                  of the extended term ("OPTION DATE") as hereinafter set forth:
                  '

                           i. Between the three hundred sixty-fifth (365th) and
                              one hundred eightieth (180th) day prior to the
                              Option Date, Landlord and Tenant shall attempt to
                              agree by a written and signed addendum to this
                              Lease on the Fair Market Rental to be payable
                              during such extended term. If Landlord and Tenant
                              are unable to agree

                                  Page 31 of 42
<PAGE>
                              on such Fair Market Rental or fail to execute the
                              addendum by the one hundred eightieth (180th) day
                              preceding the Option Date, then, within thirty
                              (30) days thereafter Landlord and Tenant shall
                              each select a Qualified Appraiser and use the
                              appraisal mechanism set forth in Section 28 to
                              determine the Fair Market Rental.

                          ii. If for any reason the Fair Market Rental has not
                              been determined as of the Option Date, Tenant
                              shall continue to pay Base Rent to Landlord in an
                              amount of Landlord's lowest proposal during the
                              negotiations set forth in Section 27(b)(i) above,
                              and, when the Fair Market Rental for the extended
                              term is determined, Tenant within thirty (30) days
                              following Landlord's notice thereof, shall pay to
                              Landlord the amount of any increase for each month
                              during which Tenant paid a lower monthly
                              installment of Base Rent, or, if Tenant has over
                              paid Base Rent, Tenant shall receive a credit for
                              such amounts against Base Rent next coming due.

            c.    Further, the Base Rent for each Lease Year during an Option
                  after the first Lease Year during said Option shall be
                  increased by two percent (2%) over the preceding Lease Year.

            d.    The exercise of all preceding Option(s) is a condition
                  precedent to the exercise of any subsequent Option(s).

            e.    Any references in this Lease to the Lease Term shall mean the
                  initial Lease Term as extended pursuant to this Section.

      28.   APPRAISAL. Any appraisal of the Fair Market Rental of the Leased
            Premises required or permitted hereunder shall be made by either
            Landlord or Tenant selecting and notifying the other party hereto of
            the name and address of an appraiser who is duly licensed in the
            state where the Leased Premises are located, who is a member of the
            American Institute of Real Estate Appraisers ("M.A.I") and who is
            knowledgeable concerning the sale and rental values of properties
            similar to and located in the same State and County as the Leased
            Premises (a "QUALIFIED APPRAISER"). Within fifteen (15) days after
            being notified of the name and address of a Qualified Appraiser,
            such other party hereto shall select and notify Landlord or Tenant
            (as the case may be) of the name and address of a second Qualified
            Appraiser. Within ten (10) days after the expiration of the
            aforesaid fifteen (15) day period, the two Qualified Appraisers
            shall select and notify Landlord and Tenant of the name and address
            of a third Qualified Appraiser ("THIRD APPRAISER"). The first two
            Qualified Appraisers selected by Landlord and Tenant each shall make
            an independent and separate appraisal ("APPRAISAL") of the Fair
            Market Rental of the Leased Premises, and shall furnish copies of
            each such Appraisal to each other, to the Third Appraiser, and to
            Landlord and Tenant within thirty (30) days after the expiration of
            the aforesaid fifteen (15) day period. Within fifteen (15) days
            after the expiration of the aforesaid thirty (30) day period, the
            Third Appraiser will notify Landlord and Tenant of which Appraisal
            the Third Appraiser has selected as the closer to the Fair Market
            Rental of the Leased Premises. For the purposes hereof, the term
            "FAIR MARKET RENTAL" means the rental during the applicable term
            that a willing tenant would pay a willing landlord, neither of whom
            is compelled to rent. In no event shall the Fair Market Rental
            during the extended term under Section 27 be less than one hundred
            two percent (102%) of the Base Rent payable by Tenant for the Lease
            Year immediately prior to the Option Date for such extended term. If
            either Landlord or Tenant fails to appoint its Qualified Appraiser
            and send notice thereof to the other party as required herein, the
            one appointed Qualified

                                  Page 32 of 42
<PAGE>
            Appraiser promptly shall appoint a second Qualified Appraiser and
            the Third Appraiser shall be selected as set forth hereinabove. If
            Landlord and Tenant each shall appoint a Qualified Appraiser, but
            such two Qualified Appraisers are unable to agree within the
            required time upon the selection of a Third Appraiser, the Third
            Appraiser shall be selected by the mutual agreement of the Landlord
            and Tenant, if the Landlord and Tenant are unable to so agree within
            ten (10) days, the Third Appraiser shall be selected by the then
            presiding civil judge of the Superior Court of Arizona in and for
            Maricopa County. The determination of the Fair Market Rental in
            accordance with the foregoing procedures shall be final and binding
            upon Landlord and Tenant and enforceable by any court of competent
            jurisdiction. All appraisal fees and expenses of the Qualified
            Appraiser selected by Landlord shall be paid by Landlord, of the
            Qualified Appraiser selected by Tenant shall be paid by Tenant, and
            of the Third Appraiser shall be paid equally by Landlord and Tenant.

            Notwithstanding the foregoing, if the Fair Market Rental as
            determined by the Third Appraiser pursuant to the foregoing
            procedures is greater than the lowest proposal of Landlord during
            the negotiation period, the Tenant shall pay one hundred percent
            (100%) of the fees and expenses of both Qualified Appraisers and the
            Third Appraiser. However, if the Fair Market Rental as determined by
            the Third Appraiser pursuant to the foregoing procedures is lower
            than the highest proposal of Tenant during the negotiation period,
            the Landlord shall pay one hundred percent (100%) of the fees and
            expenses of both Qualified Appraisers and the Third Appraiser. If
            the Fair Market Rental as determined by the Third Appraiser pursuant
            to the foregoing procedures is between Landlord's lowest proposal
            during the negotiation period and Tenant's highest proposal during
            the negotiation period, each of the parties shall bear the fees and
            expenses of their respectively appointed Qualified Appraiser and
            shall split the fees and expenses of the Third Appraiser.

      29.   RIGHT OF ENTRY. Provided that Landlord has given Tenant at least
            twenty-four (24) hours prior notice (except in the event of an
            emergency in which case no advance notice is required), and subject
            to reasonable security precautions of Tenant, Landlord may, at all
            reasonable times and during usual business hours, enter upon the
            Leased Premises for the purpose of inspecting, repairing or
            preserving the same, or to show the Leased Premises to prospective
            purchasers, and in addition may, at any time within the last
            eighteen (18) months of the then running Lease Term show the Leased
            Premises to prospective tenants. Any entry into the Leased Premises
            obtained by Landlord in accordance with this Section 29 shall not be
            deemed to be a forcible or unlawful entry into, or a detainer of,
            the Leased Premises, or an eviction, actual or constructive, of
            Tenant from the Leased Premises. Tenant hereby waives any claims for
            damages for any injury or inconvenience to or interference with
            Tenant's business, any loss of occupancy or quiet enjoyment of the
            Leased Premises, and any other loss occasioned thereby.

      30.   NOTICES. All notices and other communications to be given hereunder
            by Landlord or Tenant shall be in writing and shall be deemed to
            have been given upon (i) personal delivery when personally
            delivered; (ii) upon the earlier of receipt or the third Business
            Day following the date of deposit in the mail (at the addresses
            specified below, whether or not received by the person to whose
            attention notice is directed at such address) after having been
            mailed by first class registered or certified mail, return receipt
            requested, postage prepaid; (iii) the next business day when sent
            via nationally, recognized overnight courier; or (iv) upon receipt
            of confirmation of successful transmission when sent by facsimile
            transmittal (with a copy sent via First Class mail) as follows:

                                  Page 33 of 42
<PAGE>
            Landlord:                              Tenant:
            Phoenix Industrial Investment
            Partners, L.P.                         SpeedFam-IPEC, Inc.
            19800 Glen Una Drive                   305 North 54th St.
            Saratoga, California 95070             Chandler, AZ 85226
            Attn: Kenneth Levy                     Attn: J. Michael Dodson
            Facsimile: 408-875-4714                Facsimile: (480) 785-4116

            With a copy to:                        With a copy to:

            Frank H. Maiorana, Esquire             Robert C. Bates, Esq.
            Silicon Valley Law Group               Snell & Wilmer, L.L.P.
            152 North Third Street, Suite 900      One Arizona Center
            San Jose, California 95112             Phoenix, Arizona 85004-0001
            Facsimile: (408) 286-1430              Facsimile: (602)382-6070

            The parties hereto may change the address for delivery by providing
            ten (10) days written notice to the other parties in the manner set
            forth herein. The copies of notices sent to Frank H. Maiorana and
            Robert C. Bates are informational and are not required in order for
            the notices given to Landlord and Tenant to be effective.

      31.   SURRENDER. Upon the expiration of the Lease Term, or upon the
            earlier termination of this Lease, Tenant shall vacate and surrender
            the Leased Premises to Landlord in first class condition and repair
            and in full compliance with the maintenance, repair and replacement
            provisions of this Lease. In any event, Tenant shall cause the
            following to be done prior to the expiration or the sooner
            termination of this Lease:

            a.    all interior walls shall be painted or cleaned so that they
                  appear freshly painted;

            b.    all non-carpeted floor coverings shall be cleaned and waxed to
                  the extent they are in first class condition;

            c.    to the extent non-carpeted floor coverings are not in first
                  class condition, said floor coverings shall be repaired or
                  replaced, as necessary;

            d.    all carpets not in first class condition shall be cleaned and
                  shampooed to the extent necessary to place them in first class
                  condition as reasonably determined by Landlord;

            e.    to the extent cleaning and shampooing does not place the
                  carpets in first class condition as reasonably determined by
                  Landlord, such carpets shall be replaced, to the extent
                  necessary, with neutral carpets of equal or better quality;

            f.    all broken, marred, stained or nonconforming acoustical
                  ceiling tiles shall be replaced; and

            g.    all windows shall be washed.

            If Landlord so requests, Tenant shall, prior to the expiration or
            sooner termination of this Lease, remove any Alterations which
            Tenant is required to remove pursuant to Section 11 and repair
            all damage caused by such removal.

                                  Page 34 of 42
<PAGE>
            If the Leased Premises are not so surrendered upon the expiration or
            sooner termination of this Lease, Tenant shall be liable to Landlord
            for all costs incurred by Landlord in conforming the Leased Premises
            to the required condition, plus interest on all such costs at the
            Default Rate. Tenant shall indemnify Landlord against loss or
            liability to the extent resulting from delay by Tenant in so
            surrendering the Leased Premises, including, without limitation, any
            claims made by any succeeding tenant to the extent related to such
            delay.

      32.   NO BROKER. Landlord and Tenant each represents to the other that
            there are no broker's commissions in connection with this Lease and
            each party shall indemnify, defend, protect and hold the other
            harmless from and against any and all Costs and Expenses related to
            a claim of commission owing by and through the applicable party.

      33.   WAIVER. Any waiver by Landlord of any Default, breach or failure by
            Tenant shall not constitute a waiver of any other Default, breach or
            failure by Tenant hereunder. The subsequent acceptance of Base Rent,
            Rent or Additional Charges hereunder by Landlord shall not be deemed
            to be a waiver of any preceding Default or breach by Tenant of this
            Lease, other than a failure of Tenant to pay the particular Base
            Rent, Rent or Additional Charges so accepted. No covenant, term or
            condition of this Lease shall be deemed to have been waived by
            Landlord unless such waiver be in writing by Landlord.

      34.   NO PARTNERSHIP. The relationship of the parties hereto as solely
            that of landlord and tenant, and under no circumstances shall the
            parties hereto be considered as partners, joint venturers or lender
            and borrower. Tenant represents, warrants and acknowledges that the
            transaction by which the Landlord acquired title to the Leased
            Premises and the subsequent lease of the Leased Premises hereunder
            are separate and distinct transactions and the Tenant has no rights
            of first refusal or options to purchase the Leased Premises.

      35.   PARTIAL INVALIDITY. The invalidity or unenforceability of any
            covenant, term or condition of this Lease shall not affect any other
            covenant, term or condition of this Lease.

      36.   RECORDING. Neither Landlord nor Tenant shall record this Lease
            without the prior written consent of the other, which consent may be
            withheld in the other party's sole and absolute discretion. Either
            party, however, may record a memorandum hereof and, in the event of
            a request to execute such memorandum by one party, the other party
            shall execute and deliver to the requesting party within ten (10)
            days after the request therefor, such memorandum to be in a form
            reasonably acceptable to both parties. If either party requests a
            memorandum of this Lease be executed and recorded, concurrently with
            the execution and delivery of said memorandum, Tenant shall execute
            and deliver to Landlord a Quitclaim Deed in such form and content as
            Landlord shall require. Such Quitclaim Deed shall be held by
            Landlord unrecorded unless and until this Lease has expired or been
            terminated. Tenant hereby irrevocably authorizes and directs
            Landlord to record said Quitclaim Deed upon the expiration or
            earlier termination of this Lease; provided, however, Landlord shall
            provide Tenant with notice of Landlord's intent to record the
            Quitclaim Deed at least five (5) business days prior to such
            recording.

