Document:

<PAGE>

                                                                    Exhibit 10.9

                                LEASE AGREEMENT

                                    BETWEEN

                PRENTISS PROPERTIES ACQUISITION PARTNERS, L.P.,
                        a Delaware limited partnership

                                  (Landlord)

                                      AND

                   INTERACTIVE COUPON MARKETING GROUP, INC.,
                            a Michigan corporation

                                   (Tenant)

                               O'Hare Plaza II
                            8755 West Higgins Road
                               Chicago, Illinois

                           Dated: February 24, 1997
                                 ------------
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Section                                                                 Page
-------                                                                 ----

21 SECURITY DEPOSIT ....................................................  33
22 BROKERAGE ...........................................................  34
23 OBSERVANCE OF RULES AND REGULATIONS .................................  34
24 NOTICES .............................................................  34
25 MISCELLANEOUS .......................................................  35
26 SUBSTITUTION SPACE ..................................................  39
27 OTHER DEFINITIONS ...................................................  41
28 CANCELLATION ........................................................  42

                                       ii
<PAGE>

                              EXHIBITS AND RIDERS
                              -------------------

     The following Exhibits are attached hereto and by this reference made a
part of this Lease:

EXHIBIT A    -    FLOOR PLAN OF THE PREMISES

EXHIBIT B    -    THE LAND

EXHIBIT C    -    BASE RENT SCHEDULE

EXHIBIT D    -    RULES AND REGULATIONS

EXHIBIT E    -    INTENTIONALLY OMITTED

EXHIBIT F    -    FORM OF COMMENCEMENT NOTICE

                                      iii
<PAGE>

                            INDEX OF DEFINED TERMS
                            ----------------------

     Definitions of certain terms used in this Lease are found in the following
sections:

TERM                                                      LOCATION OF DEFINITION
----                                                      ----------------------

Additional Rent                                                     Section 1.1N
Bankruptcy Code                                                      Section 8.6
Base Rent                                                           Section 1.1M
Basic Lease Information and Certain Definitions                        Article 1
Broker                                                              Section 1.1W
Building                                                            Section 1.1B
Building Standard                                                     Article 27
Business Days                                                         Article 27
Central                                                               Article 27
Commencement Date                                                   Section 1.1F
Common Areas                                                          Article 27
days                                                                  Article 27
Events of Default                                                   Section 13.1
Expiration Date                                                     Section 1.1G
herein, hereof, hereby, hereunder and words of similar import         Article 27
include and including                                                 Article 27
Interest Rate                                                        Section 4.2
Land                                                                Section 1.1C
Landlord                                                                Preamble
Landlord's Address for Notice                                       Section 1.1T
Landlord's Address for Payment                                      Section 1.1U
Landlord's Operating Costs Estimate                                 Section 5.1A
Net Rentable Area of the Building                                   Section 1.1J
Net Rentable Area of the Premises                                   Section 1.11
Parking Facility                                                    Section 1.1D
Parking Permits                                                     Section 1.1P
Project                                                             Section 1.1E
Premises                                                            Section 1.1A
Reference to Landlord as having "no liability
  to Tenant" or being "without liability to
  Tenant" or words of like import                                     Article 27
Rent                                                                Section 1.1L
repair                                                                Article 27
Security Deposit                                                    Section 1.1R
Successor Landlord                                                  Section 18.2
Taxes                                                                Section 5.2

                                       iv

<PAGE>

Tenant                                                     Preamble & Article 27
Tenant Delay                                                           Exhibit C
Tenant's Address for Notice                                         Section 1.1V
Tenant's Permitted Uses                                             Section 1.1Q
Tenant's Property                                               Section 14.1A(a)
Tenant's Share                                                      Section 1.1K
Term                                                                Section 1.1H
termination of this Lease and words of like import                    Article 27
terms of this Lease                                                   Article 27
this Lease                                                              Preamble
year                                                                  Article 27

                                       v
<PAGE>

                                LEASE AGREEMENT

     THIS LEASE AGREEMENT ("this Lease") is made and entered into by and between
PRENTISS PROPERTIES ACQUISITION PARTNERS, L.P., a Delaware limited partnership
("Landlord") and INTERACTIVE COUPON MARKETING GROUP, INC.. d/b/a Interactive
Coupon Network, a Michigan corporation ("Tenant"). upon all the terms set forth
in this Lease and in all Exhibits hereto, to each and all of which terms
Landlord and Tenant hereby mutually agree, and in consideration of One Dollar
($l.0O) and other valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, and of the rents, agreements and benefits flowing
between the parties hereto, as follows:

                                   ARTICLE 1
                                   ---------

                BASIC LEASE INFORMATION AND CERTAIN DEFINITIONS
                -----------------------------------------------

     Section 1.1 Each reference in this Lease to information and definitions
contained in the Basic Lease Information and Certain Definitions and each use of
the terms capitalized and defined in this Section 1.1 shall be deemed to refer
to, and shall have the respective meaning set forth in, this Section 1.1.

A. Premises:                The portion of the 1st floor of the Building,
                            presently known as Suite No. 100. as said space is
                            identified by diagonal lines or shaded area on the
                            floor plan attached hereto as Exhibit A.

B. Building:                The building on that portion of the Land generally
                            located at 8755 West Higgins Road, Chicago, Illinois
                            and being known as O'Hare Plaza II.

C. Land:                    Those certain parcels of land described under the
                            caption "Land" in Exhibit B hereof.

D. Parking Facility:        The multi-level parking garage which is located
                            adjacent to the Building and the surface parking
                            adjacent to the Building.
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E. Project:                             The Land and all improvements thereon,
                                        including the Building, the Parking
                                        Facility, and all Common Areas.

F. Commencement Date:                   That certain date on which the Term
                                        shall commence, as determined pursuant
                                        to the provisions of Article 3 hereof.

G. Expiration Date:                     The day before the 5th anniversary of
                                        the Commencement Date.

H. Term:                                Five (5) years, beginning on the
                                        Commencement Date and ending at 11:59
                                        p.m. on the Expiration Date, unless this
                                        Lease is sooner terminated as provided
                                        herein.

I. Net Rentable Area of the Premises:   Approximately 3,252 square feet.

J. Net Rentable Area of the Building:   Approximately 232,943 square feet.

K. Tenant's Share:                      1.396%, representing a fraction, the
                                        numerator of which is the Net Rentable
                                        Area of the Premises and the denominator
                                        of which is the Net Rentable Area of the
                                        Building, subject to future adjustment
                                        pursuant to the provisions of Section
                                        5.4 hereof.

L. Rent:                                The Base Rent and the Additional Rent.

M. Base Rent:                           The Base Rent shall be the amounts set
                                        forth on the Base Rent Schedule attached
                                        hereto as Exhibit C, subject to such
                                        increases as may be provided herein.
                                        Base Rent includes Base Year Operating
                                        Costs.

N. Additional Rent:                     The Additional Rent shall be all other
                                        sums due and payable by Tenant under the
                                        Lease, including, but not limited to,
                                        Tenant's Share of Operating Costs and
                                        Tenant's Share of Electrical Costs.

O. Base Year Operating Costs:           The actual grossed up Operating Costs
                                        for the first full or partial calendar
                                        year of the Term.

                                       2
<PAGE>

P. Parking Permits:                     Tenant shall be entitled to, at no
                                        charge during the initial Term, 10
                                        Parking Permits for unassigned parking
                                        spaces to be used in common with others
                                        in the Parking Facility

Q. Tenant's Permitted Uses:             Tenant may use the Premises for
                                        executive and administrative offices for
                                        the conduct of Tenant's business and for
                                        no other purpose.

R. Security Deposit:                    $11,999.88, which may be reduced to
                                        $5,999.94 after the third (3rd)
                                        anniversary of the Commencement Date as
                                        more fully provided for in Article 21
                                        below.

S. Brokers:                             Prentiss Properties Limited, Inc. and
                                        Julien J. Studley, Inc.

T. Landlords Address for Notice:        Prentiss Properties Acquisition
                                          Partners, L.P.
                                        3890 W. Northwest Highway, Suite 400
                                        Dallas, Texas 75220
                                        Attention:  Thomas F. August

                                        With a copy to:

                                        Prentiss Properties Acquisition
                                          Partners, L.P.
                                        c/o Prentiss Properties Management, L.P.
                                        8755 West Higgins Road
                                        Chicago, Illinois 60631

U. Landlord's Address for Payment:      Prentiss Properties Acquisition
                                          Partners, L. P.
                                        P.O. Box 70776
                                        Chicago, Illinois 60673-0776

V. Tenant's Address for Notice:         Interactive Coupon Marketing Group, Inc.
                                        8755 West Higgins Road
                                        Suite 100
                                        Chicago, Illinois 60631

                                       3
<PAGE>

                                        with a copy to:

                                        Douglas Golden, Esq.
                                        110 Brown Street Centre
                                        255 East Brown Street
                                        Birmingham, Michigan 48009

                                   ARTICLE 2
                                   ---------

                         PREMISES AND QUIET ENJOYMENT
                         ----------------------------

     Section 2.1 Landlord hereby leases the Premises to Tenant, and Tenant
hereby rents and hires the Premises from Landlord for the Term. During the Term,
Tenant shall have the right to use, in common with others and in accordance with
the Rules and Regulations (as set forth in Exhibit D attached hereto), the
Common Areas. Tenant shall be subject to the terms, conditions and provisions of
any and all ground leases, deeds to secure debt, mortgages, restrictive
covenants, easements and other encumbrances now or hereafter affecting the
Premises or the Project, including, without limitation, all Declarations of
Covenants, Conditions and Restrictions (collectively, the "Declarations") which
may now, or in the future may, be filed of record against all or any portion of
the Project in the Recorder's Office of Cook County, Illinois, including any
amendments to any of the foregoing documents.

     Section 2.2 Provided that Tenant fully and timely performs all the terms of
this Lease on Tenant's part to be performed, including payment by Tenant of all
Rent, Tenant shall have, hold and enjoy the Premises during the Term without
hindrance or disturbance from or by Landlord or any parties or persons claiming
by, through or under Landlord.

                                   ARTICLE 3
                                   ---------

                           TERM; COMMENCEMENT DATE;
                           ------------------------
                      DELIVERY AND ACCEPTANCE OF PREMISES
                      -----------------------------------

     Section 3.1 The Commencement Date shall be the earlier of (a) the date the
Premises are deemed available for occupancy pursuant to Section 3.2 hereof or
(b) the date Tenant, or anyone claiming by, through or under Tenant, occupies
any portion of the Premises for the purpose of the conduct of Tenant's (or such
other person's) business therein.

     Section 3.2 The Premises shall be deemed available for occupancy as soon as
Landlord has delivered possession of the Premises to Tenant.  After delivery of
possession of the Premises to Tenant. Tenant intends on repainting the office
areas of the Premises and cleaning the existing carpeting in the office areas of
the Premises. Landlord shall reimburse Tenant up to $6,504 for

                                       4
<PAGE>

the cost of such repainting and carpet cleaning incurred by Tenant within thirty
(30) days after delivery by Tenant to Landlord of paid invoices for such work.
In no event shall Tenant be entitled to any credit for any unused portion of
said amount. Landlord shall endeavor to give Tenant prior notice of when the
Premises will be available for occupancy.

     Section 3.3 The Net Rentable Area of the Premises and the Building are as
stated in Sections 1.1I and J, respectively. By written instrument
substantially in the form of Exhibit F attached hereto, Landlord shall notify
Tenant of the Commencement Date, the Net Rentable Area of the Premises and all
other matters stated therein. Such Commencement Notice shall be conclusive and
binding on Tenant as to all matters set forth therein, unless within ten (10)
days following delivery of such Commencement Notice. Tenant contests any of the
matters contained therein by notifying Landlord in writing of Tenant's
objections. The foregoing notwithstanding, Landlord's failure to deliver any
Commencement Notice to Tenant shall not affect Landlord's determination of the
Commencement Date.

     Section 3.4 Tenant may not enter or occupy the Premises prior to the
Commencement Date without Landlord's express written consent and any entry by
Tenant shall be subject to all of the terms of this Lease; provided however,
that no such early entry shall change the Commencement Date or the Expiration
Date.