      37.   HAZARDOUS MATERIALS. Landlord and Tenant agree as follows with
            respect to the existence or use of Hazardous Materials in, on or
            about the Leased Premises:

            a.    Except as otherwise permitted pursuant to Section 37(c) below,
                  any handling, transportation, storage, treatment, disposal or
                  use of Hazardous Materials by Tenant and Tenant's agents,
                  employees, contractors, or invitees (collectively "AGENTS")
                  after the

                                  Page 35 of 42
<PAGE>
                  Effective Date in or about the Leased Premises is strictly
                  prohibited. Tenant shall indemnify, defend upon demand with
                  counsel reasonably acceptable to Landlord and hold harmless
                  Landlord from and against any liabilities, losses, claims,
                  damages, lost profits, consequential damages, interest,
                  penalties, fines, monetary sanctions, attorneys' fees,
                  experts' fees, court costs, remediation costs, investigation
                  costs, and other expenses which result from or arise in any
                  manner whatsoever out of the use, storage, treatment,
                  transportation, release, or disposal of any Hazardous
                  Materials on or about the Leased Premises caused or permitted
                  by Tenant or Tenant's Agents.

            b.    If the presence of Hazardous Materials in, on or about the
                  Leased Premises caused or permitted by Tenant or Tenant's
                  Agents results in contamination or deterioration of water or
                  soil resulting in a level of contamination greater than the
                  levels established as acceptable by any governmental agency
                  having jurisdiction over such contamination, then Tenant shall
                  promptly take any and all action necessary to investigate and
                  remediate such contamination if required by Law or as a
                  condition to the issuance or continuing effectiveness of any
                  governmental approval which relates to the use of me Leased
                  Premises or any part thereof.

            c.    Landlord acknowledges that Tenant uses numerous chemicals
                  classified as Hazardous Materials in the operation of its
                  business and that Tenant shall be permitted to do so provided
                  that Tenant does so in a manner consistent with the
                  requirements of this Section 37(c) and provided that Tenant
                  discloses the use of such materials to Landlord as required by
                  Section 37(k). In addition, Tenant may use reasonable
                  quantities of household chemicals such as adhesives,
                  lubricants and cleaning fluids in order to conduct its
                  business at the Leased Premises. Tenant agrees that during its
                  use and occupancy of the Leased Premises it will: (1) not (A)
                  permit Hazardous Materials to be present on or about the
                  Leased Premises except in a manner and quantity necessary for
                  the ordinary performance of Tenant's business or (B) release,
                  discharge or dispose of any Hazardous Materials on, in, at,
                  under, or emanating from, the Leased Premises; (2) comply with
                  all Hazardous Materials Laws relating to the Leased Premises
                  and the use of Hazardous Materials on or about the Leased
                  Premises and not engage in or permit others to engage in any
                  activity at the Leased Premises in violation of any Hazardous
                  Materials Laws; and (3) immediately notify Landlord of (A) any
                  inquiry, test, investigation or enforcement proceeding by any
                  governmental agency or authority against Tenant, Landlord or
                  the Leased Premises relating to any Hazardous Materials or
                  under any Hazardous Materials Laws; (B) any contamination of
                  the Leased Premises by Hazardous Materials which constitutes a
                  violation of any Hazardous Materials Laws; or (C) the
                  occurrence of any event or existence of any condition that
                  would cause a breach of any of the covenants set forth in this
                  Section 37.

            d.    Upon reasonable notice to Tenant, Landlord may inspect the
                  Leased Premises and surrounding areas for the purpose of
                  determining whether there exists on or about the Leased
                  Premises any Hazardous Material or other condition or activity
                  that is in violation of the requirements of this Lease or of
                  any Hazardous Materials Laws. Such inspections may include,
                  but are not limited to, entering the Leased Premises or
                  adjacent property with drill rigs or other machinery for the
                  purpose of obtaining laboratory samples. Landlord shall not be
                  limited in the number of such inspections during the Lease
                  Term. In the event (i) such inspections reveal the presence of
                  any such Hazardous Material or other condition or activity in
                  violation of the requirements of this Lease or of any
                  Hazardous Materials Laws, or (ii) Tenant or its Agents
                  contribute or knowingly consent to the presence of any
                  Hazardous Materials in, on, under, through or about the Leased

                                  Page 36 of 42
<PAGE>
                  Premises or exacerbate the condition of or the conditions
                  caused by any Hazardous Materials in, on, under, through or
                  about the Leased Premises, Tenant shall reimburse Landlord for
                  the cost of such inspections within ten (10) days of receipt
                  of a written statement therefor. Tenant will supply to
                  Landlord such historical and operational information regarding
                  the Leased Premises and surrounding areas as may be reasonably
                  requested to facilitate any such inspection and will make
                  available for meetings appropriate personnel having knowledge
                  of such matters. Tenant agrees to give Landlord at least sixty
                  (60) days prior notice of its intention to vacate the Leased
                  Premises so that Landlord will have an opportunity to perform
                  such an inspection prior to such vacation. The right granted
                  to Landlord herein to perform inspections shall not create a
                  duty on Landlord's part to inspect the Leased Premises, or
                  liability on the part of Landlord for Tenant's use, storage,
                  manufacture, treatment or disposal of Hazardous Materials, it
                  being understood that Tenant shall be solely responsible for
                  all liability in connection with the use, storage,
                  manufacture, treatment or disposal of Hazardous Materials by
                  Tenant or Tenant's Agents.

            e.    As used herein, the term "HAZARDOUS MATERIALS" means any
                  hazardous or toxic substance, material or waste which is or
                  becomes regulated by any local governmental authority, the
                  State of Arizona or the United States government. The term
                  "HAZARDOUS MATERIALS" includes, without limitation, petroleum
                  products, asbestos, PCB's, and any material or substance which
                  is (i) listed under, or defined as hazardous or extremely
                  hazardous pursuant to The Arizona Environmental Quality Act of
                  1986, A.R.S. Section 49-101, et. seq., (ii) deemed as a
                  "hazardous waste" pursuant to Section 1004 of the Federal
                  Resource Conservation and Recovery Act, 42 U.S.C. 6901 et seq.
                  (42 U.S.C. 6903) ("RCRA"), (iii) defined as a "hazardous
                  substance" pursuant to Section 101 of the Comprehensive
                  Environmental Response, Compensation and Liability Act, 42
                  U.S.C. 9601 et seq. (42 U.S.C. 9601) ("CERCLA") or any
                  regulations promulgated under CERCLA; (iv) any substance now
                  or hereafter regulated by the Toxic Substances Control Act, as
                  amended ("TSCA") (15 U.S.C. Section 2601 et seq.) or any
                  regulations promulgated under TSCA; (v) petroleum, petroleum
                  by-products, gasoline, diesel fuel, or other petroleum
                  hydrocarbons; (vi) asbestos and asbestos-containing material,
                  in any form, whether friable or non-friable; (vii)
                  polychlorinated biphenyls; (viii) lead and lead-containing
                  materials; or (ix) any additional substance, material or
                  waste. As used herein, the term "HAZARDOUS MATERIAL LAW(S)"
                  shall mean any statute, law, ordinance, or regulation of any
                  governmental body or agency (including the U.S. Environmental
                  Protection Agency, the Arizona Department of Environmental
                  Quality which regulates the use, storage, release or disposal
                  of any Hazardous Materials.

            f.    If Tenant's use of Hazardous Materials on or about the Leased
                  Premises results in a release, discharge or disposal of
                  Hazardous Materials on, in, at, under, or emanating from, the
                  Leased Premises, Tenant agrees to investigate, clean up,
                  remove or remediate such Hazardous Materials in full
                  compliance with: (i) the requirements of (A) all Hazardous
                  Materials Laws and (B) any governmental agency or authority
                  responsible for the enforcement of any Hazardous Materials
                  Laws; and (ii) any additional requirements of Landlord that
                  are reasonably necessary to protect the value of the Leased
                  Premises.

            g.    Landlord shall have the right, but not the obligation, prior
                  or subsequent to Tenant's Default, without in any way limiting
                  Landlord's other rights and remedies under this Lease, to
                  enter upon the Leased Premises, or to take such other actions
                  as it deems reasonably necessary or advisable, to investigate,
                  clean up, remove or remediate any Hazardous Materials or
                  contamination by Hazardous Materials present on, in, at,
                  under,

                                  Page 37 of 42
<PAGE>
                  or emanating from, the Leased Premises in violation of
                  Tenant's obligations under this Lease or under any Hazardous
                  Materials Laws. Notwithstanding any other provision of this
                  Lease, Landlord shall also have the right, at its election, in
                  its own name or as Tenant's agent, to negotiate, defend,
                  approve and appeal, at Tenant's expense, any action taken or
                  order issued by any governmental agency or authority with
                  regard to any such Hazardous Materials or contamination by
                  Hazardous Materials. The reasonable Costs and Expenses paid or
                  incurred by Landlord in the exercise of the rights set forth
                  in this Section 37 shall be payable by Tenant upon demand.

            h.    Notwithstanding any provision contained herein to the
                  contrary, Tenant shall surrender the Leased Premises to
                  Landlord upon the expiration or earlier termination of this
                  Lease free of debris, waste or Hazardous Materials placed on,
                  about or near the Leased Premises by Tenant or Tenant's
                  Agents, and, with respect to any contamination or other
                  conditions resulting from the actions or inaction of Tenant or
                  Tenant's Agents, in a condition which complies with all
                  Hazardous Materials Laws and any additional requirements of
                  Landlord that are reasonably necessary to protect the value of
                  the Leased Premises, including, without limitation, the
                  obtaining of any closure permits or other governmental permits
                  or approvals related to Tenant's use of Hazardous Materials in
                  or about the Leased Premises. If it is determined by Landlord
                  that the condition of all or any portion of the Leased
                  Premises is not in compliance with the provisions of this
                  Lease with respect to Hazardous Materials, including, without
                  limitation, all Hazardous Materials Laws, at the expiration or
                  earlier termination of this Lease, then at Landlord's sole
                  option, Landlord may require Tenant to hold over possession of
                  the Leased Premises until Tenant can surrender the Leased
                  Premises to Landlord in the condition in which the Leased
                  Premises existed on the Effective Date and in any case prior
                  to the appearance of such Hazardous Materials, including,
                  without limitation, the conduct or performance of any closures
                  as required by any Hazardous Materials Laws. Any such holdover
                  by Tenant will be with Landlord's consent, will not be
                  terminable by Tenant in any event or circumstance and will
                  otherwise be subject to the provisions of Section 38 of this
                  Lease.

            i.    Tenant agrees to indemnify and hold harmless Landlord from and
                  against any and all claims, losses (including, without
                  limitation, loss in value of the Leased Premises), liabilities
                  and expenses (including attorneys' fees) sustained by Landlord
                  attributable to (i) any Hazardous Materials placed on or about
                  the Leased Premises by Tenant or Tenant's Agents, or (ii)
                  Tenant's breach of any provision of this Section 37.

            j.    The obligations of Tenant under this Section 37 shall survive
                  the expiration or earlier termination of the Lease Term. The
                  rights and obligations of Landlord and Tenant with respect to
                  issues relating to Hazardous Materials are exclusively
                  established by this Section 37. In the event of any
                  inconsistency between any other part of this Lease and this
                  Section 37, the terms of this Section 37 shall control.

            k.    Prior to the execution of this Lease, Tenant has completed,
                  executed and delivered to Landlord a Hazardous Materials
                  Disclosure Certificate ("CERTIFICATE") in form and content
                  attached hereto as Exhibit C. Tenant covenants, represents and
                  warrants to Landlord that the information in the Certificate
                  is true and correct and accurately describes the Hazardous
                  Materials that will be manufactured, treated, used or stored
                  on or about the Leased Premises by Tenant or Tenant's Agents.
                  Tenant shall (a) on each six (6) month anniversary of the
                  commencement date of this Lease; and (b) at such other times
                  as Landlord reasonably requests, complete, execute and deliver
                  to Landlord an updated Hazardous Materials Disclosure
                  Certificate (each, an "UPDATED CERTIFICATE") describing

                                  Page 38 of 42
<PAGE>
                  Tenant's then current and known proposed future uses of
                  Hazardous Materials on or about the Leased Premises, which
                  Updated Certificates shall be in the same format as that which
                  is set forth in Exhibit C or in such updated format as
                  Landlord may reasonably require from time to time. Landlord
                  shall have the right to approve or disapprove such new or
                  additional Hazardous Materials in its sole and absolute
                  discretion; provided, however, that this requirement shall not
                  apply to Hazardous Materials manufactured, treated, used or
                  stored by Tenant in connection with Tenant's business, which
                  Hazardous Materials may be used in accordance with this
                  Section 37. Tenant shall make no use of Hazardous Materials on
                  or about the Leased Premises except as described in the
                  Certificate, an Updated Certificate or as otherwise approved
                  by Landlord in writing in accordance with this Section 37;
                  provided, however, that Landlord shall have no right to
                  approve or disapprove of Hazardous Materials manufactured,
                  treated, used or stored by Tenant in connection with Tenant's
                  business, which Hazardous Materials may be used in accordance
                  with this Section 37; provided further, however, that Tenant
                  shall not be required to provide Landlord prior notice of a
                  new or different chemical which is classified as a Hazardous
                  Material which is used in connection with Tenant's business.
                  The Certificate and each Updated Certificate shall be
                  completed and signed by Tenant's environmental risk manager.

      38.   HOLDING OVER. No holding over by Tenant of the Leased Premises after
            the expiration of the Lease Term shall operate to extend the Lease
            Term or this Lease, and Tenant shall indemnify, defend and hold
            Landlord harmless from all Costs and Expenses and claims for damages
            by any other tenant to whom Landlord may have leased to Leased
            Premises effective upon the expiration of the Lease Term or
            termination of this Lease. Any such holding over shall be deemed a
            tenancy at sufferance, subject to all conditions, provisions and
            obligations of this Lease insofar as the same are applicable to a
            tenancy at sufferance, except that the Base Rent shall be an amount
            equal to one hundred ten percent (110%) of the greater of (i) Base
            Rent that was applicable at the expiration of the Lease; and (ii)
            the fair market rental value as reasonably determined by Landlord.

      39.   AUTHORITY. The person or persons executing this Lease on behalf of
            Landlord and Tenant each hereby represent and warrant to the other
            party (Landlord or Tenant, as the case may be) that authority for
            the same was duly given as evidenced by the certified copy of
            resolution(s) of their respective Boards of Directors.

      40.   PARKING. Tenant, its officers, directors, employees, agents,
            contractors, vendors, licensees and other authorized persons, shall
            be entitled to use throughout the Lease Term all vehicular parking
            spaces, free of charge on and about the Leased Premises.

      41.   QUIET TITLE. Provided that Tenant is not in Default under this
            Lease, Landlord covenants that, subject to the terms and conditions
            of this Lease, from and after the commencement of the Lease Term,
            Tenant shall not be disturbed or hindered in Tenant's enjoyment of
            the Leased Premises and that Landlord shall not interfere with
            Tenant's business activities involving the Leased Premises.

      42.   BENEFIT. The covenants, terms and conditions of this Lease shall
            inure to the benefit of and be binding upon the parties hereto and,
            subject to Section 23, their respective successors and assigns.

      43.   SIGNAGE. Tenant shall be permitted to place such signage on and
            about the Leased Premises as are permitted by applicable law;
            provided, however, prior to the expiration or

                                  Page 39 of 42
<PAGE>
            earlier termination of this Lease, Tenant shall remove such signage
            from the Leased Premises and restore the Leased Premises to its
            condition immediately preceding the installation of such signage.

      44.   TELECOMMUNICATIONS. Tenant's use of the Leased Premises shall not
            include using the Leased Premises to provide telecommunications
            services (including, without limitation, Internet connections) to
            third parties, it being intended that Tenant's telecommunications
            activities within the Leased Premises be strictly limited to such
            activities as are incidental to general office use.

      45.   APPROVALS AND CONSENTS. Unless a party's sole discretion is
            otherwise expressly provided for in a particular provision of this
            Lease, all approvals and consents required of either party hereunder
            shall not be unreasonably withheld or delayed, regardless of whether
            or not the provision in question expressly so states.

      46.   SECURITY DEPOSIT. Concurrently herewith, Tenant shall deposit with
            Landlord the sum of Six Hundred Fifty Thousand Dollars
            ($650,000.00), as security for the performance by Tenant of its
            obligations under this Lease, and not as prepayment of Rent (the
            "SECURITY DEPOSIT"). Landlord may from time to time apply such
            portion of the Security Deposit as is necessary for the following
            purposes:

            a.    to remedy any default by Tenant in the payment of Rent;

            b.    to repair damage to the Leased Premises caused by Tenant;

            c.    to clean the Leased Premises upon the expiration or sooner
                  termination of the Lease; and/or

            d.    to remedy any other default of Tenant to the extent permitted
                  by applicable law, including, without limitation, on account
                  of damages owing to Landlord under Section 24(b), and, in this
                  regard, Tenant hereby waives any restriction on the uses to
                  which the Security Deposit may be put, if any.

            In the event the Security Deposit or any portion thereof is so used,
            Tenant agrees to pay to Landlord promptly upon demand an amount in
            cash sufficient to restore the Security Deposit to the full original
            amount. Landlord shall not be deemed a trustee of the Security
            Deposit, may use the Security Deposit in business, and shall not be
            required to segregate it from its general accounts. Tenant shall not
            be entitled to any interest on the Security Deposit. If Landlord
            transfers the Leased Premises during the Lease Term, Landlord shall
            pay the Security Deposit to any transferee of Landlord's interest,
            in which event the transferring Landlord will be released from all
            liability for the return of the Security Deposit. If Tenant performs
            every provision of this Lease to be performed by Tenant, the unused
            portion of the Security Deposit shall be returned to Tenant (or, at
            Tenant's direction, the last assignee of Tenant's interest under
            this Lease), to the extent not applied, within fifteen (15) days
            following the expiration or sooner termination of this Lease and the
            surrender of the Leased Premises by Tenant to Landlord in accordance
            with the terms of this Lease. If this Lease is terminated following
            Tenant's Default, the unpaid portion of the Security Deposit, if
            any, shall be returned to Tenant two (2) weeks after final
            determination of all damages due Landlord. If a Default by Tenant
            occurs hereunder, Landlord may require that Tenant deposit with it
            such additional amount (either in cash or in a letter of credit) as
            Landlord reasonably determines, to be added to and held as a portion
            of the Security Deposit.

                                  Page 40 of 42
<PAGE>
      47.   MISCELLANEOUS. This Lease constitutes the entire agreement of the
            parties with respect to the subject matter hereof and may be
            amended, waived or discharged only by an instrument in writing
            signed by the party against which enforcement of such amendment,
            waiver or discharge is sought. This Lease shall be binding upon and
            inure to the benefit of and be enforceable by the respective
            successors and permitted assigns of the parties. The headings in
            this Lease are for purposes of reference only and shall not control,
            limit or define the meaning or construction of any provision hereof.
            Time is of the essence of this Lease. The parties acknowledge that
            each party and its counsel have reviewed and revised this Lease and
            that the rule of construction to the effect that any ambiguities are
            to be resolved against the drafting party shall not be employed in
            the interpretation of this Agreement or in any amendments or
            exhibits hereto. This Lease shall be construed in accordance with
            and governed by the laws of the State of Arizona.

      48.   COUNTERPARTS. This Lease may be executed in multiple counterparts,
            each of which shall be deemed an original and all of which taken
            together shall be one and the same document.

                    (SIGNATURES TO FOLLOW ON SUCCEEDING PAGE)

                                  Page 41 of 42
<PAGE>
      IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the
day and year first above written.

Phoenix Industrial Investment Partners, L.P.         SpeedFam - IPEC, Inc.,
An Arizona limited partnership                       an Illinois corporation

By:  Glen Una Management Company,
     a California corporation
Its: General Partner                                 By:  /s/ [ILLEGIBLE]
                                                          ----------------------
                                                     Name:  [ILLEGIBLE]
                                                     Title: CFO

     By: /s/ [ILLEGIBLE]
        --------------------
     Name: [ILLEGIBLE]
          ------------------
     Title: President
           -----------------

                                  Page 42 of 42
<PAGE>
                                    EXHIBIT A

                      LEGAL DESCRIPTION OF LEASED PREMISES

Lot 1 of SPEEDFAM INTERNATIONAL, INC., according to the plat of record in the
office of the County Recorder of Maricopa County, Arizona, recorded in Book 439
of Maps, Page 41.

                                    Exhibit A

                                   Page 1 of 1
<PAGE>
                                    EXHIBIT B

                               TENANT'S EQUIPMENT

The following property shall be included in the definition of Tenant's
Equipment:

    BUILDING 305:

    CDA Air Compressor Equipment
    Air Scrubbers
    Dl Water System/Equipment
    Waste Treatment Equipment
    Cleanroom HVAC Equipment
    Chemical Distribution/Storage Equipment
    Cleanroom Vacuum Equipment
    Cleanroom System (walls, partitions, air handlers, hepafilters, chiller,
    other)
    50 Hertz Generators
    7.5 Ton Overhead Cranes
    Trolley Mounted Cranes
    Surveillance Cameras and Security Equipment
    Cafeteria Equipment

    BUILDING 300:

    CDA Air Compressor Equipment
    Cleanroom Vacuum Equipment
    Air Scrubbers
    Cleanroom Humidity Control Equipment (Kathobar)
    Roof Boilers for Kathobar Units
    Electrical Backup Power Generator
    330KV Electrical Transfer Switch
    50 Hertz Generators
    Dl Water System/Equipment
    Waste Treatment Equipment
    Chemical Distribution/Storage Equipment
    Cleanroom System (walls, partitions, air handlers, hepafilters, chiller,
     other)
    Surveillance Cameras and Security Equipment
    Acid Fume Safety Hood
    Cleanroom Safety Showers

                                    Exhibit B

                                   Page 1 of 1
<PAGE>
                                    EXHIBIT C

                   HAZARDOUS MATERIALS DISCLOSURE CERTIFICATE

         Your cooperation in this matter is appreciated. Initially, the
information provided by you in this Hazardous Materials Disclosure Certificate
is necessary for Landlord to evaluate your proposed uses of the Leased Premises.
On an annual basis and at such other times as set forth in Section 37 of the
Lease, you are to provide an update to the information initially provided by you
in this certificate. Any questions regarding this certificate should be directed
to, and when completed, the certificate should be delivered to the Landlord as
provided in the Lease.

         GENERAL INFORMATION:

                  Describe the proposed operations to take place in, on, or
         about the Leased Premises, including, without limitation, principal
         products processed, manufactured or assembled, and services and
         activities to be provided or otherwise conducted. Existing tenants
         should describe any proposed changes to on-going operations.

1.       USE, STORAGE AND DISPOSAL OF HAZARDOUS MATERIALS

         1.1      Will any Hazardous Materials (as hereinafter defined) be used,
                  generated, treated, stored or disposed of in, on or about the
                  Leased Premises? Existing tenants should describe any
                  Hazardous Materials which continue to be used, generated,
                  treated, stored or disposed of in, on or about the Leased
                  Premises.

                  Wastes                     Yes [X]  No [ ]

                  Chemical Products          Yes [X]  No [ ]

                  Other                      Yes [ ]  No [ ]

                  If Yes is marked, please explain: Hazardous materials are used
                  stored, treated and disposed of in supporting CMP (chemical,
                  mechanical planerization) tools used for Research &
                  development.

         1.2      If Yes is marked in Section 1.1, attach a list of any
                  Hazardous Materials to be used, generated, treated, stored or
                  disposed of in, on or about the Leased Premises, including the
                  applicable hazard class and an estimate of the quantities of
                  such Hazardous Materials to be present on or about the Leased
                  Premises at any given time; estimated annual throughput; the
                  proposed location(s) and method of storage (excluding nominal
                  amounts of ordinary household cleaners and janitorial supplies
                  which are not regulated by any Environmental Laws, as
                  hereinafter defined); and the proposed location(s) and
                  method(s) of treatment or disposal for each Hazardous
                  Material, including the estimated frequency, and the proposed
                  contractors or subcontractors. Existing tenants should attach
                  a list setting forth the information requested above and such
                  list should include actual data from on-going operations and
                  the identification of any variations in such information from
                  the prior year's certificate.

                                    Exhibit C

                                   Page 1 of 6
<PAGE>
2.       STORAGE TANKS AND SUMPS. Is any above or below ground storage or
         treatment of gasoline, diesel, petroleum, or other Hazardous Materials
         in tanks or sumps proposed in, on or about the Leased Premises?
         Existing tenants should describe any such actual or proposed
         activities.

                  Yes [X]             No [ ]

                  If yes, please explain: Waste treatment area stores and treats
                  waste hydrofluoric acid along with sulfuric acid and sodium
                  hydroxide day storage tanks for waste neutralization. See
                  attached diagram. Ammonium hydroxide is stored in 330 gallon
                  totes located in corrosive chemical storage room.

3.       WASTE MANAGEMENT

         3.1      Has your company been issued an EPA Hazardous Waste Generator
                  I.D. Number? Existing tenants should describe any additional
                  identification numbers issued since the previous certificate.

                  Yes [X]             No [ ]

         3.2      Has your company filed a biennial or quarterly reports as a
                  hazardous waste generator? Existing tenants should describe
                  any new reports filed.