     Section 3.5 Occupancy of the Premises or any portion thereof by Tenant or
anyone claiming through or under Tenant for the conduct of Tenant's, or such
other person's business therein shall be conclusive evidence that Tenant and all
parties claiming through or under Tenant (a) have accepted the Premises or such
portion as suitable for the purposes for which the Premises are leased
hereunder, (b) have accepted the Common Areas as being in a good and
satisfactory condition and (c) have waived any defects in the Premises and the
Project. Landlord shall have no liability, except for gross negligence or
willful misconduct, to Tenant or any of Tenant's agents, employees, licensees,
servants or invitees for any injury or damage to any person or property due to
the condition or design of, or any defect in, the Premises or the Project,
including any electrical, plumbing or mechanical systems and equipment of the
Premises or the Project and the condition of or any defect in the Land; and
Tenant, for itself and its agents and employees and all other parties claiming
by, through or under Tenant, hereby releases Landlord and its agents and
employees from any, and all claims relating to injury or damage to person or
property, either proximate or remote, resulting from the condition of the
Premises or the Project. In the event of any conflict between the foregoing
release and the waiver of subrogation agreement set forth in Section 14.4 below,
the terms and provisions of Section 14.4 shall control.

                                       5
<PAGE>

                                   ARTICLE 4
                                   ---------

                                     RENT
                                     ----

     Section 4.1 Tenant shall pay to Landlord, without notice, demand, offset
or deduction, in lawful money of the United States of America, at Landlord's
Address for Payment, or at such other place as Landlord shall designate in
writing from time to time: (a) the Base Rent in equal monthly installments, in
advance, on the first day of each calendar month during the Term, and (b) the
Additional Rent, at the respective times required hereunder. The first monthly
installment of Base Rent and the Additional Rent payable under Article 5 hereof
shall be paid in advance on the date of Tenant's execution of this Lease and
applied to the first installments of Base Rent and such Additional Rent coming
due under this Lease. Payment of Rent shall begin on the Commencement Date:
provided, however, that, if either the Commencement Date or the Expiration Date
falls on a date other than the first day of a calendar month, the Rent due for
such fractional month shall be prorated on a per diem basis between Landlord and
Tenant so as to charge Tenant only for the portion of such fractional month
falling within the Term.

     Section 4.2 All past due installments of Rent shall be subject to a late
charge of five percent (5%) of the amount of the late payment and shall further
bear interest until paid at a rate per annum (the "Interest Rate") equal to the
greater of fifteen percent (15%) or four percent (4%) above the prime rate of
interest from time to time publicly announced by The First National Bank of
Chicago, a national banking association, or any successor thereof: provided,
however, that, if at the time such interest is sought to be imposed, the rate of
interest exceeds the maximum rate permitted under federal law or under the laws
of the State of Illinois, the rate of interest on such past due installments of
Rent shall be the maximum rate of interest then permitted by applicable law.

                                   ARTICLE 5
                                   ---------

                                 OPERATING COSTS
                                 ---------------

     Section 5.1 Tenant shall pay to Landlord as Additional Rent, for each year
or fractional year during the Term, an amount ("Tenant's Operating Costs
Payment") of money equal to Tenant's Share of Operating Costs, for such year in
excess of Tenant's Share of Base Year Operating Costs, such amount to be
calculated and paid as follows:

     A. Beginning on January 1st of the year following the year in which the
Commencement Date occurs, and on the first day of January of each year during
the Term thereafter, or as soon thereafter as is practicable, Landlord shall
furnish Tenant with a statement ("Landlord's Operating Costs Estimate") setting
forth Landlord's reasonable estimate of grossed up (as provided in Section 5.3
below) Operating Costs for the forthcoming year and Tenant's Operating Costs
Payment for such year. On the first day of each calendar month during such

                                        6
<PAGE>

year. Tenant shall pay to Landlord one-twelfth (1/12th) of Tenant's Operating
Costs Payment as estimated on Landlord's Operating Costs Estimate. If for any
reason Landlord has not provided Tenant with Landlord's Operating Costs Estimate
on the first day of January of any year during the Term, then (a) until the
first day of the calendar month following the month in which Tenant is given
Landlord's Operating Costs Estimate. Tenant shall continue to pay to Landlord on
the first day of each calendar month the sum, if any, payable by Tenant under
this Section 5.1 for the month of December of the preceding year, and (b)
promptly after Landlords' Operating Costs Estimate is furnished to Tenant.
Landlord shall give notice to Tenant stating whether the installments of
Tenant's Operating Costs Payments previously made for such year were greater or
less than the installments of Tenant's Operating Costs Payments to be made for
such year. and (i) if there shall be a deficiency, Tenant shall pay the amount
thereof to Landlord within ten (10) days after the delivery of Landlord's
Operating Costs Estimate, or (ii) if there shall have been an overpayment,
Landlord shall apply such overpayment as a credit against the next accruing
monthly installment(s) of Tenant's Operating Costs Payment due from Tenant until
fully credited to Tenant, and (iii) on the first day of the calendar month
following the month in which Landlord's Operating Costs Estimate is given to
Tenant and on the first day of each calendar month throughout the remainder of
such year, Tenant shall pay to Landlord an amount equal to one-twelfth (1/12th)
of Tenant's Operating Costs Payment.

     B. On the first day of March of each year during the Term (beginning on the
first day of March of the second year following the year in which the
Commencement Date occurs), or as soon thereafter as is practicable, Landlord
shall furnish Tenant with a statement of the actual grossed up Operating Costs
for the preceding year. Within thirty (30) days after Landlord's giving of such
statement, Tenant shall make a lump sum payment to Landlord in the amount, if
any, by which Tenant's Operating Costs Payment for such preceding year as shown
on such Landlord's statement, exceeds the aggregate of the monthly installments
of Tenant's Operating Costs Payments paid during such preceding year. If
Tenant's Operating Costs Payment, as shown on such Landlord's statement, is less
than the aggregate of the monthly installments of Tenant's Operating Costs
Payment actually paid by Tenant during such preceding year, then Landlord shall
apply such amount to the next accruing monthly installment(s) of Tenant's
Operating Costs Payment due from Tenant until fully credited to Tenant or, if
the Term has expired, Landlord shall pay such difference to Tenant within
forty-five (45) days after such final reconciliation. Notwithstanding the
foregoing, Tenant acknowledges that because of the current method of billing for
real estate taxes in Cook County, Illinois, Landlord will not know the actual
amount of the real estate tax component of Operating Costs until approximately
August of the following year. Accordingly, Tenant acknowledges and agrees that
Landlord may issue a separate statement for the real estate tax component of
Operating Costs later in the following year and may separately reconcile
Tenant's Operating Cost Payments for such real estate tax component of Operating
Costs, making an appropriate allocation of Tenant's Operating Costs Payment for
real estate taxes.

     C. If the Term ends on a date other than the last day of December, the
actual Operating Costs for the year in which the Expiration Date occurs, shall
be prorated so that

                                        7
<PAGE>

Tenant shall pay that portion of Tenant's Operating Costs Payment for such year
represented by a fraction, the numerator of which shall be the number of days
during such fractional year falling within the Term, and the denominator of
which is 365 (or 366, in the case of a leap year). The provisions of this
Section 5.1 shall survive the Expiration Date or any sooner termination provided
for in this Lease.

     Section 5.2 A. For purposes of this Lease, the term "Operating Costs" shall
mean any and all expenses, costs and disbursements of every kind which Landlord
pays, incurs or becomes obligated to pay in connection with the operation,
management, repair and maintenance of all or any portion of the Project. All
Operating Costs shall be determined according to generally accepted accounting
principles which shall be consistently applied. Operating Costs include, without
limitation, the following: (a) Wages, salaries, benefits and fees (including all
reasonable education, travel and professional fees) of all personnel or entities
engaged in the operation, repair, maintenance, management, or safekeeping of the
Project, including taxes, insurance and benefits relating thereto and the costs
of all supplies and materials (including work clothes and uniforms) used in the
operation, repair, maintenance and security of the Project; (b) Cost of
performance by Landlord's personnel of, or of all service agreements for,
maintenance, janitorial services, access control, alarm service, window
cleaning, elevator maintenance and landscaping for the Project. Such cost shall
include the rental of personal property used by Landlord's personnel in the
maintenance and repair of the Project: (c) Cost of utilities for the Project,
including water, sewer, gas, fuel and Common Area power, electricity, lighting
and air-conditioning, heating and ventilating, with Tenant to directly pay the
utility provider for separately metered electrical costs for the Premises; (d)
Cost of all insurance, including casualty and liability insurance, applicable to
the Project and to Landlord's equipment, fixtures and personal property used in
connection therewith, business interruption or rent insurance against such
perils as are commonly insured against by prudent landlords, such other
insurance as may be required by any lessor or mortgagee of Landlord, and such
other insurance which Landlord considers reasonably necessary in the operation
of the Project, together with all appraisal and consultant's fees in connection
with such insurance; (e) All Taxes, For purposes hereof, the term "Taxes" shall
mean, all taxes, assessments, and other governmental charges, applicable to or
assessed against the Project or any portion thereof, or applicable to or
assessed against Landlord's personal property used in connection therewith,
whether federal, state, county, or municipal and whether assessed by taxing
districts or authorities presently taxing the Project or the operation thereof
or by other taxing authorities subsequently created, or otherwise, and any other
taxes and assessments attributable to or assessed against all or any part of the
Project or its operation, including any reasonable expenses, including fees and
disbursements of attorneys, tax consultants, arbitrators, appraisers, experts
and other witnesses, incurred by Landlord in contesting any taxes or the
assessed valuation of all or any part of the Project. Tenant acknowledges that
Taxes "for" a given calendar year are those Taxes assessed against the Project
even if payable in a subsequent calendar year. If at any time during the Term
there shall be levied, assessed, or imposed on Landlord or all or any part of
the Project by any governmental entity any general or special ad valorem or
other charge or tax directly upon rents received under leases, or if any fee,
tax, assessment, or other charge is imposed which is

                                        8
<PAGE>

measured by or based, in whole or in part, upon such rents, or if any charge or
tax is made based directly or indirectly upon the transactions represented by
leases or the occupancy or use of the Project or any portion thereof, such
taxes, fees, assessments or other charges shall be deemed to be Taxes.
Notwithstanding the foregoing, any (A) franchise, corporation, income or net
profits tax, unless substituted for real estate taxes or imposed as additional
charges in connection with the ownership of the Project, which may be assessed
against Landlord or the Project or both, (B) transfer taxes assessed against
Landlord or the Project or both, (C) penalties or interest on any late payments
of Landlord, (D) personal property taxes of Tenant or other tenants in the
Project and (E) special assessments for any so-called "public sector financing"
for an expansion of the Project by Landlord, as opposed to any special
assessments for new or replacement services for the existing Project, shall be
excluded from Taxes. If any or all of the Taxes paid hereunder are by law
permitted to be paid in installments, notwithstanding how Landlord pays the
same, then, for purposes of calculating Operating Costs, such Taxes shall be
deemed to have been divided and paid in the maximum number of installments
permitted by law, and there shall be included in Operating Costs for each year
only such installments as are required by law to be paid within such year,
together with interest thereon and on future such installments as provided by
law; (f) Legal and accounting costs incurred by Landlord or paid by Landlord to
third parties (exclusive of legal fees with respect to disputes with individual
tenants, negotiations of tenant leases, or with respect to the ownership rather
than the operation of the Project), appraisal fees, consulting fees, all other
professional fees and disbursements and all association dues: (g) Cost of non-
capitalized repairs and general maintenance for the Project (excluding repairs
and general maintenance paid by proceeds of insurance or by Tenant, other
tenants of the Project or other third parties); (h) Amortization of the cost of
improvements or equipment which are capital in nature and which (i) are for the
purpose of reducing Operating Costs for the Project, up to the amount saved as a
result of the installation thereof, as reasonably estimated by Landlord, or (ii)
enhance the Project for the general benefit of tenants or occupants thereof, or
(iii) are required by any governmental authority (provided, however, that
notwithstanding the foregoing, Landlord shall not pass through to Tenant the
cost of correcting any violations of applicable laws. ordinances or codes which
Landlord has been given notice of prior to the date of this Lease). All such
costs, including interest thereon, shall be amortized on a straight-line basis
over the useful life of the capital investment items, as reasonably determined
by Landlord, but in no event beyond the reasonable useful life of the Project as
a first class office project; (i) the Project management office rent or rental
value; (j) a management fee (whether or not Landlord engages a manager for the
Project or manages the Project with Landlord's personnel) and all items
reimbursable to the Project manager, if any, pursuant to any management contract
for the Project. The management fee shall be three percent (3%) of the gross
receipts from the operation of the Project; and (k) any and all amounts payable
pursuant to Declaration, which may now, or in the future, affect the Project, as
amended from time to time.