                  Yes [X]             No [ ]

                  If yes, attach a copy of the most recent report filed.

4.       WASTEWATER TREATMENT AND DISCHARGE

         4.1      Will your company discharge wastewater or other wastes to:

                  ____storm drain?           X   sewer?
                  ____surface water?       ______no wastewater or other wastes
                                                 discharged.

                  Existing tenants should indicate any actual discharges. If so,
                  describe the nature of any proposed or actual discharge(s).
                  Average of 60,000 gallons/day of industrial effluent is
                  dischared to the city of Chandler waste water system.

         4.2      Will any such wastewater or waste be treated before discharge?

                  Yes [X]             No [ ]

                                    Exhibit C

                                   Page 2 of 6
<PAGE>
                  If yes, describe the type of treatment proposed to be
                  conducted. Existing tenants should describe the actual
                  treatment conducted. Waste CMP slurries and metal bearing
                  waste streams are treated through a gravity clarifier.
                  Hydrofluoric are batch precipitated for fluoride removal. All
                  other waste go through pH neutralization before discharge.

5.       AIR DISCHARGES

         5.1      Do you plan for any air filtration systems or stacks to be
                  used in your company's operations in, on or about the Leased
                  Premises that will discharge into the air; and will such air
                  emissions be monitored? Existing tenants should indicate
                  whether or not there are any such air filtration systems or
                  stacks in use in, on or about the Leased Premises which
                  discharge into the air and whether such air emissions are
                  being monitored.

                  Yes [X]             No [ ]

                  If yes, please describe: All air abatement equipment are
                  monitored and maintained by onsite personnel.

         5.2      Do you propose to operate any of the following types of
                  equipment, or any other equipment requiring an air emissions
                  permit? Existing tenants should specify any such equipment
                  being operated in, on or about the Leased Premises.

                  _____Spray booth(s)          _____Incinerator(s)
                  _____Dip tank(s)               X  Other (Please describe)
                  _____Drying oven(s)          _____No Equipment Requiring Air
                                                    Permits

                  If yes, please describe: Currently speed Fam/IPEC operates 3
                  liquid air scrubbers. Please refer to attached air permit in
                  Section 5.5.3 for more detail.

         5.3      Please describe (and submit copies of with this Hazardous
                  Materials Disclosure Certificate) any reports you have filed
                  in the past [thirty-six] months with any governmental or
                  quasi-governmental agencies or authorities related to air
                  discharges or clean air requirements and any such reports
                  which have been issued during such period by any such agencies
                  or authorities with respect to you or your business
                  operations.

                                    Exhibit C

                                   Page 3 of 6
<PAGE>
6.       HAZARDOUS MATERIALS DISCLOSURES

         6.1      Has your company prepared or will it be required to prepare a
                  Hazardous Materials management plan ("MANAGEMENT PLAN") or
                  Hazardous Materials Business Plan and Inventory ("BUSINESS
                  PLAN") pursuant to Fire Department or other governmental or
                  regulatory agencies' requirements? Existing tenants should
                  indicate whether or not a Management Plan is required and has
                  been prepared.

                  Yes [X]             No [ ]

                  If yes, attach a copy of the Management Plan or Business Plan.
                  Existing tenants should attach a copy of any required updates
                  to the Management Plan or Business Plan.

         6.2      Are any of the Hazardous Materials, and in particular
                  chemicals, proposed to be used in your operations in, on or
                  about the Leased Premises listed or regulated under
                  Proposition 65? Existing tenants should indicate whether or
                  not there are any new Hazardous Materials being so used which
                  are listed or regulated under Proposition 65.

                  Yes [X]             No [ ]

                  If yes, please explain:______________________________________
                  ______________________________________________________________
                  ______________________________________________________________
                  ______________________________________________________________
                  ______________________________________________________________

7.       ENFORCEMENT ACTIONS AND COMPLAINTS

         7.1      With respect to Hazardous Materials or Environmental Laws, has
                  your company ever been subject to any agency enforcement
                  actions, administrative orders, or consent decrees or has your
                  company received requests for information, notice or demand
                  letters, or any other inquiries regarding its operations?
                  Existing tenants should indicate whether or not any such
                  actions, orders or decrees have been, or are in the process of
                  being, undertaken or if any such requests have been received.

                  Yes [X]              No [ ]

                  If Yes, describe the actions, orders or decrees and any
                  continuing compliance obligation imposed as a result of these
                  actions, orders or decrees and also describe any requests,
                  notices or demands, and attach a copy of all such documents.
                  Existing tenants should describe and attach a copy of any new
                  actions, orders, decrees, requests, notices or demands not
                  already delivered to Landlord pursuant to the provisions of
                  Article 7 of the Lease Agreement. Attached in Section 7.7.1 is
                  a complianse notification from maricopa county environmental
                  services department. Notice is for the submittal of an O&M
                  plan for our equipment. County last our original maintenance
                  plan that was submitted. Attached is copy of new O&M plan that
                  was submitted.

                                    Exhibit C

                                   Page 4 of 6
<PAGE>
         7.2      Have there ever been, or are there now pending, any lawsuits
                  against your company regarding any environmental or health and
                  safety concerns?

                  Yes [ ]             No [X]

                  If yes, describe any such lawsuits and attach copies of the
                  complaint(s), cross-complaint(s), pleadings and other
                  documents related thereto as requested by Landlord. Existing
                  tenants should describe and attach a copy of any new
                  complaint(s), cross-complaint(s), pleadings and other related
                  documents not already delivered to Landlord pursuant to the
                  provisions of Article 7 of the Lease Agreement. ______________
                  ______________________________________________________________
                  ______________________________________________________________
                  ______________________________________________________________
                  ______________________________________________________________
                  ______________________________________________________________

         7.3      Have there been any problems or complaints from adjacent
                  tenants, owners or other neighbors at your company's current
                  facility with regard to environmental or health and safety
                  concerns? Existing tenants should indicate whether or not
                  there have been any such problems or complaints from adjacent
                  tenants, owners or other neighbors at, about or near the
                  Leased Premises and the current status of any such problems or
                  complaints.

                  Yes [ ]             No [X]

                  If yes, please describe. Existing tenants should describe any
                  such problems or complaints not already disclosed to Landlord
                  under the provisions of the signed Lease Agreement and the
                  current status of any such problems or complaints. ___________
                  ______________________________________________________________
                  ______________________________________________________________
                  ______________________________________________________________
                  ______________________________________________________________
                  ______________________________________________________________
                  ______________

8.       PERMITS AND LICENSES. Attach copies of all permits and licenses issued
         to your company its proposed operations in, on or about the Leased
         Premises, including, without limitation, any Hazardous Materials
         permits, wastewater discharge permits, air emissions permits, and use
         permits or approvals. Existing tenants should attach copies of any new
         permits and licenses as well as any renewals of permits or licenses
         previously issued.

As used herein, the term "HAZARDOUS MATERIALS" means any hazardous or toxic
substance, material or waste which is or becomes regulated by any local
governmental authority, the State of Arizona or the United States government.
The term "HAZARDOUS MATERIALS" includes, without limitation, petroleum products,
asbestos, PCB's, and any material or substance which is (i) listed under, or
defined as hazardous or extremely hazardous pursuant to The Arizona
Environmental Quality Act of 1986, A.R.S. Section 49-101, et. seq., (ii) deemed
as a "hazardous waste" pursuant to Section 1004 of the Federal Resource
Conservation and Recovery Act, 42 U.S.C. 6901 et seq. (42 U.S.C. 6903)
("RCRA'"). (iii) defined as a "hazardous substance" pursuant to Section 101 of
the Comprehensive Environmental Response, Compensation and Liability Act, 42
U.S.C. 9601 et seq. (42 U.S.C. 9601) ("CERCLA") or

                                    Exhibit C

                                   Page 5 of 6
<PAGE>
any regulations promulgated under CERCLA; (iv) any substance now or hereafter
regulated by the Toxic Substances Control Act, as amended ("TSCA") (15 U.S.C.
Section 2601 et seq.) or any regulations promulgated under TSCA; (v) petroleum,
petroleum by-products, gasoline, diesel fuel, or other petroleum hydrocarbons;
(vi) asbestos and asbestos-containing material, in any form, whether friable or
non-friable; (vii) polychlorinated biphenyls; (viii) lead and lead-containing
materials; or (ix) any additional substance, material or waste. As used herein,
the term "HAZARDOUS MATERIAL LAW(S)" shall mean any statute, law, ordinance, or
regulation of any governmental body or agency (including the U.S. Environmental
Protection Agency, the Arizona Department of Environmental Quality which
regulates the use, storage, release or disposal of any Hazardous Materials.

The undersigned hereby acknowledges and agrees that this Hazardous Materials
Disclosure Certificate is being delivered to Landlord in connection with the
evaluation of a Lease and, if such Lease is executed, will be attached thereto
as an exhibit. The undersigned further acknowledges and agrees that if such
Lease is executed, this Hazardous Materials Disclosure Certificate will be
updated from time to time in accordance with Section 37 of the Lease. The
undersigned further acknowledges and agrees that Landlord and its partners,
lenders and representatives may, and will, rely upon the statements,
representations, warranties, and certifications made herein and the
truthfulness thereof in entering into the Lease and the continuance thereof
throughout the term, and any renewals thereof, of the Lease. I, the undersigned,
acting with full authority to bind the Tenant and on behalf of the Tenant,
certify, represent and warrant that the information contained in this
certificate is true and correct.

Speedfam-IPEC, Inc.
an Illinois corporation

By:   /s/ Tod Thurber
      -------------------------------
Name: Tod Thurber
      -------------------------------
Its:  Environmental Compliance Mgr.

Date: May 1, 2002

                                    Exhibit C

                                   Page 6 of 6
<PAGE>
                                    EXHIBIT D

                          SOFTWARE MAINTENANCE SCHEDULE

                                 [SEE ATTACHED]

                                    Exhibit D

                                   Page 1 of 1
<PAGE>
SPEEDFAM - EQUIPMENT LIST / PM SCHEDULES

<TABLE>
<CAPTION>
-------------------------------------------------------------------------------------------------------------------------

TAGNUMBER             PM #                EQUIPMENT DESCRIPTION             CALENDAR FREQUENCY          WEEK       SYSTEM