     B. "Operating Costs" shall not include (a) specific costs for any capital
repairs, replacements or improvements, except as provided above; (b) expenses
for which Landlord is reimbursed or indemnified (either by an insurer,
condemnor, tenant, warrantor or otherwise) to

                                        9
<PAGE>

the extent of funds received by Landlord: (c) expenses incurred in leasing or
procuring tenants (including lease commissions, advertising expenses and
expenses of renovating space for tenants): (d) payments for rented equipment,
the cost of which would constitute a capital expenditure not permitted pursuant
to the foregoing if the equipment were purchased: (e) interest or amortization
payments on any mortgages: (f) net basic rents under ground leases: (g) costs
representing an amount paid to an affiliate of Landlord which is in excess of
the amount which would have been paid in the absence of such relationship: or
(h) costs specially billed to and paid by specific tenants. There shall be no
duplication of costs or reimbursements.

     Section 5.3 If the Building is not fully occupied (meaning one-hundred
percent (100%) of the Net Rentable Area of the Building) during any full or
fractional year of the Term, components of the actual Operating Costs which vary
with the level of occupancy shall be adjusted for such year to an amount which
Landlord estimates would have been incurred in Landlord's reasonable judgment
had the Building been fully occupied. The foregoing adjustment is to fully
reimburse Landlord for Operating Costs incurred by Landlord, but is not intended
to result in a profit to Landlord.

     Section 5.4 If during the Term any change occurs in either the number of
square feet of the Net Rentable Area of the Premises or of the Net Rentable Area
of the Building, each as reasonably determined by Landlord. Tenant's Share of
Operating Costs shall be adjusted, effective as of the date of any such change.
Landlord shall promptly notify Tenant in writing of such change and the reason
therefor. Any changes made pursuant to this Section 5.4 shall not alter the
computation of Operating Costs as provided in this Article 5, but, on and after
the date of any such change, Tenant's Operating Costs Payment pursuant to
Section 5. lA shall be computed upon Tenant's Share thereof, as adjusted. If
such estimated payments of Tenant's Share are so adjusted during a year. a
reconciliation payment for Tenant's Share of Operating Costs pursuant to this
Article 5 for the calendar year in which such change occurs shall be computed
pursuant to the method set forth in Section 5.lB, such computation to take into
account the daily weighted average of Tenant's Share of Operating Costs during
such year.

                                   ARTICLE 6
                                   ---------

                                    PARKING
                                    -------

     Section 6.1 Landlord hereby grants to Tenant a license to use in common
with other tenants and with the public the Parking Facility and shall issue
Parking Permits for such use. Each such Parking Permit shall entitle Tenant to
one (1) unassigned parking space in the Parking Facility. The number of Parking
Permits to be issued to Tenant is set forth in Section 1.1P. Landlord shall not
be obligated to provide Tenant with any additional Parking Permits. If Tenant
fails to observe the Rules and Regulations with respect to the Parking Facility,
then Landlord, at its option, shall have the right to treat such failure as a
default under this Lease and to terminate Tenant's Parking Permits, without
legal process, and to remove Tenant. Tenant's

                                       10
<PAGE>

vehicles and those of its employees, licensees or invitees and all of Tenant's
personal property from the Parking Facility.

     Section 6.2 If all or any portion of the Parking Facility shall be damaged
or rendered unusable by fire or other casualty or any taking pursuant to eminent
domain proceeding (or deed in lieu thereof). and as a result thereof Landlord or
the garage operator is unable to make available to Tenant the parking provided
for herein, then the number of cars which Tenant shall be entitled to park
hereunder shall be proportionately reduced so that the number of cars which
Tenant may park in the Parking Facility after the casualty or condemnation in
question shall bear the same ratio to the total number of cars which can be
parked in the Parking Facility at such time as the number of cars Tenant had
the right to park in the Parking Facility prior to such casualty or condemnation
bore to the aggregate number of cars which could be parked therein at that time.
Notwithstanding anything contained herein to the contrary, and in particular
notwithstanding anything in Article 15 and 16 below to the contrary, in the
event the Parking Facility shall be damaged or rendered unusable by fire or
other casualty or any taking pursuant to eminent domain proceedings (or deed in
lieu thereof), and if as a result thereof there is insufficient parking
available to satisfy applicable governmental requirements, and if Landlord does
not provide substitute parking within a reasonable period of time, then Tenant's
Rent obligations hereunder shall abate by an amount equal to the percentage that
the available parking fails to satisfy applicable governmental requirements
until such time, if any, as Landlord provides substitute parking satisfying
applicable governmental requirements. Further, notwithstanding anything
contained herein to the contrary, if Landlord does not provide substitute
parking within one hundred twenty (120) days after the casualty or taking
pursuant to eminent domain proceedings (or deed in lieu thereof) sufficient to
satisfy applicable governmental requirements, then Tenant shall have the right
to terminate this Lease by written notice given to Landlord within fifteen (15)
days after expiration of said one hundred twenty (120) day period.

                                   ARTICLE 7
                                   ---------

                             SERVICES OF LANDLORD
                             --------------------

     Section 7.1 A. During the Term, Landlord shall furnish Tenant with the
following services: (a) hot and cold water in Building Standard bathrooms and
chilled water in Building Standard drinking fountains; (b) permit Tenant to use
Central systems, such as then-existing feeders and risers, to obtain electrical
power from the public utility sufficient for lighting the Premises and for the
operation therein of typewriters. voicewriters, calculating machines,
wordprocessing equipment, photographic reproduction equipment, copying machines,
personal computers and similar items of business equipment which consume, in the
aggregate, less than five (5) watts per square foot of Net Rentable Area of the
Premises and require a voltage of 120 volt single phase or less: (c) heating,
ventilating or air-conditioning, as appropriate, to the Common Areas of the
Project, during Business Hours at such temperatures and in such amounts

                                       11
<PAGE>

as customarily and seasonally provided to tenants occupying comparable space in
first-class office buildings in the Chicago suburban area: (d) electric lighting
for the Common Areas of the Project: (e) passenger elevator service, in common
with others, for access to and from the Premises twenty-four (24) hours per day,
seven (7) day per week: provided, however, that Landlord shall have the right to
limit the number of (but not cease to operate all) elevators to be operated
after Business Hours and on Saturdays, Sundays and Holidays: (f) janitorial
cleaning services; (g) facilities for Tenant's loading, unloading, delivery and
pick-up activities, including access thereto during Business Hours, subject to
the Rules and Regulations, the type of facilities, and other limitations of such
loading facilities; and (h) replacement, as necessary, of all Building Standard
lamps and ballasts in Building Standard light fixtures within the Premises, with
Tenant to pay for all bulbs and ballasts and to purchase such bulbs and ballasts
solely from Landlord. All services referred to in this Section 7.1A shall be
provided by Landlord and paid for by Tenant as part of Tenant's Operating Costs
Payment.

     B. If Tenant requires services, including cleaning services, routinely
supplied by Landlord for hours or days in addition to the hours and days
specified in Section 7.1A, Landlord shall make reasonable efforts to provide
such additional service after reasonable prior written request therefor from
Tenant, and Tenant shall reimburse Landlord for the cost of such additional
service, including a fifteen percent (15%) markup for Landlord's overhead;
provided however, that, if any other tenants in the Building served by the
equipment providing such additional service to the Premises request that
Landlord concurrently provide such service to such other tenants, the cost of
Landlord's providing such additional and concurrent service shall be prorated
among all of the tenants requesting such service. Landlord shall have no
obligation to provide any additional service to Tenant at any time Tenant is in
default under this Lease unless Tenant pays to Landlord, in advance, the cost of
such additional service. If any machinery or equipment which generates abnormal
heat or otherwise creates unusual demands on the air-conditioning or heating
system serving the Premises is used in the Premises and if Tenant has not,
within five (5) days after demand from Landlord, taken such steps, at Tenant's
expense, as shall be necessary to cease such adverse affect on the
air-conditioning or heating system. Landlord shall have the right to install
supplemental air-conditioning or heating units in the Premises, and the full
cost of such supplemental units (including the cost of acquisition,
installation, operation, use and maintenance thereof) shall be paid by Tenant to
Landlord in advance or on demand.

     C. If Tenant's requirements for or consumption of electricity exceed the
capacities specified in clause (b) of Section 7.1A hereof. Landlord shall, at
Tenant's sole cost and expense, make reasonable efforts to supply such service
through the then-existing feeders and risers serving the Building and the
Premises and shall bill Tenant periodically for such additional service. At no
time shall use of electricity in the Premises exceed the capacity of existing
feeders and risers to or wiring in the Premises. Any risers or wiring to meet
Tenant's excess electrical requirements shall, upon Tenant's written request, be
installed by Landlord, at Tenant's sole cost, if, in Landlord's reasonable
judgment, the same are necessary and shall not (i) cause permanent damage or
injury to the Project, the Building or the Premises, (ii) cause or

                                       12
<PAGE>

create a dangerous or hazardous condition, (iii) entail excessive or
unreasonable alterations, repairs or expenses or (iv) interfere with or disturb
other tenants or occupants of the Building.

     Section 7.2 Although Landlord permits Tenant to use the Central systems as
more fully provided in Section 7.lA above. Landlord shall not be obligated to
furnish electrical services to the Premises. Tenant shall make all necessary
arrangements with the public utility supplying electric or other utility service
directly to the Building to furnish electric or other utility service to the
Premises, and, shall be subject to the rules and regulations of the supplier of
such electricity services and the rules and regulations of any municipal or
other governmental authority regulating the business of providing electricity
services. Tenant shall be responsible for contracting promptly and directly with
such public utility supplying such electrical service and for paying all
deposits for, and all costs relating to, such electrical service, so that
electrical services are available to the Premises for Tenant's use on the
Commencement Date.

     Section 7.3 No failure to furnish, or any stoppage of, the services
referred to in this Article 7 resulting from any cause shall make Landlord
liable in any respect for damages to any person, property or business, or be
construed as an eviction of Tenant, or entitle Tenant to any abatement of Rent
or other relief from any of Tenant's obligations under this Lease. Should any
malfunction of any systems or facilities occur within the Project or should
maintenance or alterations of such systems or facilities become necessary,
Landlord shall repair the same promptly and with reasonable diligence, and
Tenant shall have no claim for rebate, abatement of Rent, or damages because of
malfunctions or any such interruptions in service. Notwithstanding the
foregoing, in the event any such failure or delay of such services is caused by
the negligence or wilful misconduct of Landlord and causes the Premises to be
untenantable and, as a result thereof. Tenant in fact ceases to use the Premises
for the conduct of business (which Landlord acknowledges does not include
continued operation of the computers located in the Premises) for a period in
excess of seven (7) consecutive days, then commencing on the eighth (8th)
consecutive day of such untenantability and non-use. Rent payable by Tenant
shall be abated until the earliest to occur of (a) the date such failure or
delay is remedied, (b) the date the Premises are again tenantable or (C) the
date Tenant resumes use of the Premises for the conduct of business.

                                   ARTICLE 8
                                   ---------

                           ASSIGNMENT AND SUBLETTING
                           -------------------------

     Section 8.1 Except as hereinafter specifically permitted under Section 8.3,
neither Tenant nor its legal representatives or successors in interest shall, by
operation of law or otherwise, assign, mortgage, pledge, encumber or otherwise
transfer this Lease or any part hereof, or the interest of Tenant under this
Lease, or in any sublease or the rent thereunder. The Premises or any part
thereof shall not be sublet, occupied or used for any purpose by anyone other
than Tenant, without Tenant's obtaining in each instance the prior written
consent of Landlord in the

                                       13
<PAGE>

manner hereinafter provided, which shall not be unreasonably withheld as more
fully provided in Section 8.4 below and which shall be provided, or withheld,
within the time periods required under this Article 8. Tenant shall not modify,
extend or amend a sublease previously consented to by Landlord without obtaining
Landlord's prior written consent thereto, which consent shall not be
unreasonably withheld.

     Section 8.2 An assignment of this Lease shall be deemed to have occurred
(a) if in a single transaction or in a series of transactions more than 50% in
interest in Tenant, any guarantor of this Lease, or any subtenant (whether
stock, partnership, interest or otherwise) is transferred, diluted, reduced or
otherwise affected with the result that the present holder or owners of Tenant,
such guarantor, or such subtenant have less than a 50% interest in Tenant, such
guarantor or such subtenant, or (b) if Tenant's obligations under this Lease are
taken over or assumed in consideration of Tenant leasing space in another office
building. The transfer of the outstanding capital stock of any corporate Tenant,
guarantor or subtenant through the "over-the-counter" market or any recognized
national securities exchange (other than by persons owning 5% or more of the
voting calculation of such 50% interest of clause 8.2(a) above), including an
initial public offering, shall not be included in the calculation of such 50%
interest in clause (a) above.

     Section 8.3 Notwithstanding anything to the contrary in Section 8.1, Tenant
shall have the right, upon ten (10) days' prior written notice to Landlord, to
(a) sublet all or part of the Premises to any related corporation or other
entity which controls Tenant, is controlled by Tenant or is under common control
with Tenant; or (b) assign this Lease to a successor corporation or other entity
into which or with which Tenant is merged or consolidated (including through any
related series of transactions) or which acquired substantially all of Tenant's
stock or assets and property; or (c) assign this Lease as a part of a sale of a
majority ownership interest in Tenant in connection with the new issuance of
stock of Tenant; provided that in all cases (i) such successor corporation
assumes substantially all of the obligations and liabilities of Tenant and shall
have assets, capitalization and net worth at least equal to the assets,
capitalization and net worth of Tenant as of the date of this Lease as
determined by generally accepted accounting principles, and (ii) Tenant shall
provide in its notice to Landlord the information required in Section 8.4. For
the purpose hereof "control" shall mean ownership of not less than 50% of all
the voting stock or legal and equitable interest in such corporation or entity.

     Section 8.4 If Tenant should desire to assign this Lease or sublet the
Premises (or any part thereof), Tenant shall give Landlord written notice no
later than the time required for notice under Section 8.3 in the case of an
assignment or subletting to a related or successor entity as more fully provided
under Section 8.3, or thirty (30) days in advance of the proposed effective date
of any other proposed assignment or sublease, specifying (a) the name, current
address and business of the proposed assignee or sublessee, (b) the amount and
location of the space within the Premises proposed to be so subleased, (c) the
proposed effective date and duration of the assignment or subletting, and (d)
the proposed rent or consideration to be paid to Tenant by such

                                       14
<PAGE>

assignee or sublessee. Tenant shall promptly supply Landlord with financial
statements and other information as Landlord may request to evaluate the
proposed assignment or sublease. For assignments and sublettings other than
those permitted by Section 8.3, Landlord shall have thirty (30) days following
receipt of such notice and other information requested by Landlord within which
to notify Tenant in writing that Landlord elects: (i) to terminate this Lease as
to the space so affected as of the proposed effective date set forth in Tenant's
notice, in which event Tenant shall be relieved of all further obligations
hereunder as to such space, except for obligations under Articles 17 and 22 and
all other provisions of this Lease which expressly survive the termination
hereof: or (ii) to permit Tenant to assign or sublet such space: provided,
however, that, if the rent rate agreed upon between Tenant and its proposed
subtenant is greater than the rent rate that Tenant must pay Landlord hereunder
for that portion of the Premises, or if any consideration shall be promised to
or received by Tenant in connection with such proposed assignment or sublease
(in addition to rent), then 80% of such excess rent and other consideration
received by Tenant shall be considered Additional Rent owed by Tenant to
Landlord (less brokerage commissions, attorneys' fees and other disbursements
reasonably incurred by Tenant for such assignment and subletting if acceptable
evidence of such disbursements is delivered to Landlord), and shall be paid by
Tenant to Landlord, in the case of excess rent, in the same manner that Tenant
pays Base Rent and, in the case of any other consideration, within ten (10)
Business Days after receipt thereof by Tenant: or (iii) to refuse, in Landlord's
reasonable discretion, to consent to Tenant's assignment or subleasing of such
space and to continue this Lease in full force and effect as to the entire
Premises. The parties agree that Landlord may reasonably refuse to consent to an
assignment or subletting if the proposed assignee or subtenant is not
financially creditworthy, is a governmental authority or agency, an organization
or person enjoying sovereign or diplomatic immunity, a medical or dental
practice or a user that will attract a volume, frequency or type of visitor or
employee to the Building which is not consistent with the standards of a high
quality office building or that will impose an excessive demand on or use of the
facilities or services of the Building. It shall also be reasonable for Landlord
to refuse to consent to any assignment or subletting if (i) Tenant is then in
default under this Lease, or (ii) such assignment of subletting would cause a
default under another lease in the Building or under any ground lease, deed of
trust, mortgage, restrictive covenant, easement or other encumbrance affecting
the Project. If Landlord should fail to notify Tenant in writing of such
election within the aforesaid thirty (30) day period, Landlord shall be deemed
to have elected option (iii) above. Tenant agrees to reimburse Landlord for
legal fees and any other reasonable costs incurred by Landlord in connection
with any proposed assignment or subletting and such payment shall not be
deducted from the Additional Rent, if any, owed to Landlord pursuant to
subsection (ii) above. Tenant shall deliver to Landlord copies of all documents
executed in connection with any permitted assignment or subletting, which
documents shall be in form and substance reasonably satisfactory to Landlord and
which shall require any assignee to assume performance of all terms of this
Lease to be performed by Tenant or any subtenant to comply with all the terms of
this Lease to be performed by Tenant. No acceptance by Landlord of any Rent or
any other sum of money from any assignee, sublessee or other category of
transferee shall be deemed to constitute Landlord's consent to any assignment,
sublease, or transfer. Unless otherwise agreed to in

                                       15
<PAGE>

writing by Landlord, no such permitted assignment or sublease shall release
Tenant from any of its obligations under this Lease.

     Section 8.5 Any attempted assignment or sublease by Tenant in violation of
the terms and provisions of this Article 8 shall be void and shall constitute a
material breach of this Lease. In no event, shall any assignment, subletting
or transfer, whether or not with Landlord's consent, relieve Tenant of its
primary liability under this Lease for the entire Term, and Tenant shall in no
way be released from the full and complete performance of all the terms hereof.
If Landlord takes possession of the Premises before the expiration of the Term
of this Lease, Landlord shall have the right, at its option, to terminate all
subleases, or to take over any sublease of the Premises or any portion thereof
and such subtenant shall attorn to Landlord, as its landlord, under all the
terms and obligations of such sublease occurring from and after such date, but
excluding previous acts, omissions, negligence or defaults of Tenant and any
repair or obligation in excess of available net insurance proceeds or
condemnation award.

     Section 8.6 A. Tenant acknowledges that this Lease is a lease of
nonresidential real property and therefore agrees that Tenant, as the debtor in
possession, or the trustee for Tenant (collectively the "Trustee") in any
proceeding under Title 11 of the United State Bankruptcy Code relating to
Bankruptcy, as amended (the "Bankruptcy Code"), shall not seek or request any
extension of time to assume or reject this Lease or to perform any obligations
of this Lease.

     B. The Trustee shall have the right to assume or assign Tenant's rights and
obligations under this Lease only if the Trustee: (a) promptly cures or provides
adequate assurance that the Trustee will promptly cure any default under the
Lease; (b) compensates or provides adequate assurance that the Trustee will
promptly compensate Landlord for any actual pecuniary loss incurred by Landlord
as a result of Tenant's default under this Lease; and (c) provides adequate
assurance of future performance under the Lease. All payments of Rent required
of Tenant under this Lease, whether or not expressly denominated as such in this
Lease, shall constitute rent for the purposes of Title 11 of the Bankruptcy
Code.

     Section 8.7 The term "Landlord," as used in this Lease, so far as covenants
or obligations on the part of Landlord are concerned, shall be limited to mean
and include only the owner or owners, at the time in question, of the fee title
to, or a lessee's interest in a ground lease of, the Land or the Building. In
the event of any transfer, assignment or other conveyance or transfers of any
such title or interest, Landlord herein named (and in case of any subsequent
transfers or conveyances of any such title or interest, the then grantor) shall
be automatically freed and relieved from and after the date of such transfer,
assignment or conveyance of all liability as respects the performance of any
covenants or obligations on the part of Landlord contained in this Lease
thereafter to be performed and, without further agreement, the transferee of
such title or interest shall be deemed to have assumed and agreed to observe and
perform any and all obligations of Landlord hereunder, during its ownership of
the Project. Landlord may transfer its interest in the Project, or portions
thereof or interest thereon, without the consent of

                                       16
<PAGE>

Tenant and such transfer or subsequent transfer shall not be deemed a violation
on Landlord's part of any of the terms of this Lease.

                                   ARTICLE 9
                                   ---------

                                    REPAIRS
                                    -------

     Section 9.1 Except for ordinary wear and tear and except as otherwise
provided in Section 9.2. Landlord shall perform all maintenance and make all
repairs and replacements to the Premises. Tenant shall pay to Landlord the
actual cost (including a fee equal to fifteen percent (15%) of actual costs to
cover Landlord's overhead and a fee for Landlord's agent or manager) for (a) all
maintenance, repairs and replacements within the Premises, other than (i)
repairs and replacements necessitated by the willful misconduct or gross
negligence of Landlord or its agents, employees, contractors, invitees or
licensees to the extent the cost thereof is not collectible under Tenant's
insurance, or, if Tenant is not carrying all of the insurance described in
Section 14.1A. to the extent such cost would not be covered by the insurance
described in Section 14.1A, if the same were in effect. (ii) maintenance,
repairs and replacements to the Central systems of the Building located within
the Premises; and (iii) services of Landlord described under Article 7 above to
the extent the costs of such services are included within Operating Costs; and
(b) all repairs and replacements necessitated by damage to the Project
(including the Building structure and the Central systems of the Building within
the Premises) caused by the negligence or willful misconduct of Tenant or its
agents, contractors, invitees and licensees but only to the extent the cost
thereof is not collectible under Landlord's insurance, or, if Landlord is not
carrying all of the insurance described in Section 14.2, to the extent that such
cost would not be covered by the insurance described in Section 14.2 if the same
were in effect. Amounts payable by Tenant pursuant to this Section 9.1 shall be
payable on demand after receipt of an invoice therefor from Landlord. Landlord
has no obligation and has made no promise to maintain, alter, remodel, improve,
repair, decorate or paint the Premises or any part thereof, except as
specifically set forth in this Lease, including as specifically set forth in
Article 7 above. In no event shall Landlord have any obligation to maintain,
repair or replace any furniture, furnishings, fixtures or personal property of
Tenant.

     Section 9.2 Tenant shall keep the Premises in good order and in a safe,
neat and clean condition. No representations respecting the condition of the
Premises or the Building or the other portions of the Project have been made by
Landlord to Tenant except as specifically set forth in this Lease. Except as
provided in Section 10.1 or specifically consented to by Landlord. Tenant shall
not perform any maintenance or repair work or make any replacement in or to the
Premises but rather shall promptly notify Landlord of the need for such
maintenance, repair or replacement so that Landlord may proceed to perform the
same pursuant to the provisions of Section 9.1. In the event Landlord
specifically consents to the performance of any maintenance or the making of
any repairs or replacements by Tenant and Tenant fails to promptly commence and
diligently pursue the performance of such maintenance or the making of such
repairs or

                                       17
<PAGE>

replacements, then Landlord, at its option, may perform such maintenance or make
such repairs and Tenant shall reimburse Landlord, on demand after Tenant
receives an invoice therefor, the cost thereof plus a fee equal to fifteen
percent (15%) of the actual costs to cover overhead and a fee for Landlord's
agent or manager.