-------------------------------------------------------------------------------------------------------------------------
<S>             <C>                     <C>                              <C>                            <C>        <C>
INS_EYE/SH      NS_EYE/SHOWR_M300       INSPECT EYEWASH/SHOWERS           Calendar period - monthly       1          INS
-------------------------------------------------------------------------------------------------------------------------
INS_OFF_M         INS_SEC_W                                               Calendar period - monthly       1          INS
-------------------------------------------------------------------------------------------------------------------------
RM_107_300         ELDIST_A                  ELECTRICAL ROOM                   Special event              0          RM
-------------------------------------------------------------------------------------------------------------------------
RM_153_300         ELDIST_A                  MECHANICAL ROOM                   Special event              0          RM
-------------------------------------------------------------------------------------------------------------------------
RM_154_300         ELDIST_A                  ELECTRICAL ROOM                   Special event              0          RM
-------------------------------------------------------------------------------------------------------------------------
RM_206_300         ELDIST_A                  ELECTRICAL ROOM                   Special event              0          RM
-------------------------------------------------------------------------------------------------------------------------
RM_246_300         ELDIST_A                  ELECTRICAL ROOM                   Special event              0          RM
-------------------------------------------------------------------------------------------------------------------------
RM_210_300         ELDIST_A                  ELECTRICAL ROOM                   Special event              0          RM
-------------------------------------------------------------------------------------------------------------------------
INS_7406G_       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT        Calendar period - annual        41         ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_7406_EL        ELDIST_A             ANNUAL INFRA-RED INSPECTI        Calendar period - annual        40         ELEC
-------------------------------------------------------------------------------------------------------------------------
RM_2026            ELDIST_A                  ELECTRICAL ROOM             Calendar period - annual        40          RM
-------------------------------------------------------------------------------------------------------------------------
INS_7406_EL      ELECSAFETY_M           ELECTRICAL SAFETY INSPECT        Calendar period - annual        37         ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_2C_ELS       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT        Calendar period - annual        33         ELEC
-------------------------------------------------------------------------------------------------------------------------
RM_1039            ELDIST_A             ELECTRICAL ROOM NEAR MFG.        Calendar period - annual        30          RM
-------------------------------------------------------------------------------------------------------------------------
INS_2B_ELS       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT        Calendar period - annual        29         ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_ELSFTY       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT             Selected weeks              0         ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_2A_ELS       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT        Calendar period - annual        25         ELEC
-------------------------------------------------------------------------------------------------------------------------
AD_2_631         AIRDRYERS_A                 ZEKS AIR DRYER              Calendar period - annual        21        PLUMB
-------------------------------------------------------------------------------------------------------------------------
AD_RAF1_63       AIRDRYERS_A                 ZEKS AIR DRYER              Calendar period - annual        21        PLUMB
-------------------------------------------------------------------------------------------------------------------------
AD_1_630         AIRDRYERS_A                 ZEKS AIR DRYER              Calendar period - annual        21        PLUMB
-------------------------------------------------------------------------------------------------------------------------
INS_2B_BFIX        BFIX_BM              BATTERY FIXTURE INSPECT          Calendar period - annual        21         INS
-------------------------------------------------------------------------------------------------------------------------
INS_1F_ELS       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT        Calendar period - annual        21         ELEC
-------------------------------------------------------------------------------------------------------------------------
RM_1051            ELDIST_A                  ELECTRICAL ROOM             Calendar period - annual        20          RM
-------------------------------------------------------------------------------------------------------------------------
INS_2A_BFIX        BFIX_BM              BATTERY FIXTURE INSPECT          Calendar period - annual        17         INS
-------------------------------------------------------------------------------------------------------------------------
INS_1E_ELS       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT        Calendar period - annual        17         ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_1D_BFIX        BFIX_BM              BATTERY FIXTURE INSPECT          Calendar period - annual        13         INS
-------------------------------------------------------------------------------------------------------------------------
INS_1D_ELS       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT        Calendar period - annual        13         ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1         HEPA_10K_Q           CLASS 10,000 HEPA INSPECT        Calendar period - quarterly     12         INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1         HEPA_10K_Q           CLASS 10,000 HEPA INSPECT        Calendar period - quarterly     12         INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1         HEPA_10Q               CLASS 10 HEPA INSPECT          Calendar period - quarterly     12         INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1         HEPA_10Q               CLASS 10 HEPA INSPECT          Calendar period - quarterly     12         INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1         HEPA_1K_Q             CLASS 1,000 HEPA INSPECT        Calendar period - quarterly     12         INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1         HEPA_1K_Q             CLASS 1,000 HEPA INSPECT        Calendar period - quarterly     12         INS
-------------------------------------------------------------------------------------------------------------------------
INS_1C_BFIX        BFIX_BM               BATTERY FIXTURE INSPECT         Calendar period - annual         9         INS
-------------------------------------------------------------------------------------------------------------------------
INS_1C_ELS       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT        Calendar period - annual         9         ELEC
-------------------------------------------------------------------------------------------------------------------------
EF2_300             EF_M                  IN-LINE CABINET FAN            Calendar period - quarterly      9         HVAC
-------------------------------------------------------------------------------------------------------------------------
EF9_300             EF_M                  IN-LINE CABINET FAN            Calendar period - quarterly      9         HVAC
-------------------------------------------------------------------------------------------------------------------------
EF1_300             EF_M                      UTILITY FAN                Calendar period - quarterly      9         HVAC
-------------------------------------------------------------------------------------------------------------------------
EF5_300             EF_M                     ROOF EXHAUSTER              Calendar period - quarterly      9         HVAC
-------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 1                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------------------------------------

TAGNUMBER             PM #                EQUIPMENT DESCRIPTION             CALENDAR FREQUENCY          WEEK        SYSTEM

--------------------------------------------------------------------------------------------------------------------------
<S>              <C>                    <C>                              <C>                            <C>         <C>
EF3_300               EF_M                    ROOF EXHAUSTER             Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF6_300               EF_M                 IN-LINE CABINET FAN           Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF2_2C_653            EF_M                GREENCHECK EXHAUST FAN         Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF8_300               EF_M                    ROOF EXHAUSTER             Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF4_300               EF_M                    ROOF EXHAUSTER             Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF1_2C_652            EF_M                GREENCHECK EXHAUST FAN         Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF3_2C_654            EF_M                GREENCHECK EXHAUST FAN         Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF4_2C_655            EF_M                GREENCHECK EXHAUST FAN         Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF5_2C_656            EF_M                GREENCHECK EXHAUST FAN         Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF6_2C_657            EF_M                GREENCHECK EXHAUST FAN         Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF7_2C_658            EF_M                GREENCHECK EXHAUST FAN         Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF8_2C_659            EF_M                GREENCHECK EXHAUST FAN         Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF9_2C_660            EF_M                GREENCHECK EXHAUST FAN         Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
EF7_300               EF_M                    ROOF EXHAUSTER             Calendar period - quarterly      9          HVAC
--------------------------------------------------------------------------------------------------------------------------
RM_1114             ELDIST_A             CHILLER/MECHANICAL ROOM           Calendar period - annual       8           RM
--------------------------------------------------------------------------------------------------------------------------
COMP2_300          AIRCOMPS_S             AIR COMP. W/AFTER COOL         Calendar period - semiannual     7          HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP1_300          AIRCOMPS_S             AIR COMP. W/AFTER COOL         Calendar period - semiannual     7          HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP1_637          AIRCOMPS_S                  APLAS COPCO               Calendar period - semiannual     7         PLUMB
--------------------------------------------------------------------------------------------------------------------------
FCU2-24_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-14_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-17_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-19_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-20_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-21_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-12_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-23_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-33_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-13_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-16_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-34_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-25_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-26_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-27_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-28_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-29_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-30_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-31_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-32_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-22_2B_        FANCOIL_S               TRANE FAN COIL UNIT           Calendar period - semiannual     6          HVAC
--------------------------------------------------------------------------------------------------------------------------
PMP_CWPC1           PUMPS_Q              CLEAN ROOM CHILLED WATER        Calendar period - quarterly      6          HVAC
--------------------------------------------------------------------------------------------------------------------------
INS_1B_BFIX         BFIX_BM               BATTERY FIXTURE INSPECT          Calendar period - annual       5          INS
--------------------------------------------------------------------------------------------------------------------------
INS_1B_ELS       ELECSAFETY_M           ELECTRICAL SAFETY INSPECT          Calendar period - annual       5          ELEC
--------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 2                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
-----------------------------------------------------------------------------------------------------------------------------

TAGNUMBER           PM #                EQUIPMENT DESCRIPTION            CALENDAR FREQUENCY              WEEK          SYSTEM

-----------------------------------------------------------------------------------------------------------------------------
<S>               <C>                  <C>                            <C>                                <C>           <C>
CT2_300            EVAP_S                   COOLING TOWER2            Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
CT1_1B_642         EVAP_S                EVAPCO COOLING TOWER         Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
CT1_300            EVAP_S                  COOLING TOWER 1            Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-2_2A_5       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-5_2A_6       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-6A_2A        FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-1_2A_5       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-11_2A_       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-4B_2A        FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-4A_2A        FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-6B_2A_       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-10_2A_       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-9_2A_6       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-8_2A_6       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-7_2A_6       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-3_2A_6       FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_10         EVAP_BM                   EVAP COOLERS              Calendar period - bimonthly         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_10         EVAP_BM                   EVAP COOLERS              Calendar period - bimonthly         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_10         EVAP_BM                   EVAP COOLERS              Calendar period - bimonthly         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_10         EVAP_BM                   EVAP COOLERS              Calendar period - bimonthly         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_11         EVAP_BM                   EVAP COOLERS              Calendar period - bimonthly         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP1_300          EVAP_BM               EVAPORATIVE COLLER 1          Calendar period - bimonthly         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_11         EVAP_BM                   EVAP COOLERS              Calendar period - bimonthly         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP2_300          EVAP_BM              EVAPORATIVE COOLER 2           Calendar period - bimonthly         5            HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_CHP-1          PUMPS_Q             BELL & GOSSETT C.W. PUMP        Calendar period - quarterly         4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_SCHP-          PUMPS_Q             BELL & GOSSETT C.W. PUMP        Calendar period - quarterly         4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
PMP_CWPC1          PUMPS_Q             CLEAN ROOM CHILLED WATER        Calendar period - quarterly         4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_CTP-2_         PUMPS_Q             BELL & GOSSETT C.W. PUMP        Calendar period - quarterly         4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_CHP-2          PUMPS_Q             BELL & GOSSETT C.W. PUMP        Calendar period - quarterly         4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_SCHP-          PUMPS_Q             BELL & GOSSETT C.W. PUMP        Calendar period - quarterly         4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_CTP-1_         PUMPS_Q             BELL & GOSSETT C.W. PUMP        Calendar period - quarterly         4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
CT2_1B_643         EVAP_BM               EVAPCO COOLING TOWER          Calendar period - bimonthly         4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
HWH_2_617         H20HTRS_M             A O SMITH WATER HEATER          Calendar period - monthly          4           PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH_4_619         H20HTRS_M             A O SMITH WATER HEATER          Calendar period - monthly          4           PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH_1_616         H20HTRS_M             A O SMITH WATER HEATER          Calendar period - monthly          4           PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH_3_618         H20HTRS_M             A O SMITH WATER HEATER          Calendar period - monthly          4           PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH2_300          H20HTRS_M               HOT WATER HEATER 2            Calendar period - monthly          4           PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH1_300          H20HTRS_M               HOT WATER HEATER 1            Calendar period - monthly          4           PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HE1_300           HEXCHG_M             HEAT X - PLATE AND FRAME         Calendar period - monthly          4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
HEX1_1B_64        HEXCHG_M             ALFA LEVEL HEAT EXCHANGER        Calendar period - monthly          4            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU1-21_1C        FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         3            HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU1-26A_1        FANCOIL_S              TRANE FAN COIL UNIT          Calendar period - semiannual         3            HVAC
-----------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 3                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
------------------------------------------------------------------------------------------------------------------

TAGNUMBER             PM #           EQUIPMENT DESCRIPTION            CALENDER FREQUENCY          WEEK      SYSTEM

------------------------------------------------------------------------------------------------------------------
<S>             <C>                <C>                            <C>                             <C>       <C>
FCU1-18_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-20_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-38_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-23_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-17_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-24A_1         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-28_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-37B_1         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-22_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-30_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-29_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-24B_1         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-40_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-26B_1         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-27_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-16_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-25_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-19_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-37A_1         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-39_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-15_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-14_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-13_1C         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      3        HVAC
------------------------------------------------------------------------------------------------------------------
INS_HTRS_Q       INS_HEATERS_Q          PLENUM HEATERS            Calender period - quarterly       3        ELEC
------------------------------------------------------------------------------------------------------------------
INS_RES_BM        INS_RES_BM       RESTROOM ZONE INSPECTION       Calender period - bimonthly       3         INS
------------------------------------------------------------------------------------------------------------------
INS_RES_BM      INS_RES_BM_300           RESTROOM INSP            Calender period - bimonthly       3         INS
------------------------------------------------------------------------------------------------------------------
TM_715               TU_SA                ICE MACHINE             Calender period - bimonthly       3        HVAC
------------------------------------------------------------------------------------------------------------------
INS_GRNDS_        INS_GRNDS_M         GROUNDS INSPECTION          Calender period - monthly         3         INS
------------------------------------------------------------------------------------------------------------------
INS_VEH_M          INS_VECH_M         CHECK RENTAL VEHICLES       Calender period - monthly         3         INS
------------------------------------------------------------------------------------------------------------------
MN_1107              MON_M              REFRIG MONITOR            Calender period - monthly         3        HVAC
------------------------------------------------------------------------------------------------------------------
ELEC_1A_53         PORTGEN_M          HONDA 5KW GENERATOR         Calender period - monthly         3        ELEC
------------------------------------------------------------------------------------------------------------------
RM_1116            ELDIST_A          MAIN ELECTRICAL ROOM         Calender period - annual          2         RM
------------------------------------------------------------------------------------------------------------------
CT2_1B_643          EVAP_S           EVAPCO COOLING TOWER         Calender period - semiannual      2        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-31A_1         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      2        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-34_1B_        FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      2        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-33_1B_        FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      2        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-36_1B_        FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      2        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-35_1B_        FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      2        HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-31B_1         FANCOIL_S          TRANE FAN COIL UNIT         Calender period - semiannual      2        HVAC
------------------------------------------------------------------------------------------------------------------
AHU7_300           AHROOF_BI              AIR HANDLER             Calender period - bimonthly       2        HVAC
------------------------------------------------------------------------------------------------------------------
AHU8_2C_66         AHROOF_BI          McQUAY AIR HANDLER          Calender period - bimonthly       2        HVAC
------------------------------------------------------------------------------------------------------------------
AHU6_2C_66         AHROOF_BI          McQUAY AIR HANDLER          Calender period - bimonthly       2        HVAC
------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 4                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
----------------------------------------------------------------------------------------------------------------------------

TAGNUMBER               PM #           EQUIPMENT DESCRIPTION               CALENDAR FREQUENCY            WEEK         SYSTEM

----------------------------------------------------------------------------------------------------------------------------
<S>               <C>                 <C>                              <C>                               <C>          <C>
AHU9_2C_66            AHROOF_BI          McQUAY AIR HANDLER            Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU1_300              AHROOF_BI              AIR HANDLER               Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHUC1_IN_6            AHROOF_BI         HEATCRAFT AIR HANDLER          Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHUCMU1_I             AHROOF_BI         HEATCRAFT AIR HANDLER          Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU5_300              AHROOF_BI              AIR HANDLER               Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHUC2_IN_6            AHROOF_BI         HEATCRAFT AIR HANDLER          Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU4_2C_66            AHROOF_BI          McQUAY AIR HANDLER            Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU1_2C_66            AHROOF_BI          McQUAY AIR HANDLER            Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU2_300              AHROOF_BI              AIR HANDLER               Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU2_2C_66            AHROOF_BI          McQUAY AIR HANDLER            Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU6_300              AHROOF_BI              AIR HANDLER               Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU3_300              AHROOF_BI              AIR HANDLER               Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU3_2C_66            AHROOF_BI          McQUAY AIR HANDLER            Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU4_300              AHROOF_BI              AIR HANDLER               Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHUC3_IN_6            AHROOF_BI         HEATCRAFT AIR HANDLER          Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU10_2C_6            AHROOF_BI          McQUAY AIR HANDLER            Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHC1_IN_6             EDH_BM           ELECTRIC DUCT HEATER           Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHC2_IN_6             EDH_BM           ELECTRIC DUCT HEATER           Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHC3_IN_6             EDH_BM           ELECTRIC DUCT HEATER           Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHC4_IN_6             EDH_BM           ELECTRIC DUCT HEATER           Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHUC1_IN_             EDHU_BM        ELECTRIC DUCT HUMIDIFIER         Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
TM_716                  TU_SA                ICE MACHINE               Calendar period - bimonthly         2           HVAC
----------------------------------------------------------------------------------------------------------------------------
CHLR2_300              CHILL_M           CENTRIFUGAL CHILLER           Calendar period - monthly           2           HVAC
----------------------------------------------------------------------------------------------------------------------------
CHLR1_300              CHILL_M           CENTRIFUGAL CHILLER           Calendar period - monthly           2           HVAC
----------------------------------------------------------------------------------------------------------------------------
CH2_1B_641             CHILL_M             McQUAY CHILLER              Calendar period - monthly           2           HVAC
----------------------------------------------------------------------------------------------------------------------------
CH1_1B_640             CHILL_M             McQUAY CHILLER              Calendar period - monthly           2           HVAC
----------------------------------------------------------------------------------------------------------------------------
INS_CUB_M             INS_CUB_M          CUBICAL INSPECTION            Calendar period - monthly           2           INS
----------------------------------------------------------------------------------------------------------------------------
INS_DOOR_            INS_DOORS_M           DOOR INSPECTION             Calendar period - monthly           2           INS
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8         PUMP_DI_WILDEN_Q          P104X-FER PUMP             Calendar period - monthly           2            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8         PUMP_DI_WILDEN_Q          PAD SUMP PUMP              Calendar period - monthly           2            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8         PUMP_DI_WILDEN_Q         P107 PRESS PUMP             Calendar period - monthly           2            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8         PUMP_DI_WILDEN_Q         P106 X-FER PUMP             Calendar period - monthly           2            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8         PUMP_DI_WILDEN_Q         P102 X-FER PUMP             Calendar period - monthly           2            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8         PUMP_DI_WILDEN_Q         P103 X-FER PUMP             Calendar period - monthly           2            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8         PUMP_DI_WILDEN_Q         P105 X-FER PUMP             Calendar period - monthly           2            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8         PUMP_DI_WILDEN_Q          PT SUMP PUMP               Calendar period - monthly           2            DI
----------------------------------------------------------------------------------------------------------------------------
SC_2C_711              SCRUB_M                SCRUBBER                 Calendar period - monthly           2           HVAC
----------------------------------------------------------------------------------------------------------------------------
VAC_VP1_63           VACPUMPS_M           NASH VACCUM PUMP             Calendar period - monthly           2          PLUMB
----------------------------------------------------------------------------------------------------------------------------
INS_OUT_M3            INS_OUT_M                                        Calendar period - monthly           1           INS
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8          PUMP_DI_PUMPS_M             HF PUMP                 Calendar period - monthly           1            DI
----------------------------------------------------------------------------------------------------------------------------
INS_CONF_          INS_CONF_M 7406                                     Calendar period - monthly           1           INS
----------------------------------------------------------------------------------------------------------------------------
INS_ROOF_            INS_ROOF_M                                        Calendar period - monthly           1           INS
----------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 5                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
-----------------------------------------------------------------------------------------------------------------------------------

TAGNUMBER                   PM #                  EQUIPMENT DESCRIPTION             CALENDER FREQUENCY          WEEK        SYSTEM

-----------------------------------------------------------------------------------------------------------------------------------
<S>                  <C>                        <C>                            <C>                              <C>         <C>
INS_COR_W                INS_COR_W                                             Calender period - weekly          1           INS
-----------------------------------------------------------------------------------------------------------------------------------
INS_OUTSID           INS_OUTSIDE_W 7406                                        Calender period - weekly          1           INS
-----------------------------------------------------------------------------------------------------------------------------------
INS_REST_               INS_REST_W                                             Calender period - weekly          1           INS
-----------------------------------------------------------------------------------------------------------------------------------
CH1_1B_640               ACHILL_A                    McQUAY CHILLER            Calender period - annual          1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CHLR2_300                 CHILL_A                 CENTRIFUGAL CHILLER          Calender period - annual          1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CHLR1_301                 CHILL_A                 CENTRIFUGAL CHILLER          Calender period - annual          1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CH2_1B_641                CHILL_A                    McQUAY CHILLER            Calender period - annual          1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
INS_COPIER               COPIERS_M                      COPIERS                Calender period - annual          1           RM
-----------------------------------------------------------------------------------------------------------------------------------
INS_1A_ELS              ELECSAFETY_M            ELECTRICAL SAFETY INSPECT      Calender period - annual          1          ELEC
-----------------------------------------------------------------------------------------------------------------------------------
INS_ELSFTY              ELECSAFETY_M            ELECTRICAL SAFETY INSPECT             Selected weeks             0          ELEC
-----------------------------------------------------------------------------------------------------------------------------------
CHLR1_300                 ACHILL_S                 CENTRIFUGAL CHILLER         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CH1_1B_640                ACHILL_S                    McQUAY CHILLER           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CHLR2_300                 ACHILL_S                 CENTRIFUGAL CHILLER         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CH2_1B_641                ACHILL_S                    McQUAY CHILLER           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU40_300                FANCOIL_S                  FAN COIL UNIT 40           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU31_300                FANCOIL_S                  FAN COIL UNIT 31           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU49_300                FANCOIL_S                  FAN COIL UNIT 49           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU51_300                FANCOIL_S                  FAN COIL UNIT 51           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU44_300                FANCOIL_S                  FAN COIL UNIT 44           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU43_300                FANCOIL_S                  FAN COIL UNIT 43           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU42_300                FANCOIL_S                  FAN COIL UNIT 42           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU45_300                FANCOIL_S                  FAN COIL UNIT 45           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU46_300                FANCOIL_S                  FAN COIL UNIT 46           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU48_300                FANCOIL_S                  FAN COIL UNIT 48           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU10_300                FANCOIL_S                  FAN COIL UNIT 10           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU4_300                 FANCOIL_S                  FAN COIL UNIT 4            Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU39_300                FANCOIL_S                  FAN COIL UNIT 39           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU50_300                FANCOIL_S                  FAN COIL UNIT 50           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-7A_1A               FANCOIL_S                 TRANE FAN COIL UNIT         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU47_300                FANCOIL_S                  FAN COIL UNIT 47           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-5_1A_5              FANCOIL_S                 TRANE FAN COIL UNIT         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU20_300                FANCOIL_S                  FAN COIL UNIT 20           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU25_300                FANCOIL_S                  FAN COIL UNIT 25           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-10_1A_              FANCOIL_S                 TRANE FAN COIL UNIT         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-11_1A_              FANCOIL_S                 TRANE FAN COIL UNIT         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-2_1A_5              FANCOIL_S                 TRANE FAN COIL UNIT         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-1_1A_5              FANCOIL_S                 TRANE FAN COIL UNIT         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-4_1A_5              FANCOIL_S                 TRANE FAN COIL UNIT         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU38_300                FANCOIL_S                  FAN COIL UNIT 38           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-6_1A_5              FANCOIL_S                 TRANE FAN COIL UNIT         Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU41_300                FANCOIL_S                  FAN COIL UNIT 41           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU32_300                FANCOIL_S                  FAN COIL UNIT 32           Calender period - Semiannual      1          HVAC
-----------------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 6                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
---------------------------------------------------------------------------------------------------------------------------

TAGNUMBER               PM #         EQUIPMENT DESCRIPTION            CALENDAR FREQUENCY                WEEK        SYSTEM

---------------------------------------------------------------------------------------------------------------------------
<S>                   <C>             <C>                           <C>                                  <C>         <C>
FCU28_300             FANCOIL_S         FAN COIL UNIT 28            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU34_300             FANCOIL_S         FAN COIL UNIT 34            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU35_300             FANCOIL_S         FAN COIL UNIT 35            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU36_300             FANCOIL_S         FAN COIL UNIT 36            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU37_300             FANCOIL_S         FAN COIL UNIT 37            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU1-3_1A_5           FANCOIL_S        TRANE FAN COIL UNIT          Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU6_300              FANCOIL_S         FAN COIL UNIT 6             Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU5_300              FANCOIL_S         FAN COIL UNIT 5             Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU52_300             FANCOIL_S         FAN COIL UNIT 52            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU7_300              FANCOIL_S         FAN COIL UNIT 7             Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU53_300             FANCOIL_S         FAN COIL UNIT 53            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU55_300             FANCOIL_S         FAN COIL UNIT 55            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU57_300             FANCOIL_S         FAN COIL UNIT 57            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU19_300             FANCOIL_S         FAN COIL UNIT 19            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU59_300             FANCOIL_S         FAN COIL UNIT 59            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU54_300             FANCOIL_S         FAN COIL UNIT 54            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU61_300             FANCOIL_S         FAN COIL UNIT 61            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU8_300              FANCOIL_S         FAN COIL UNIT 8             Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU9_300              FANCOIL_S         FAN COIL UNIT 9             Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU60_300             FANCOIL_S         FAN COIL UNIT 60            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU11_300             FANCOIL_S         FAN COIL UNIT 11            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU1-9_1A_5           FANCOIL_S        TRANE FAN COIL UNIT          Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU23_300             FANCOIL_S         FAN COIL UNIT 23            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU1_300              FANCOIL_S         FAN COIL UNIT 1             Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU3_300              FANCOIL_S         FAN COIL UNIT 3             Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU58_300             FANCOIL_S         FAN COIL UNIT 58            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU18_300             FANCOIL_S         FAN COIL UNIT 18            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU26_300             FANCOIL_S         FAN COIL UNIT 26            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU24_300             FANCOIL_S         FAN COIL UNIT 24            Calendar period - semiannual           1          HVAC
--------------------------------------------------------------------------------------------------------- -----------------
FCU1-7B_1A            FANCOIL_S        TRANE FAN COIL UNIT          Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU22_300             FANCOIL_S         FAN COIL UNIT 22            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU21_300             FANCOIL_S         FAN COIL UNIT 21            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU27_300             FANCOIL_S         FAN COIL UNIT 27            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU2_300              FANCOIL_S         FAN COIL UNIT 2             Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU33_300             FANCOIL_S         FAN COIL UNIT 33            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU56_300             FANCOIL_S         FAN COIL UNIT 56            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU17_300             FANCOIL_S         FAN COIL UNIT 17            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU16_300             FANCOIL_S         FAN COIL UNIT 16            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU15_300             FANCOIL_S         FAN COIL UNIT 15            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU14_300             FANCOIL_S         FAN COIL UNIT 14            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU13_300             FANCOIL_S         FAN COIL UNIT 13            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU12_300             FANCOIL_S         FAN COIL UNIT 12            Calendar period - semiannual           1          HVAC
---------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 7                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
----------------------------------------------------------------------------------------------------------------------------

TAGNUMBER              PM #               EQUIPMENT DESCRIPTION              CALENDAR FREQUENCY          WEEK         SYSTEM