     Section 9.3 All repairs made by Tenant pursuant to Section 9.2 shall be
performed in a good and workmanlike manner by contractors or other repair
personnel selected by Tenant from an approved list of contractors and repair
personnel maintained by Landlord in the Project's management office; provided,
however, that neither Tenant nor its contractors or repair personnel shall be
permitted to do any work affecting the Central systems of the Building. In no
event shall such work be done for Landlord's account or in a manner which allows
any liens to be filed in violation of Article 11. To the extent any repairs
involve the making of alterations to the Premises, Tenant shall comply with the
provisions of Article 10.

     Section 9.4 Subject to the other provisions of this Lease imposing
obligations regarding repair upon Tenant. Landlord shall repair all machinery
and equipment necessary to provide the services of Landlord described in Article
7 (provided that Tenant shall pay the costs of any repair to such systems or any
part thereof damaged by Tenant and Tenant's employees, customers, clients,
agents, licensees and invitees) and for repair of all portions of the Project
which do not comprise a part of the Premises and are not leased to others.

                                  ARTICLE 10
                                  ----------

                                  ALTERATIONS
                                  -----------

     Section 10.1 Tenant shall not at any time during the Term make any
alterations to the Premises without first obtaining Landlord's written consent
thereto, which consent Landlord shall not unreasonably withhold or delay;
provided, however, that Landlord shall not be deemed unreasonable by refusing to
consent to any alterations which are visible from the exterior of the Building
or the Project, which will or are likely to cause any weakening of any part of
the structure of the Premises, the Building or the Project or which will or are
likely to cause damage or disruption to the Central Building systems or which
are prohibited by any underlying ground lease or mortgage or the Declarations.
Should Tenant desire to make any alterations to the Premises, Tenant shall
submit all plans and specifications for such proposed alterations to Landlord
for Landlord's review before Tenant allows any such work to commence, and
Landlord shall promptly approve or disapprove such plans and specifications for
any of the reasons set forth in this Section 10.1 or for any other reason
reasonably deemed sufficient by Landlord. Tenant shall select and use only
contractors, subcontractors or other repair personnel from those listed on
Landlord's approved list maintained by Landlord in the Project management office
or such other contractor as may be approved in writing by Landlord. Upon
Tenant's receipt of written approval from Landlord and any required approval of
any mortgagee or lessor of Landlord, and upon Tenant's payment to Landlord of
(a) a reasonable fee prescribed by

                                       18
<PAGE>

Landlord for the work of Landlord and Landlord's employees and representatives
in reviewing and approving such plans and specifications and (b) the fees, if
any charged by any mortgagee or lessor of Landlord for such review and approval.
Tenant shall have the right to proceed with the construction of all approved
alterations, but only so long as such alterations are in strict compliance with
the plans and specifications so approved by Landlord and with the provisions of
this Article 10 Landlord. All alterations shall be made at Tenant's sole cost
and expense, either by Tenant's contractors or, at Tenant's option, by Landlord
on terms reasonably satisfactory to Tenant, including a fee of fifteen percent
(15%) of the actual costs of such work to cover Landlord's overhead and a fee
for Landlord's agent or manager in supervising and coordinating such work. If
Tenant's contractor performs such work, a fee of seven and one-half percent
(7.5%) of the actual costs of such work fee for Landlord's agent or manager in
supervising and coordinating such work to cover overhead and a fee for
Landlord's agent or manager for supervising and coordinating such work. In no
event, however, shall anyone other than Landlord or Landlord's employees or
representatives perform work to be done which affects the Central systems of the
Building.

     Section 10.2 All construction, alterations and repair work done by or for
Tenant shall (a) be performed in such a manner as to maintain harmonious labor
relations: (b) not adversely affect the safety of the Project, the Building or
the Premises or the systems thereof and not affect the Central systems of the
Building; (c) comply with all building, safety, fire, plumbing, electrical and
other codes and governmental and insurance requirements: (d) not result in any
usage in excess of Building Standard of water, electricity, gas, or other
utilities or of heating, ventilating or air-conditioning (either during or after
such work) unless prior written arrangements satisfactory to Landlord are made
with respect thereto; (e) be completed promptly and in a good and workmanlike
manner and in compliance with, and subject to, all of Landlord's reasonable
rules and regulations pertaining to construction activities in the Building: and
(f) not disturb Landlord or other tenants in the Building. After completion of
any alterations to the Premises, Tenant will deliver to Landlord a copy of "as
built" plans and specifications depicting and describing such alterations.

     Section 10.3 All leasehold improvements, alterations and other physical
additions made to or installed by or for Tenant in the Premises shall be and
remain Landlord's property (except for Tenant's furniture, personal property and
movable trade fixtures) and shall not be removed without Landlord's written
consent. Tenant agrees to remove, at its sole cost and expense, all of Tenant's
furniture, personal property and movable trade fixtures, and, if directed to or
permitted to do so by Landlord in writing, all, or any part of the leasehold
improvements, alterations and other physical additions made by Tenant to the
Premises, on or before the Expiration Date or any earlier date of, termination
of this Lease. Tenant shall repair, or promptly reimburse Landlord for the cost
of repairing, all damage done to the Premises or the Building by such removal.
Any leasehold improvements, alterations or physical additions made by Tenant
which Landlord does not direct or permit Tenant to remove at any time during or
at the end of the Term shall become the property of Landlord at the end of the
Term without any payment to Tenant. If Tenant fails to remove any of Tenant's
furniture, personal property or

                                      19
<PAGE>

movable trade fixtures by the Expiration Date or any sooner date of termination
of the Lease or, if Tenant fails to remove any leasehold improvements,
alterations and other physical additions made by Tenant to the Premises which
Landlord has in writing directed Tenant to remove. Landlord shall have the
right, on the fifth (5th) day after Landlord's delivery of written notice to
Tenant, to deem such property abandoned by Tenant and to remove, store, sell,
discard or otherwise deal with or dispose of such abandoned property in a
commercially reasonable manner. Tenant shall be liable for all costs of such
disposition of Tenant's abandoned property and Landlord shall have no liability
to Tenant in any respect regarding such property of Tenant. The provisions of
this Section 10.3 shall survive the expiration or any earlier termination of
this Lease.

                                  ARTICLE 11
                                  ----------

                                     LIENS
                                     -----

     Section 11.1 Tenant shall keep the Project, the Building and the Premises
and Landlord's interest therein from any liens arising from any work performed,
materials furnished, or obligations incurred by, or on behalf of Tenant. Notice
is hereby given that neither Landlord nor any mortgagee or lessor of Landlord
shall be liable for any labor or materials furnished to Tenant. If any lien is
filed for such work or materials, such lien shall encumber only Tenant's
interest in leasehold improvements on the Premises. Within ten (10) days after
Tenant learns of the filing of any such lien, Tenant shall notify Landlord of
such lien and shall either discharge and cancel such lien of record or post a
bond sufficient under the laws of the State of Illinois to cover the amount of
the lien claim plus any penalties, interest, attorneys' fees, court costs, and
other legal expenses in connection with such lien. If Tenant fails to so
discharge or bond such lien within ten (10) calendar days after written demand
from Landlord, Landlord shall have the right, at Landlord's option, to pay the
full amount of such lien without inquiry into the validity thereof, and Landlord
shall be promptly reimbursed by Tenant, as Additional Rent, for all amounts so
paid by Landlord, including expenses, interest, and attorneys' fees.

                                  ARTICLE 12
                                  ----------

                         USE AND COMPLIANCE WITH LAWS
                         ----------------------------

     Section 12.1 The Premises shall be used only for executive and
administrative offices for the conduct of Tenant's business limited to the uses
specifically set forth in Section 1.1Q and for no other purposes whatsoever.
Tenant shall use and maintain the Premises in a clean, careful, safe, lawful and
proper manner and shall not allow within the Premises, any offensive noise,
odor, conduct or private or public nuisance or permit Tenant's employees,
agents, licensees or invitees to create a public or private nuisance or act in a
disorderly manner within

                                       20
<PAGE>

the Building or in the Project. Any statement as to the particular nature of the
business to be conducted by Tenant in the Premises and uses to be made thereof
by Tenant as set forth in Section 1.lQ hereof shall not constitute a
representation or warranty by Landlord that such business or uses are lawful or
permissible under any certificate or occupancy for the Premises or the Building
or are otherwise permitted by law. Landlord does, however, represent that any
certificate of occupancy issued with respect to the Premises shall allow use for
executive and administrative offices.

     Section 12.2 Tenant shall, at Tenant's sole expense, (a) comply with all
laws, orders, ordinances, and regulations of federal, state, county, and
municipal authorities having jurisdiction over the Premises, (b) comply with any
directive, order or citation made pursuant to law by any public officer
requiring abatement of any nuisance or which imposes upon Landlord or Tenant any
duty or obligation arising from Tenant's occupancy or use of the Premises or
from conditions which have been created by or at the request or insistence of
Tenant, or required by reason of a breach of any of Tenant's obligations
hereunder or by or through other fault of Tenant, (c) comply with all insurance
requirements applicable to the Premises and (d) indemnify and hold Landlord
harmless from any loss, cost, claim or expense which Landlord incurs or suffers
by reason of Tenant's failure to comply with its obligations under clauses (a),
(b) or (c) above. If Tenant receives notice of any such directive, order
citation or of any violation of any law, order, ordinance, regulation or any
insurance requirement, Tenant shall promptly notify Landlord in writing of such
alleged violation and furnish Landlord with a copy of such notice.

                                  ARTICLE 13
                                  ----------

                             DEFAULT AND REMEDIES
                             --------------------

     Section 13.1 The occurrence of any one or more of the following events
shall constitute an Event of Default (herein so called) of Tenant under this
Lease: (a) if Tenant fails to pay any Rent hereunder as and when such Rent
becomes due and such failure shall continue for more than five (5) days after
Landlord gives Tenant notice of past due Rent: (b) if Tenant fails to pay Rent
on time more than twice in any period of twelve (12) months, notwithstanding
that such payments have been made within the applicable cure period; (c) if the
Premises become vacant, deserted, or abandoned (provided, however, that Tenant
vacating the Premises temporarily in connection with a remodeling or
construction of alterations shall not be considered a vacation, desertion or
abandonment hereunder) for more than ten (10) consecutive days of if Tenant
fails to take possession of the Premises on the Commencement Date or promptly
thereafter: (d) if Tenant permits to be done anything which creates a lien upon
the Premises and fails to discharge or bond such lien or post such security with
Landlord as is required by Article 11; (e) if Tenant violates the provisions of
Article 8 by attempting to make an unpermitted assignment or sublease; (f) if
Tenant fails to maintain in force all policies of insurance required by this
Lease and such failure shall continue for more than ten (10) days after Landlord
gives Tenant written

                                       21
<PAGE>

notice of such failure: (g) if any petition is filed by or against Tenant or any
guarantor of this Lease under any present or future section or chapter of the
Bankruptcy Code, or under any similar law or statute of the United States or any
state thereof (which, in the case of an involuntary proceeding, is not
permanently discharged, dismissed, stayed, or vacated, as the case may be,
within sixty (60) days of commencement), or if any order for relief shall be
entered against Tenant or any guarantor of this Lease in any such proceedings;
(h) if Tenant or any guarantor of this Lease becomes insolvent or makes a
transfer in fraud of creditors or makes an assignment for the benefit of
creditors; (i) if a receiver, custodian, or trustee is appointed for the
Premises or for all or substantially all of the assets of Tenant or of any
guarantor of this Lease, which appointment is not vacated within sixty (60) days
following the date of such appointment; or (j) if Tenant fails to perform or
observe any other terms of this Lease and such failure shall continue for more
than thirty (30) days after Landlord gives Tenant notice of such failure, or, if
such failure cannot be corrected within such thirty (30) day period, if Tenant
does not commence to correct such default within said thirty (30) day period and
thereafter diligently prosecute the correction of same to completion within a
reasonable time and in any event prior to the time a failure to complete such
correction could cause Landlord to be subject to prosecution for violation of
any law, rule, ordinance or regulation or causes, or could cause, a default
under any mortgage, underlying lease, tenant leases or other agreements
applicable to the Project.

     Section 13.2 Upon the occurrence of any Event of Default, Landlord shall
have the right, at Landlord's option, to elect to do any one or more of the
following without further notice or demand to Tenant, Tenant hereby expressly
waiving the requirement of service of any statutory notice or demand as a
condition precedent to Landlord's exercising of the following rights: (a)
terminate this Lease, in which event Tenant shall immediately surrender the
Premises to Landlord, and, if Tenant fails to so surrender, Landlord shall have
the right, without notice or demand, to enter upon and take possession of the
Premises and to expel or remove Tenant and its effects without being liable for
prosecution or any claim for damages therefor; and Tenant shall, and hereby
agrees to, indemnify Landlord for all loss and damage which Landlord suffers by
reason of such termination, including damages in an amount equal to the total of
(l) the costs of recovering the Premises and all other expenses incurred by
Landlord in connection with Tenant's default; (2) the unpaid Rent earned as of
the date of termination, plus interest at the Interest Rate; (3) the total Rent
which Landlord would have received under this Lease for the remainder of the
Term, but discounted to the then present value at a rate of eight percent (8%)
per annum, over the fair market rental value on a net basis of the balance of
the Term as of the time of such default, discounted to the then present value at
a rate of eight percent (8%) per annum; and (4) all other sums of money and
damages owing by Tenant to Landlord; or (b) enter upon and take possession of
the Premises without terminating this Lease and without being liable to
prosecution or any claim for damages therefor, and, if Landlord elects, relet
the Premises on such terms as Landlord deems advisable, in which event Tenant
shall pay to Landlord on demand the reasonable cost of repossession, renovating,
repairing and altering the Premises for a new tenant or tenants in a manner and
to a level reasonably necessary to so relet the Premises, which may include
renovating and altering the Premises to the then

                                       22
<PAGE>

current Building standard condition, and any deficiency between the Rent payable
hereunder and the rent paid under such reletting; provided, however, that Tenant
shall not be entitled to any excess payments received by Landlord from such
reletting. Landlord's failure to relet the Premises shall not release or affect
Tenant's liability for Rent or for damages; or (c) enter the Premises without
terminating this Lease and without being liable for prosecution or any claim for
damages therefor and maintain the Premises and repair or replace any damage
thereto or do anything for which Tenant is responsible hereunder. Tenant shall
reimburse Landlord immediately upon demand for any expenses which Landlord
incurs in thus effecting Tenant's compliance under this Lease, and Landlord
shall not be liable to Tenant for any damages with respect thereto.

     Section 13.3 No agreement to accept a surrender of the Premises and no act
or omission by Landlord or Landlord's agents during the Term shall constitute an
acceptance or surrender of the Premises unless made in writing and signed by
Landlord. No re-entry or taking possession of the Premises by Landlord shall
constitute an election by Landlord to terminate this Lease unless a written
notice of such intention is given to Tenant. No provision of this Lease shall be
construed as an obligation upon Landlord to mitigate Landlord's damages under
the Lease.

     Section 13.4 No provision of this Lease shall be deemed to have been waived
by Landlord unless such waiver is in writing and signed by Landlord. Landlord's
acceptance of Rent following an Event of Default hereunder shall not be
construed as a waiver of such Event of Default. No custom or practice which may
grow up between the parties in connection with the terms of this Lease shall be
construed to waive or lessen Landlord's right to insist upon strict performance
of the terms of this Lease, without a written notice thereof to Tenant from
Landlord.

     Section 13.5 The rights granted to Landlord in this Article 13 shall be
cumulative of every other right or remedy provided in this Lease or which
Landlord may otherwise have at law or in equity or by statute, and the exercise
of one or more rights or remedies shall not prejudice or impair the concurrent
or subsequent exercise of other rights or remedies or constitute a forfeiture or
waiver of Rent or damages accruing to Landlord by reason of any Event of Default
under this Lease. Tenant agrees to pay to Landlord all costs and expenses
incurred by Landlord in the enforcement of this Lease, including all attorneys'
fees incurred in connection with the collection of any sums due hereunder or the
enforcement of any right or remedy of Landlord.

                                       23
<PAGE>

                                  ARTICLE 14
                                  ----------

                                   INSURANCE
                                   ---------

     Section 14.1 A. Tenant, at its sole expense, shall obtain and keep in force
during the Term the following insurance: (a) "All Risk" insurance insuring
Tenant's interest in the Premises and all property located in the Premises,
including furniture, equipment, fittings, installations, fixtures, supplies and
any other personal property, leasehold improvements and alterations ("Tenant's
Property"), in an amount equal to the full replacement value, it being
understood that no lack or inadequacy of insurance by Tenant shall in any event
make Landlord subject to any claim by virtue of any theft of or loss or damage
to any uninsured or inadequately insured property; (b) Business Interruption
insurance in an amount that will reimburse Tenant for direct or indirect loss of
earnings attributable to all perils insured against under Section 14.1(a) or
attributable to the prevention of access to the Premises by civil authority, and
sufficient to reimburse Tenant for Rent in the event of a casualty to, or
temporary taking of, the Building or the Premises; (c) Commercial General Public
Liability insurance including personal injury, bodily injury, broad form
property damage, operations hazard, owner's protective coverage, contractual
liability, with a cross liability clause and a severability of interests clause
to cover Tenant's indemnities set forth herein, and products and completed
operations liability, in limits not less than $1,000,000.00 inclusive per
occurrence or such higher limits as Landlord may require from time to time
during the Term; (d) Worker's Compensation and Employer's Liability insurance,
with a waiver of subrogation endorsement, in form and amount as required by
applicable law; (e) in the event Tenant performs any repairs or alterations in
the Premises, Builder's Risk insurance on an "All Risk" basis (including
collapse) on a completed value (non-reporting) form for full replacement value
covering all work incorporated in the Building and all materials and equipment
in or about the Premises; (f) Tenant's "All Risk" Legal Liability insurance for
the replacement cost value of the Premises; and (g) any other form or forms of
insurance or any changes or endorsements to the insurance required herein as
Landlord, or any mortgagee or lessor of Landlord may require, from time to time,
in form or in amount.

     B. Tenant shall have the right to include the insurance required by Section
14.lA under Tenant's policies of "blanket insurance," provided that no other
loss which may also be insured by such blanket insurance shall affect the
insurance coverages required hereby and further provided that Tenant delivers to
Landlord a certificate specifically stating that such coverages apply to
Landlord, the Premises and the Project. All such policies of insurance or
certificates thereof shall name Tenant and Landlord as named insureds thereunder
and shall name all mortgagees and lessors of Landlord, of which Tenant has been
notified, additional named insureds, all as their respective interest may
appear. All such policies or certificates shall be issued by insurers acceptable
to Landlord and in form satisfactory to Landlord. Tenant shall deliver to
Landlord certificates with copies of policies, together with satisfactory
evidence of payment of premiums for such policies, by the Commencement Date and,
with respect to renewals of such policies, not later than thirty (30) days prior
to the end of the expiring term of coverage. Upon Landlord's request Tenant
shall deliver to Landlord certified copies of such

                                       24
<PAGE>

policies. All policies of insurance shall be primary and Tenant shall not carry
any separate or additional insurance concurrent in form or contributing in the
event of any loss or damage with any insurance required to be maintained by
Tenant under this Lease. All such policies and certificates shall contain an
agreement by the insurers that the policies will not be invalidated as they
affect the interests of Landlord and Landlord's mortgagees by reason of any
breach or violation of warranties. representations. declarations or conditions
contained in the policies and that the insurers shall notify Landlord and any
mortgagee or lessor of Landlord in writing, by Registered U.S. mail, return
receipt requested. not less than thirty C30) days before any material change.
reduction in coverage. cancellation, including cancellation for nonpayment of
premium. or other termination thereof or chance therein and shall include a
clause or endorsement denying the insurer any rights or subrogation against
Landlord, if such clause or endorsement is available without additional cost to
Tenant.

     Section 14.2 Landlord shall insure the Building against damage with
casualty and commercial general public liability insurance, all in such amounts
and with such deductible as Landlord reasonably deems appropriate.
Notwithstanding any contribution by Tenant to the cost of insurance premiums, as
provided hereinabove. Landlord shall not be required to carry insurance of any
kind on Tenant's Property, and Tenant hereby agrees that Tenant shall have no
right to receive any proceeds from any insurance policies carried by Landlord.

     Section 14.3 Tenant shall not conduct or knowingly permit to be conducted
in the Premises any activity, or place any equipment in or about the Premises or
the Building, which will invalidate the insurance coverage in effect or increase
the rate of fire insurance or other insurance on the Premises or the Building,
and Tenant shall comply with all requirements and regulations of Landlord's
casualty and liability insurer. If any invalidation of coverage or increase in
the rate of fire insurance or other insurance occurs or is threatened by any
insurance company due to any act or omission by Tenant, or its agents,
employees, representatives, or contractors, such statement or threat shall be
conclusive evidence that the increase in such rate is due to such act of Tenant
or the contents or equipment in or about the Premises, and, as a result thereof,
Tenant shall be liable for such increase and shall be considered Additional Rent
payable with the next monthly installment of Base Rent due under this Lease. In
no event shall Tenant introduce or permit to be kept on the Premises or brought
into the Building any dangerous, noxious, radioactive or explosive substance.

     Section 14.4 Landlord and Tenant each hereby waive any right of subrogation
and right of recovery or cause of action for injury or loss to the extent that
such injury or loss is covered by fire, extended coverage, "All Risk" or similar
policies covering real property of personal property (or which would have been
covered if Tenant or Landlord, as the case may be, was carrying the insurance
required by this Lease). Said waivers shall be in addition to, and not in
limitation or derogation or, any other waiver or release contained in this
Lease. Written notice of the terms of the above mutual waivers shall be given to
the insurance carriers of Landlord and Tenant and the parties' insurance
policies shall be properly endorsed, if necessary, to prevent the invalidation
of said policies by reason of such waivers.

                                       25
<PAGE>

                                  ARTICLE 15
                                  ----------

                         DAMAGE BY FIRE OR OTHER CAUSE
                         -----------------------------

     Section 15.1 If the Project or any portion thereof is damaged or destroyed
by any casualty to the extent that, in Landlord's reasonable judgment, (a)
repair of such damage or destruction would not be economically feasible, or (b)
the damage or destruction to the Project cannot be repaired, in Landlord's
reasonable judgement, within one hundred eighty (180) days after receipt of
insurance proceeds relating to such damage or destruction, or (c) if the
proceeds from insurance remaining after any required payment to any mortgagee or
lessor of Landlord are insufficient to repair such damage or destruction,
Landlord shall have the right, at Landlord's option, to terminate this Lease by
giving Tenant notice of such termination, within sixty (60) days after the date
of such damage or destruction and, with respect to damage or destruction
described in clause (b) above, and if such damage or destruction renders the
Premises untenantable, Tenant shall have the right, at Tenant's option, to
terminate this Lease by giving Landlord notice of such termination within sixty
(60) days after the date of such damage or destruction, provided, however, that
if Landlord determines that the Project cannot be rebuilt or made fit for
Tenant's purposes within one hundred and eighty (180) days after the date of
such damage or destruction but does not elect to terminate this Lease as
provided above, then Landlord shall provide Tenant with written notice of such
determination within forty-five (45) days after the date of such damage or
destruction so that Tenant can exercise its termination right within the sixty
(60) day period provided above.

     Section 15.2 If the Premises or any portion thereof is damaged or destroyed
by any casualty against which Tenant is required to be insured under Section
14.1, and if, in Landlord's reasonable opinion, the Premises cannot be rebuilt
or made fit for Tenant's purposes within one hundred eighty days (180) after the
date of such damage or destruction, or if the proceeds from the insurance Tenant
is required to maintain pursuant to Article 14 hereof (or the amount of proceeds
which would have been available if Tenant was carrying such insurance) are
insufficient to repair such damage or destruction, then either Landlord or
Tenant shall have the right, at the option of either party, to terminate this
Lease by giving the other written notice, within sixty (60) days after such
damage or destruction.