----------------------------------------------------------------------------------------------------------------------------
<S>              <C>                    <C>                              <C>                             <C>          <C>
FCU30_300           FANCOIL_S               FAN COIL UNIT 30             Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
FCU29_300           FANCOIL_S               FAN COIL UNIT 29             Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH2_300          KATH_300_SA                  KATHABAR                 Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH5_300          KATH_300_SA                  KATHABAR                 Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH4_300          KATH_300_SA                  KATHABAR                 Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH1_300          KATH_300_SA                  KATHABAR                 Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH3_300          KATH_300_SA                  KATHABAR                 Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-1_1D_67           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU10-3_1D_6           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-4_1D_67           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU10-1_1D_6           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-2_1D_67           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU7-1_1D_67           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU6-4_1D_67           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU9-3_1D_68           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU6-3_1D_67           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU6-2_1D_67           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU10-4_1D_6           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-6_1D_68           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-7_1D_68           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU9-4_1D_68           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU10-2_1D_6           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-3_1D_67           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-5_1D_68           TU_SA                   TRANE VAV BOX              Calendar period - semiannual      1           HVAC
----------------------------------------------------------------------------------------------------------------------------
CH1_1B_640          ACHILL_Q                McQUAY CHILLER               Calendar period - quarterly       1           HVAC
----------------------------------------------------------------------------------------------------------------------------
CHLR2_300           CHILL_Q               CENTRIFUGAL CHILLER            Calendar period - quarterly       1           HVAC
----------------------------------------------------------------------------------------------------------------------------
CHLR1_300           CHILL_Q               CENTRIFUGAL CHILLER            Calendar period - quarterly       1           HVAC
----------------------------------------------------------------------------------------------------------------------------
CH2_1B_641          CHILL_Q                 McQUAY CHILLER               Calendar period - quarterly       1           HVAC
----------------------------------------------------------------------------------------------------------------------------
INS_MCC_Q           ELEC_MCC_Q             QUARTERLY MCC INSP            Calendar period - quarterly       1           ELEC
----------------------------------------------------------------------------------------------------------------------------
FA_1C_532             FAI_Q                 FIRE ALARM PANEL             Calendar period - quarterly       1           FIRE
----------------------------------------------------------------------------------------------------------------------------
FA_1_300              FAI_Q                 FIRE ALARM PANEL             Calendar period - quarterly       1           FIRE
----------------------------------------------------------------------------------------------------------------------------
FCU2-31A_2          FANCOIL_M              TRANE FAN COIL UNIT                 Selected weeks              0           HVAC
----------------------------------------------------------------------------------------------------------------------------
INS_CONF_Q          INS_CONF_Q            CONFERENCE ROOM ZONE           Calendar period - quarterly       1            INS
----------------------------------------------------------------------------------------------------------------------------
PMP_IE_819       PUMP_DI_PUMPS_M                   UV                    Calendar period - quarterly       1            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_86       PUMP_DI_WILDEN_Q           SLURRY WASTE PUMP            Calendar period - quarterly       1            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_86       PUMP_DI_WILDEN_Q           SLURRY WASTE PUMP            Calendar period - quarterly       1            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_85       PUMP_DI_WILDEN_Q       BM CALCIUM CHLORIDE PUMP         Calendar period - quarterly       1            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_84       PUMP_DI_WILDEN_Q         CLARIFIER SLUDGE PUMP          Calendar period - quarterly       1            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_87       PUMP_DI_WILDEN_Q       ALUM. WASTE LIFT STA PUMP        Calendar period - quarterly       1            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_87       PUMP_DI_WILDEN_Q       ALUM. WASTE LIFT STA PUMP        Calendar period - quarterly       1            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_84       PUMP_DI_WILDEN_Q            BM DECANT. PUMP             Calendar period - quarterly       1            DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_86       PUMP_DI_WILDEN_Q          ALUMINUM WASTE PUMP           Calendar period - quarterly       1            DI
----------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 8                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------------------------------

TAGNUMBER              PM #            EQUIPMENT DESCRIPTION         CALENDAR FREQUENCY            WEEK        SYSTEM

--------------------------------------------------------------------------------------------------------------------
<S>              <C>                  <C>                        <C>                              <C>          <C>
PMP_300_84       PUMP_DI_WILDEN_Q          BM POLYMER PUMP       Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_85       PUMP_DI_WILDEN_Q            BM PAC PUMP         Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_86       PUMP_DI_WILDEN_Q         METALS WASTE PUMP      Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84       PUMP_DI_WILDEN_Q         SLUDGE PRESS PUMP      Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_86       PUMP_DI_WILDEN_Q           PIT SUMP PUMP        Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_86       PUMP_DI_WILDEN_Q           WT SUMP PUMP         Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84       PUMP_DI_WILDEN_Q         CENTRAL SUMP PUMP      Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84       PUMP_DI_WILDEN_Q       CLARIFIER SLUDGE PUMP    Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84       PUMP_DI_WILDEN_Q          SAT DECANT. PUMP      Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84       PUMP_DI_WILDEN_Q          BM SLUDGE PUMP        Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_85       PUMP_DI_WILDEN_Q           BM NaOH PUMP         Calendar period - quarterly        1            DI
--------------------------------------------------------------------------------------------------------------------
SCHWP1_30             PUMPS_Q          SEC. CHILLED WATER PUMP   Calendar period - quarterly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
PCHWP4_30             PUMPS_Q         PRIM. CHILLED WATER PUMP   Calendar period - quarterly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
SCHWP2_30             PUMPS_Q          SEC. CHILLED WATER PUMP   Calendar period - quarterly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
PMP_CWP1_             PUMPS_Q           CONDENSER WATER PUMP 1   Calendar period - quarterly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
PMP_CWP2_             PUMPS_Q           CONDENSER WATER PUMP 2   Calendar period - quarterly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
PMP_VP1_30            PUMPS_Q               VACUUM PUMP 1        Calendar period - quarterly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
PMP_VP2_30            PUMPS_Q               VACUUM PUMP 2        Calendar period - quarterly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
PCHWP3_30             PUMPS_Q          PRIM.CHILLED WATER PUMP   Calendar period - quarterly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
INS_UPS_Q              UPS_Q              BATTERY BACK-UPS       Calendar period - quarterly        1           ELEC
--------------------------------------------------------------------------------------------------------------------
RAH5_300             AHROOF_BI          RECIRC AIR HANDLER LH    Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
RAH8_300             AHROOF_BI          RECIRC AIR HANDLER LH    Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
RAH2_300             AHROOF_BI          RECIRC AIR HANDLER RH    Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
RAH6_300             AHROOF_BI          RECIRC AIR HANDLER RH    Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
RAH4_300             AHROOF_BI          RECIRC AIR HANDLER LH    Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
RAH3_300             AHROOF_BI          RECIRC AIR HANDLER RH    Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
RAH1_300             AHROOF_BI          RECIRC AIR HANDLER LH    Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
RAH7_300             AHROOF_BI          RECIRC AIR HANDLER LH    Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE7_300             EDH_BM            ELECTRIC DUCT HEATER     Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE6_300             EDH_BM            ELECTRIC DUCT HEATER     Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE4_300             EDH_BM            ELECTRIC DUCT HEATER     Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE3_300             EDH_BM            ELECTRIC DUCT HEATER     Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE5_300             EDH_BM            ELECTRIC DUCT HEATER     Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE2_300             EDH_BM            ELECTRIC DUCT HEATER     Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE1_300             EDH_BM            ELECTRIC DUCT HEATER     Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
CT1_300               EVAP_BM              COOLING TOWER 1       Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
CT2_300               EVAP_BM              COOLING TOWER 2       Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
CT1_IB_642            EVAP_BM           EVAPCO COOLING TOWER     Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
KATH1_300           KATH_300_BM               KATHABAR           Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
KATH3_300           KATH_300_BM               KATHABAR           Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
KATH5_300           KATH_300_BM               KATHABAR           Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
KATH4_300           KATH_300_BM               KATHABAR           Calendar period - bimonthly        1           HVAC
--------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 9                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------------------------------------

TAGNUMBER                 PM #                 EQUIPMENT DESCRIPTION             CALENDAR FREQUENCY      WEEK      SYSTEM

--------------------------------------------------------------------------------------------------------------------------
<S>                <C>                       <C>                             <C>                         <C>       <C>
KATH2_300             KATH_300_BM                    KATHABAR                Calendar period - bimonthly   1         HVAC
--------------------------------------------------------------------------------------------------------------------------
CHC1_2C_69             ACHILL_M                  CHANDLER CHILLER            Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
AIR_COMPR             AIRCOMPS_M                    15HP_KAESER              Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP2_300             AIRCOMPS_M              AIR COMP. W/ AFTER COOL        Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP1_300             AIRCOMPS_M              AIR COMP. W/ AFTER COOL        Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP1_638             AIRCOMPS_M                    APLAS COPCO              Calendar period - monthly     1         PLUMB
--------------------------------------------------------------------------------------------------------------------------
COMP1_637             AIRCOMPS_M                    APLAS COPCO              Calendar period - monthly     1         PLUMB
--------------------------------------------------------------------------------------------------------------------------
COMP1_639             AIRCOMPS_M                    APLAS COPCO              Calendar period - monthly     1         PLUMB
--------------------------------------------------------------------------------------------------------------------------
AC_UNIT_30            AIRCOND_BM              EATPUMP_FOR_SERVER_ROOM        Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
A\C_UNIT_30            AIRCOND_M              EATPUMP_FOR_SERVER_ROOM        Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
INS_1B_BFIX             BFIX_M                BATTERY FIXTURE INSPECT        Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_1A_BFIX             BFIX_M                BATTERY FIXTURE INSPECT        Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_1C_BFIX             BFIX_M                BATTERY FIXTURE INSPECT        Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_2A_BFIX             BFIX_M                BATTERY FIXTURE INSPECT        Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_2B_BFIX             BFIX_M                BATTERY FIXTURE INSPECT        Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_1D_BFIX             BFIX_M                BATTERY FIXTURE INSPECT        Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
ELEV2_300               ELEV_M                  ELEVATOR PASSENGER           Calendar period - monthly     1         ELEC
--------------------------------------------------------------------------------------------------------------------------
ELEV_1C_53              ELEV_M                     OTIS ELEVATOR             Calendar period - monthly     1         ELEC
--------------------------------------------------------------------------------------------------------------------------
ELEVF_300               ELEV_M                   ELEVATOR FREIGHT            Calendar period - monthly     1         ELEC
--------------------------------------------------------------------------------------------------------------------------
ELEV1_300               elev_m                  ELEVATOR PASSANGER           Calendar period - monthly     1         ELEC
--------------------------------------------------------------------------------------------------------------------------
ELEV_MS                 ELEV_MS                  SERVICE ELEVATOR            Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
ammonia exh             EXFAN_M                   ammonia exhaust            Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
CF2_300                FILTCK_M                 COELESCING FILTER 2          Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
FF2_300                FILTCK_M                    FINAL FILTER 2            Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
CF1_300                FILTCK_M                 COELESCING FILTER 1          Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
FF1_300                FILTCK_M                    FINAL FILTER 1            Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
AF1_300                FILTCK_M                    AFTER FILTER 1            Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
PF2_300                FILTCK_M                     PRE FILTER               Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
AF2_300                FILTCK_M                    AFTER FILTER 2            Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
PF1_300                FILTCK_M                     PRE FILTER               Calendar period - monthly     1         HVAC
--------------------------------------------------------------------------------------------------------------------------
INS_CEIL_M            INS_CEIL_M                CEILING INSPECTION           Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_COR_M              INS_COR_M                   CORRIDOR ZONE             Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_COR_M_             INS_COR_M                   CORRIDOR INSP             Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_ENTR_M            INS_ENTR_M                                             Calendar period - monthly     1          GR
--------------------------------------------------------------------------------------------------------------------------
INS_EYE/SH         INS_EYE/SHOWER_M           INSPECT EYEWASH/SHOWERS        Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_EYE/SH         INS_EYE/SHOWER_M           INSPECT EYEWASH/SHOWERS        Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_FDOOR            INS_FDOORS_M                   FIRE DOORS               Calendar period - monthly     1         ELEC
--------------------------------------------------------------------------------------------------------------------------
INS_FIRE_30          INS_FIREXT_M              FIRE EXTINGUISHER INSP        Calendar period - monthly     1         FIRE
--------------------------------------------------------------------------------------------------------------------------
INS_FIRE             INS_FIREXT_M                                            Calendar period - monthly     1         FIRE
--------------------------------------------------------------------------------------------------------------------------
INS_M_TRAP            INS_M_TRAPS            INSPEC TRAPS IN RESTROOMS       Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_OUT_M3             INS_OUT_M                                             Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
INS_OUT_M3             INS_OUT_M                                             Calendar period - monthly     1          INS
--------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                    PAGE 10                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
-------------------------------------------------------------------------------------------------------------------------

TAGNUMBER               PM #                EQUIPMENT DESCRIPTION            CALENDAR FREQUENCY       WEEK         SYSTEM