     Section 15.3 In the event of partial destruction or damage to the Building
or the Premises which is not subject to Section 15.1 or 15.2. but which renders
the Premises partially but not wholly untenantable, this Lease shall not
terminate and Rent shall be abated in proportion to the area of the Premises
which, in Landlord's reasonable opinion, cannot be used or occupied by Tenant as
a result of such casualty. Landlord shall in such event, within a reasonable
time after the date of such destruction or damage, subject to force majeure (as
defined in Section 25.6) or to Tenant caused delay and to the extent and
availability of insurance proceeds, restore the Premises to as near the same
condition as existed prior to such partial damage or destruction, provided that
Tenant pays to Landlord Tenant's insurance proceeds as required in

                                       26
<PAGE>

Section 15.5  In no event shall Rent abate or shall any termination occur if
damage to or destruction of the Premises is the result of the gross negligence
or willful act of Tenant, or Tenant's agents, employees, representatives,
contractors, successors, assigns, licensees or invitees.

     Section 15.4 If the Building or the Premises or any portion thereof is
destroyed by fire or other causes at any time during the last year of the Term,
then either Landlord or Tenant shall have the right, at the option of either
party, to terminate this Lease by giving written notice to the other within
sixty (60) days after the date of such destruction.

     Section 15.5 Landlord shall have no liability to Tenant for inconvenience,
loss of business, or annoyance arising from any repair of any portion of the
Premises or the Project. If Landlord is required by this Lease or by any
mortgagee or lessor of Landlord to repair or if Landlord undertakes to repair,
Tenant shall pay to Landlord that amount of Tenant's insurance proceeds (or the
amount which would have been received by Tenant if Tenant was carrying the
insurance required by this Lease) which insures such damage to the Premises or
Building as a contribution towards such repair, and Landlord shall use
reasonable efforts to have such repairs made promptly and in a manner which will
not unnecessarily interfere with Tenant's occupancy.

     Section 15.6 In the event of termination of this Lease pursuant to Sections
15.1, 15.2, or 15.4, then all Rent shall be apportioned and paid to the date on
which possession is relinquished or the date of such damage, whichever last
occurs, and Tenant shall immediately vacate the Premises according to such
notice of termination: provided, however, that those provisions of this Lease
which are designated to cover matters of termination and the period thereafter
shall survive the termination hereof.

                                  ARTICLE 16
                                  ----------

                                 CONDEMNATION
                                 ------------

     Section 16.1 In the event the whole or substantially the whole of the
Building or the whole or any portion of the Premises are taken or condemned by
eminent domain or by any conveyance in lieu thereof (such taking, condemnation
or conveyance in lieu thereof being hereinafter referred to as "condemnation"),
the Term shall cease and this Lease shall terminate on the earlier of the date
the condemning authority takes possession or the date title vests in the
condemning authority.

     Section 16.2 In the event any portion of the Building shall be taken by
condemnation (whether or not such taking includes any portion of the Premises),
which taking, in Landlord's reasonable judgment, is such that the Building
cannot be restored in an economically feasible manner for use substantially as
originally designed, then Landlord shall have the right, at

                                       27
<PAGE>

Landlord's option, to terminate this Lease, effective as of the date specified
by Landlord in a written notice of termination from Landlord to Tenant.

     Section 16.3  In the event any portion of the Parking Facility shall be
taken by condemnation, which taking in Landlord's judgment is such that the
Parking Facility cannot be restored in an economically feasible manner for use
substantially as originally designed including in such consideration the
possible use of additional Parking Facility in the vicinity of the Building,
then Landlord shall have the right, at Landlord's option, to terminate this
Lease, effective as of the date specified by Landlord in a written notice of
termination from Landlord to Tenant.

     Section 16.4  In the event that a portion. but less than substantially the
whole, of the Premises shall be taken by condemnation, then this Lease shall be
terminated as of the date of such condemnation as to the portion of the Premises
so taken, and unless Landlord exercises its option to terminate this Lease
pursuant to Section 16.2, this Lease shall remain in full force and effect as to
the remainder of the Premises.

     Section 16.5  In the event of termination of this Lease pursuant to the
provisions of Section 16.1, 16.2, or 16.3, the Rent shall be apportioned as of
such date of termination: provided, however, that those provisions of this Lease
which are designated to cover matters of termination and the period thereafter
shall survive the termination hereof.

     Section 16.6  All compensation awarded or paid upon a condemnation of any
portion of the Project shall belong to and be the property of Landlord without
participation by Tenant. Nothing herein shall be construed, however, to preclude
Tenant from prosecuting any claim directly against the condemning authority for
loss of business, loss of good will, moving expenses, damage to, and cost of
removal of, trade fixtures, furniture and other personal property belonging to
Tenant: provided, however, that Tenant shall make no claim which shall diminish
or adversely affect any award claimed or received by Landlord.

     Section 16.7  Except as otherwise provided herein, if any portion of the
Project other than the Building is taken by condemnation or if the temporary use
or occupancy of all or any part of the Premises shall be taken by condemnation
during the Term, this Lease shall be and remain unaffected by such condemnation,
and Tenant shall continue to pay in full the Rent payable hereunder. In the
event of any such temporary taking for use or occupancy of all or any part of
the Premises, Tenant shall be entitled to appear, claim, prove and receive the
portion of the award for such taking that represents compensation for use or
occupancy of the Premises during the Term and Landlord shall be entitled to
appear, claim, prove and receive the portion of the award that represents the
cost of restoration of the Premises and the use or occupancy of the Premises
after the end of the Term hereof. In the event of any such condemnation of any
portion of the Project other than the Building, Landlord shall be entitled to
appear, claim, prove and receive all of that award.

                                       28
<PAGE>

                                  ARTICLE 17
                                  ----------

                                INDEMNIFICATION
                                ---------------

     Section 17.1   Tenant hereby waives all claims against Landlord for damage
to any property or injury to, or death of, any person in, upon, or about the
Project, including the Premises, arising at any time and from any cause other
than the negligence or willful misconduct of Landlord, its agents, employees,
representatives, or contractors. Tenant shall, and hereby agrees to, indemnify
and hold Landlord harmless from any damage to any property or injury to, or
death of, any person arising from the use or occupancy of the Common Areas and
the Premises by Tenant, its agents, employees, representatives, contractors,
successors, assigns, licensees, or invitees, except to the extent such damage is
caused by the negligence or willful misconduct of Landlord, its agents,
employees, representatives, or contractors and except, with respect to the
Common Areas only. Tenant's indemnification set forth above shall not include
any such damage caused by other tenants of the Building or other third parties.
Without limiting the generality of the foregoing, Landlord shall not be liable
for any injury or damage to persons or property resulting from the condition or
design of, or any defective, Building or its mechanical systems or equipment
which may exist or occur or from any fire, explosion, falling plaster, steam,
gas, electricity, water, rain, flood, snow, or leaks from any part of the
Premises or from the pipes, appliances, plumbing works, roof, or subsurface of
any floor or ceiling, or from the street or any other place, or by dampness or
by any other similar cause, except to the extent caused by the negligence or
willful misconduct of Landlord, its agents, employees, representatives or
contractors. Landlord shall not be liable for any such damage caused by other
tenants or persons in the Building or by occupants of adjacent property thereto,
or by the public, or caused by construction (except to the extent caused by the
negligence or willful misconduct of Landlord) or by any private, public or
quasi-public work. Tenant, for itself and its agents, employees,
representatives, contractors, successors, assigns, invitees and licensees,
expressly assumes all risks of injury or damage to person or property, whether
proximate or remote, resulting from the condition of the Project or any part
thereof, except to the extent caused by the negligence or willful misconduct of
Landlord. Tenant's foregoing indemnity shall include attorneys' fees,
investigation costs, and all other reasonable costs and expenses incurred by
Landlord in any connection therewith. The provisions of this Article 17 shall
survive the expiration or termination of this Lease with respect to any damage,
injury, or death occurring before such expiration or termination. If Landlord is
made a party to any litigation commenced by or against Tenant or relating to
this Lease or to the Premises, and provided that in any such litigation Landlord
is not finally adjudicated to be solely at fault, then Tenant shall pay all
costs and expenses, including attorneys' fees and court costs, incurred by or
imposed upon Landlord because of any such litigation, and the amount of all such
costs and expenses, including attorneys' fees and court costs, shall be a demand
obligation owing by Tenant to Landlord. Notwithstanding anything in this Article
17 to the contrary, Landlord shall not be liable to Tenant for any claims
resulting from the negligence or willful misconduct of Landlord, its agents,
employees, representatives, or contractors to the extent such claims are covered
by the types of insurance Tenant is to maintain pursuant to Section 14.lA.

                                       29
<PAGE>

     Section 17.2 Landlord shall, and hereby agrees to, indemnify and hold
Tenant harmless from any damages in connection with loss of life, bodily or
personal injury or property damage arising from any occurrence in the Common
Areas of the Project, except to the extent the result of the negligence or
willful misconduct of Tenant and to the extent not covered by Tenant's
insurance.

                                  ARTICLE 18
                                  ----------

                    SUBORDINATION AND ESTOPPEL CERTIFICATES
                    ---------------------------------------

     Section 18.1 This Lease and all rights of Tenant hereunder are subject and
subordinate to all underlying leases now or hereafter in existence, and to any
supplements, amendments, modifications, and extensions of such leases heretofore
or hereafter made and to any deeds to secure debt, mortgages, or other security
instruments which now or hereafter cover all or any portion of the Project or
any interest of Landlord therein, and to any advances made on the security
thereof, and to any increases, renewals, modifications, consolidations,
replacements, and extensions of any of such mortgages. This provision is
declared by Landlord and Tenant to be self-operative and no further instrument
shall be required to effect such subordination of this Lease. Upon demand,
however, Tenant shall execute, acknowledge, and deliver to Landlord any further
instruments and certificates evidencing such subordination as Landlord, and any
mortgagee or lessor of Landlord shall reasonably require, and if Tenant fails to
so execute, acknowledge and deliver such instruments within ten (10) days after
Landlord's request, Landlord is hereby empowered to do so in Tenant's name and
on Tenant's behalf; Tenant hereby irrevocably appoints Landlord as Tenant's
agent and attorney-in-fact for the purpose of executing, acknowledging, and
delivering any such instruments and certificates. Tenant shall not unreasonably
withhold, delay, or defer its written consent reasonable modifications in this
Lease which are a condition of any construction, interim or permanent financing
for the Project or any reciprocal easement agreement with facilities in the
vicinity of the Building, provided that such modifications do not increase the
obligations of Tenant hereunder or materially and adversely affect Tenant's use
and enjoyment of the Premises. This Lease is further subject and subordinate to:
(a) all applicable ordinances of any government authority having jurisdiction
over the Project, relating to easements, franchises, and other interests or
rights upon, across, or appurtenant to the Project; and (b) all utility
easements and agreements, now or hereafter created for the benefit of the
Project.