-------------------------------------------------------------------------------------------------------------------------
<S>                <C>                    <C>                            <C>                          <C>          <C>
INS_ROOF_            INS_ROOF_M                INSPECTION ROOF           Calendar period - monthly      1           INS
-------------------------------------------------------------------------------------------------------------------------
INS_SEC_30          INS_SEC_300M           SECURITY ZONE GEN. EQUIP      Calendar period - monthly      1           INS
-------------------------------------------------------------------------------------------------------------------------
INS_SEC_M             INS_SEC_M            SECURITY ZONE GEN. EQUIP      Calendar period - monthly      1           INS
-------------------------------------------------------------------------------------------------------------------------
KATH4_300            KATH_300_M                    KATHABAR              Calendar period - monthly      1           HVAC
-------------------------------------------------------------------------------------------------------------------------
KATH1_300            KATH_300_M                    KATHABAR              Calendar period - monthly      1           HVAC
-------------------------------------------------------------------------------------------------------------------------
KATH2_300            KATH_300_M                    KATHABAR              Calendar period - monthly      1           HVAC
-------------------------------------------------------------------------------------------------------------------------
KATH3_300            KATH_300_M                    KATHABAR              Calendar period - monthly      1           HVAC
-------------------------------------------------------------------------------------------------------------------------
KATH5_300            KATH_300_M                    KATHABAR              Calendar period - monthly      1           HVAC
-------------------------------------------------------------------------------------------------------------------------
INS_TIMER1         LIGHTS,TIMER_M           OUTSIDE LIGHTING TIMER       Calendar period - monthly      1           ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_1A_TIM         LIGHTS,TIMER_M           OUTSIDE LIGHTING TIMER       Calendar period - monthly      1           ELEC
-------------------------------------------------------------------------------------------------------------------------
PMP_1E_820            PMP_UV_M                        UV                 Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87         PUMP_DI_PUMPS_M         RECLAIM LIFT STATION PMP      Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87         PUMP_DI_PUMPS_M         RECLAIM LIFT STATION PMP      Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87         PUMP_DI_PUMPS_M           HF LIFT STATION PMP         Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88         PUMP_DI_PUMPS_M        METALS WASTE LIFT STA PMP      Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_86         PUMP_DI_PUMPS_M           INDUSTRIAL WASTE PUMP       Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
DI_300_868         PUMP_DI_PUMPS_M            HARDNESS ANALYZER          Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_82         PUMP_DI_PUMPS_M                BRINE PUMP             Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87         PUMP_DI_PUMPS_M        SLURRY WASTE LIFT STA PMP      Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_82         PUMP_DI_PUMPS_M             R O BOOSTER PUMP          Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83         PUMP_DI_PUMPS_M          SODIUM BISULFITE PUMP        Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
DI_300_869         PUMP_DI_PUMPS_M             SILICA ANALYZER           Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83         PUMP_DI_PUMPS_M            R.O. PRESSURE PUMP         Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88         PUMP_DI_PUMPS_M            EAST SUBLOOP PUMP          Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8          PUMP_DI_PUMPS_M             P101B X-FER PUMP          Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_1E_807         PUMP_DI_PUMPS_M          SM DI LOOP/W DIST PUMP       Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83         PUMP_DI_PUMPS_M            R.O. PRESSURE PUMP         Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83         PUMP_DI_PUMPS_M                  TOC UV               Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_85         PUMP_DI_PUMPS_M               HMR NAOH PUMP           Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_82         PUMP_DI_PUMPS_M              R.O. FEED PUMP           Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_85         PUMP_DI_PUMPS_M               HMR PAC PUMP            Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_1E_801         PUMP_DI_PUMPS_M            R.O. PRESSURE PUMP         Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87         PUMP_DI_PUMPS_M           HF LIFT STATION PMP         Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8          PUMP_DI_PUMPS_M             P101A X-FER PUMP          Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83         PUMP_DI_PUMPS_M                  TOC UV               Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_82         PUMP_DI_PUMPS_M           DI DISTRIBUTION PUMP        Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83         PUMP_DI_PUMPS_M             UV DISINFECTION           Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_1E_808         PUMP_DI_PUMPS_M         LG DI LOOP/SE PUMP DIST       Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_85         PUMP_DI_PUMPS_M               NS NAOH PUMP            Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88         PUMP_DI_PUMPS_M        METALS WASTE LIFT STA PMP      Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88         PUMP_DI_PUMPS_M             NE SUBLOOP PUMP           Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88         PUMP_DI_PUMPS_M            MAIN SUBLOOP PUMP          Calendar period - monthly      1            DI
-------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                     PAGE 11                           22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
-----------------------------------------------------------------------------------------------------------------------------

TAGNUMBER               PM #               EQUIPMENT DESCRIPTION              CALENDAR FREQUENCY            WEEK       SYSTEM

-----------------------------------------------------------------------------------------------------------------------------
<S>               <C>                   <C>                                <C>                              <C>        <C>
PMP_300_85        PUMP_DI_PUMPS_M            NS SULFURIC PUMP              Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_85        PUMP_DI_PUMPS_M        HMR SODIUM BISULFIT PUMP          Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_83        PUMP_DI_PUMPS_M            ANTI SCALANT PUMP             Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_87        PUMP_DI_PUMPS_M        SLURRY WASTE LIFT STA PMP         Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_86        PUMP_DI_PUMPS_M              HF WASTE PUMP               Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_84        PUMP_DI_PUMPS_M              CAUSTIC PUMP                Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_85        PUMP_DI_PUMPS_M         CLARIFIER POLYMER PUMP           Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_85        PUMP_DI_PUMPS_M            HMR SULFURIC PUMP             Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_87        PUMP_DI_PUMPS_M        IND. WASTE LIFT STAT PUMP         Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_87        PUMP_DI_PUMPS_M        IND. WASTE LIFT STAT PUMP         Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_83        PUMP_DI_PUMPS_M              CAUSTIC PUMP                Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_806        PUMP_DI_PUMPS_M       MAIN DI DISTRIBUTION PUMP          Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_84        PUMP_DI_PUMPS_M             CLEAR WELL PUMP              Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_83        PUMP_DI_PUMPS_M          SODIUM BISULFITE PUMP           Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_804        PUMP_DI_PUMPS_M          SMALL DI/NE DIST LOOP           Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_805        PUMP_DI_PUMPS_M          D.I. DISTRIBUTION PUMP          Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_803        PUMP_DI_PUMPS_M              R.O. FEED PUMP              Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_802        PUMP_DI_PUMPS_M              R.O. FEED PUMP              Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_82        PUMP_DI_PUMPS_M          DI DISTRIBUTION PUMP            Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_83        PUMP_DI_PUMPS_M            ANTI SCALANT PUMP             Calendar period - monthly         1            DI
-----------------------------------------------------------------------------------------------------------------------------
SOL.SCRUB_            SCRUB_M               CATALYTIC OXIDIZER             Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
AM.SCRUBB             SCRUB_M                 AMMONIA SCRUBBER             Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
SCR1_300              SCRUB_M               SCRUBBER#6 AMMONIA             Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
SCR3_300              SCRUB_M                SCRUBBER#4 ACID               Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
SCR2_300              SCRUB_M               SCRUBBER#5 AMMONIA             Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
SCR1_651              SCRUB_M                 VIRON SCRUBBER               Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
TM_714                 TU_SA                TRUE REFRIGERATOR              Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
TM_713                 TU_SA                   TRANE MAKEUP                Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
FTU9-3_1D_6            TU_SA              TRANE FAN TERMINAL UNIT          Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
FTU10-1_1D_            TU_SA              TRANE FAN TERMINAL UNIT          Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
TM_712                 TU_SA                   TRANE MAKEUP                Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
FTU10-3_1D_            TU_SA              TRANE FAN TERMINAL UNIT          Calendar period - monthly         1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
INS_COR_B           INS_COR_BW                 CORRIDOR ZONE               Calendar period - biweekly        1            INS
-----------------------------------------------------------------------------------------------------------------------------
INS_COR_B           INS_COR_BW                 CORRIDOR INSP               Calendar period - biweekly        1            INS
-----------------------------------------------------------------------------------------------------------------------------
AD_RAF1_63          AIRDRYERS_W               ZEKS AIR DRYER               Calendar period - weekly          1          PLUMB
-----------------------------------------------------------------------------------------------------------------------------
AD_2_631            AIRDRYERS_W               ZEKS AIR DRYER               Calendar period - weekly          1          PLUMB
-----------------------------------------------------------------------------------------------------------------------------
AD_1_630            AIRDRYERS_W               ZEKS AIR DRYER               Calendar period - weekly          1          PLUMB
-----------------------------------------------------------------------------------------------------------------------------
AL_1103              ALERTON_W                    ALERTON                  Calendar period - weekly          1           HVAC
-----------------------------------------------------------------------------------------------------------------------------
CARD_7406_            CARD_W              CARD ACCESS SYSTEM 7406          Calendar period - weekly          1           ELEC
-----------------------------------------------------------------------------------------------------------------------------
CARD_1_300            CARD_W                 CARD ACCESS SYSTEM            Calendar period - weekly          1           ELEC
-----------------------------------------------------------------------------------------------------------------------------
CARD_1C_53            CARD_W                 CARD ACCESS SYSTEM            Calendar period - weekly          1           ELEC
-----------------------------------------------------------------------------------------------------------------------------
CH1_1B_640           CHILL_WS                 McQUAY CHILLER               Calendar period - weekly          1           HVAC
---------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                    PAGE 12                            22-MAY-02
<PAGE>
<TABLE>
<CAPTION>
-------------------------------------------------------------------------------------------------------------------------------

TAGNUMBER              PM #                 EQUIPMENT DESCRIPTION           CALENDAR FREQUENCY           WEEK            SYSTEM

-------------------------------------------------------------------------------------------------------------------------------
<S>               <C>                     <C>                             <C>                            <C>             <C>
CHLR1_300           CHILL_WS                 CENTRIFUGAL CHILLER          Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
CH2_1B_641          CHILL_WS                    McQUAY CHILLER            Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
CHLR2_300           CHILL_WS                 CENTRIFUGAL CHILLER          Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
CWLAB_1E            CWTEST_W                    CITY WATER LAB            Calendar period - weekly        1                DI
-------------------------------------------------------------------------------------------------------------------------------
POND_1F_82          DI_POND_W                    BUILDING PONE            Calendar period - weekly        1                DI
-------------------------------------------------------------------------------------------------------------------------------
SOFTNER_1           DI_SOFTNER_W                 WATER SOFTNER            Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
ELEC_GEN_            ELECGEN                CATERPILLAR GENERATOR         Calendar period - weekly        1               ELEC
-------------------------------------------------------------------------------------------------------------------------------
GENIE_1A           GENIE_1A_W                GENIE PERSONNEL LIFT         Calendar period - weekly        1               ELEC
-------------------------------------------------------------------------------------------------------------------------------
HZ_1105               HZ_M                          HAZMAT                Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
INS_BREAK_         INS_BREAK_W                 BREAKROOMS INSP            Calendar period - weekly        1               INS
-------------------------------------------------------------------------------------------------------------------------------
INS_BREAK_         INS_BREAK_W              BREAKROOM ZONE INSP.          Calendar period - weekly        1               INS
-------------------------------------------------------------------------------------------------------------------------------
INS_CONF_          INS_CONF_W                CONF ROOM INSPECTION         Calendar period - weekly        1                RM
-------------------------------------------------------------------------------------------------------------------------------
INS_CONF_          INS_CONF_W                CONFERENCE ROOM INSP         Calendar period - weekly        1               INS
-------------------------------------------------------------------------------------------------------------------------------
INS_GRDS_          INS_GRND_W                     INSPECTION              Calendar period - weekly        1                GR
-------------------------------------------------------------------------------------------------------------------------------
INS_GRDS_          INS_GRND_W                     INSPECTION              Calendar period - weekly        1               INS
-------------------------------------------------------------------------------------------------------------------------------
INS_GRNDS_        INS_GRNDS_W             WEEKLY GROUNDS ZONE INSP.       Calendar period - weekly        1               INS
-------------------------------------------------------------------------------------------------------------------------------
INS_LIFT_D         INS_LIFT_D                   LIFTS, CRANES             Calendar period - weekly        1               LIFT
-------------------------------------------------------------------------------------------------------------------------------
INS_PLANTS        INS_PLANTS_W                      PLANTS                Calendar period - weekly        1                DI
-------------------------------------------------------------------------------------------------------------------------------
WA_305_110          INS_SCBA                   WATER TREATMENT            Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
SCBA                INS_SCBA                 UNIT 1-4 and CYL1-7          Calendar period - weekly        1               INS
-------------------------------------------------------------------------------------------------------------------------------
INS_SEC_30        INS_SEC_300W            SECURITY ZONE - CAMERAS         Calendar period - weekly        1               INS
-------------------------------------------------------------------------------------------------------------------------------
INS_SEC_W           INS_SEC_W             SECURITY ZONE - CAMERAS         Calendar period - weekly        1               INS
-------------------------------------------------------------------------------------------------------------------------------
JC_1106               JC_W                     JOHNSON CONTROLS           Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
NIT_1050           NITROGEN_W                  NITROGEN SYSTEM            Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
INS_POWER            PLINK_W              SQUARE D POWERLINK PANEL        Calendar period - weekly        1               ELEC
-------------------------------------------------------------------------------------------------------------------------------
RO3_1E_824          ROTEST_W                          RO                  Calendar period - weekly        1                DI
-------------------------------------------------------------------------------------------------------------------------------
RO2_1E_801          ROTEST_W                         R.O.                 Calendar period - weekly        1                DI
-------------------------------------------------------------------------------------------------------------------------------
TM_717                TU_SA                      VACUUM PUMP              Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
WA_305_110            WT_W                     WATER TREATMENT            Calendar period - weekly        1               HVAC
-------------------------------------------------------------------------------------------------------------------------------
</TABLE>

                                    PAGE 13                            22-MAY-02

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00047-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00047-of-00352.parquet"}]]