     Section 18.2 Notwithstanding the generality of the foregoing provisions of
Section 18.1, any mortgagee or lessor of Landlord shall have the right at any
time to subordinate any such mortgage or underlying lease to this Lease, or to
any of the provisions hereof, on such terms and subject to such conditions as
such mortgagee or lessor of Landlord may consider appropriate in its discretion.
At any time, before or after the institution of any proceedings for the
foreclosure of any such mortgage, or the sale of the Building under any such
mortgage, or the termination of any underlying lease, Tenant shall, upon request
of such mortgagee or any person

                                       30
<PAGE>

or entities succeeding to the interest of such mortgagee or the purchaser at any
foreclosure sale ("Successor Landlord"), automatically become the Tenant (or if
the Premises has been validly subleased, the subtenant) of the Successor
Landlord, without change in the terms or other provisions of this Lease (or, in
the case of a permitted sublease, without change in this Lease or in the
instrument setting forth the terms of such sublease); provided, however, that
the Successor Landlord shall not be (i) bound by any payment made by Tenant of
Rent or Additional Rent for more than one (1) month in advance, except for a
Security Deposit previously paid to Landlord (and then only if such Security
Deposit has been deposited with and is under the control of the Successor
Landlord), (ii) bound by any termination, modification, amendment or surrender
of the Lease done without the consent of the mortgagee or ground lessor, if any,
at the time of such termination, modification, amendment or surrender. (iii)
liable for any damages or subject to any offset or defense by Tenant to the
payment of Rent by reason of any act or omission of any' prior landlord
(including Landlord), or (iv) personally or corporately liable, in any event,
beyond the limitations on landlord liability set forth in Section 25.5 of this
Lease. This agreement of Tenant to attorn to a Successor Landlord shall survive
any such foreclosure sale, trustee's sale conveyance in lieu thereof or
termination of any underlying lease. Tenant shall upon demand at any time,
before or after any such foreclosure or termination execute, acknowledge, and
deliver to the Successor Landlord any written instruments and certificates
evidencing such attornment as such Successor Landlord may reasonably require:
provided, however, that Landlord shall use its reasonable efforts to require
that such agreement provide that upon such attornment as long as Tenant is not
in default hereunder, Tenant's possession of the Premises under this Lease shall
not be disturbed.

     Section 18.3 Tenant shall, from time to time, within ten (10) days after
request from Landlord, or from any mortgagee or lessor of Landlord, execute,
acknowledge and deliver in recordable form a certificate certifying, to the
extent true, that this Lease is in full force and effect and unmodified (or, if
there have been modifications, that the same is in full force and effect as
modified and stating the modifications); that the Term has commenced and the
full amount of the Rent then accruing hereunder; the dates to which the Rent has
been paid; that Tenant has accepted possession of the Premises and that any
improvements required by the terms of this Lease to be made by Landlord have
been completed to the satisfaction of Tenant; the amount, if any, that Tenant
has paid to Landlord as a Security Deposit; that no Rent under this Lease has
been paid more than thirty (30) days in advance of its due date (or, if there
has been such a prepayment, the amount of such prepayment); that the address for
notices to be sent to Tenant is as set forth in this Lease (or has been changed
by notice duly given and is as set forth in the certificate); that Tenant, as
of the date of such certificate, has no charge, lien, or claim of offset under
this Lease or otherwise against Rent or other charges due or to become due
hereunder: that, to the knowledge of Tenant, Landlord is not then in default
under this Lease; and such other matters as may be reasonably requested by
Landlord or any mortgagee or lessor of Landlord. Any such certificate may be
relied upon by Landlord, any Successor Landlord, or any mortgagee or lessor of
Landlord. Landlord agrees periodically to furnish, when reasonably requested in
writing by Tenant, certificates signed by Landlord containing information
similar to the foregoing information.

                                       31
<PAGE>

     Section 18.4 No act or failure to act on the part of Landlord which would
entitle Tenant under the terms of this Lease, or by law, to be relieved of
Tenant's obligations hereunder or to terminate this Lease, shall result in a
release of such obligations or a termination of this Lease unless (a) Tenant has
given notice by registered or certified mail to any mortgagee or lessor of
Landlord whose address shall have been furnished to Tenant, and (b) Tenant
offers such mortgagee or lessor of Landlord a reasonable opportunity with due
diligence to cure the default, including time to obtain possession of the
Premises by power of sale or judicial foreclosure, if such should prove
necessary to effect a cure.

                                  ARTICLE 19
                                  ----------

                           SURRENDER OF THE PREMISES
                           -------------------------

     Section 19.1 Upon the Expiration Date or earlier termination of this Lease,
or upon any re-entry of the Premises by Landlord without terminating this Lease
pursuant to Section 13.2(b), Tenant, at Tenant's sole cost and expense, shall
peacefully vacate and surrender the Premises to Landlord in good order, broom
clean and in the same condition as at the beginning of the Term or as the
Premises may thereafter have been improved by Landlord or Tenant (provided that
Tenant's improvements were made with Landlord's consent), reasonable use and
wear thereof and repairs which are Landlord's obligations under Articles 9, 15
and 16 only excepted, and Tenant shall remove all of Tenant's Property and turn
over all keys for the Premises to Landlord. Should Tenant continue to hold the
Premises after the expiration or earlier termination of this Lease, such holding
over, unless otherwise agreed to by Landlord in writing, shall constitute and be
construed as a tenancy at sufferance at monthly installments of Rent equal the
greater of to two hundred percent (200%) of the monthly portion of Rent in
effect as of the date of expiration or earlier termination or two hundred
percent (200%) of the fair market rental value of the Premises, and subject to
all of the other terms, charges and expenses set forth herein except any right
to renew this Lease or to expand the Premises or any right to additional
services. Tenant shall also be liable to Landlord for all damage which Landlord
suffers because of any holding over by Tenant, and Tenant shall indemnify
Landlord against all claims made by any other tenant or prospective tenant
against Landlord resulting from delay by Landlord in delivering possession of
the Premises to such other tenant or prospective tenant. The provisions of this
Article 19 shall survive the expiration or earlier termination of this Lease.

                                  ARTICLE 20
                                  ----------

                          LANDLORD'S RIGHT TO INSPECT
                          ---------------------------

     Section 20.1 Landlord shall retain duplicate keys, cards, access codes or
other access means to all doors of the Premises. Tenant shall provide Landlord
with new keys should Tenant

                                       32
<PAGE>

receive Landlord's consent to change the locks. Landlord shall have the right to
enter the Premises at reasonable hours (or, in the event of an emergency, at any
hour) (a) to exhibit the same to present to prospective mortgagees, lessors or
purchasers during the Term and to prospective tenants during the last year of
the Term. (b) to inspect the Premises. (c) to confirm that Tenant is complying
with all of Tenant's covenants and obligations under this Lease. (d) to clean or
make repairs required of Landlord under the terms of this Lease. (e) to make
repairs to areas adjoining the Premises, and (f) to repair and service utility
lines or other components of the Building; provided, however, Landlord shall use
reasonable efforts to minimize interference with Tenant's business. Landlord
shall not be liable to Tenant for the exercise of Landlord's rights under this
Article 20 and Tenant hereby waives any claims for damages for any injury,
inconvenience or interference with Tenant's business, any loss of occupancy or
quiet enjoyment of the Premises, and any other loss occasioned thereby.

                                  ARTICLE 21
                                  ----------

                               SECURITY DEPOSIT
                               ----------------

     Section 21.1 Tenant's Security Deposit shall be held by Landlord, without
liability for interest except to the extent required by law, as security for the
performance of Tenant's obligations under this Lease. Unless required by
applicable law, Landlord shall not be required to keep the Security Deposit
segregated from other funds of Landlord. Tenant shall not assign or in a any way
encumber the Security Deposit. Upon the occurrence of any Event of Default by
Tenant, Landlord shall have the right, without prejudice to any other remedy, to
use the Security Deposit, or portions thereof, to the extent necessary to pay
any arrearages in Rent, and any other damage, injury or expense. Following any
such application of all or any portion of the Security Deposit, Tenant shall pay
to Landlord, on demand, the amount so applied in order to restore the Security
Deposit to its original amount. If Tenant is not in default at the termination
of this Lease, any remaining balance of the Security Deposit shall be promptly
returned to Tenant, provided that Tenant surrenders the Premises without damage
pursuant to Article 19 hereof. If Landlord transfers its interest in the
Premises during the Term, Landlord shall assign the Security Deposit to the
transferee, and thereafter Landlord shall have no further liability to Tenant
for the Security Deposit. Notwithstanding anything contained herein to the
contrary, after the third (3rd) anniversary of the Commencement Date, Tenant may
request that Landlord decrease the amount of Security Deposit to S5,999,94.
Landlord will agree to such decrease so long as Tenant has not been in default
under this Lease during the preceding three (3) years.

                                       33
<PAGE>

                                  ARTICLE 22
                                  ----------

                                   BROKERAGE
                                   ---------

     Section 22.1 Tenant and Landlord each represent and warrant to the other
that it has not entered into any agreement with, or otherwise had any dealings
with, any broker or agent in connection with the negotiation or execution of
this Lease which could form the basis of any claim by any such broker or agent
for a brokerage fee or commission, finder's fee, or any other compensation of
any kind or nature in connection herewith, other than with Brokers, and each
party shall, and hereby agrees to, indemnify and hold the other harmless from
all costs (including court costs, investigation costs, and attorneys' fees),
expenses, or liability for commissions or other compensation claimed by any
broker or agent with respect to this Lease which arise out of any agreement or
dealings, or alleged agreement or dealings, between the indemnifying party and
any such agent or broker, other than with Brokers. Landlord is responsible for
paying the Brokers pursuant to separate agreements with the Brokers. This
provision shall survive the expiration or earlier termination of this Lease.

                                   ARTICLE 23
                                   ----------

                       OBSERVANCE OF RULES AND REGULATIONS
                       -----------------------------------

     Section 23.1 Tenant and Tenant's servants, employees, agents, visitors, and
licensees shall observe faithfully and comply strictly with all Rules and
Regulations (herein so called) attached to this Lease as such Rules and
Regulations may be changed from time to time. Landlord shall at all times have
the right to make reasonable changes in and additions to such Rules and
Regulations: provided Landlord gives Tenant prior notice of such changes and
provided that such new rules and regulations or changes in existing rules and
regulations do not conflict with this Lease, and do not materially interfere
with the lawful conduct of Tenant's business in the Premises. Any failure by
Landlord to enforce any of the Rules and Regulations now or hereafter in effect,
either against Tenant or any other tenant in the Building, shall not constitute
a waiver of any such Rules and Regulations. Landlord shall not be liable to
Tenant for the failure or refusal by any other tenant, guest, invitee, visitor,
or occupant of the Building to comply with any of the Rules and Regulations.

                                  ARTICLE 24
                                  ----------

                                    NOTICES
                                    -------

     Section 24.1 All notices, consents, demands, requests, documents, or other
communications (other than payment of Rent) required or permitted hereunder
(collectively,

                                       34
<PAGE>

"notices") shall be deemed given, whether actually received or not, upon
delivery by hand or delivery by air express courier (with signed receipts) to
the other party, or on the second Business Day after deposit in the United
States mail, postage prepaid, certified, return receipt requested, except for
notice of change of address which shall be deemed given only upon actual
receipt. The addresses of the parties for notices are set forth in Article 1, or
any such other addresses subsequently specified by each party in notices given
pursuant to this Section 24.1.

                                  ARTICLE 25
                                  ----------

                                 MISCELLANEOUS
                                 -------------

     Section 25.1 Professional Fees. In any action or proceeding brought by
                  -----------------
either party against the other under this Lease, the prevailing party shall be
entitled to recover from the other party its professional fees for attorneys,
appraisers and accountants, its investigation costs, and any other legal
expenses and court costs incurred by the prevailing party in such action or
proceeding.

          Section 25.2 Reimbursements. Wherever the Lease requires Tenant to
                       --------------
reimburse Landlord for the cost of any item, such costs will be the reasonable
and customary charge periodically established by Landlord for such item.
Landlord shall keep in its on-site manager's office a schedule of such charges
(which Landlord may periodically change) for Tenant's examination. The schedule
of charges may include, at the discretion of Landlord, a reasonable allocation
of overhead, administrative, and related costs and a reasonable fee for
Landlord's agent or manager who performs such services or arranges for
performance of such services. All such charges shall be payable upon demand as
Additional Rent.

     Section 25.3 Severability. Every agreement contained in this Lease is, and
                  ------------
shall be construed as, a separate and independent agreement. If any term of this
Lease or the application thereof to any person or circumstances shall be
invalid or unenforceable, the remaining agreements contained in this Lease shall
not be affected.

     Section 25.4 Non-Merger. There shall be no merger of this Lease with any
                  ----------
ground leasehold interest or the fee estate in the Project or any part thereof
by reason of the fact that the same person may acquire or hold, directly or
indirectly, this Lease or any interest in this Lease as well as any ground
leasehold interest or fee estate in the Project or any interest in such fee
estate.

     Section 25.5 Landlord's Liability. Anything contained in this Lease to the
                  --------------------
contrary notwithstanding, Tenant agrees that Tenant shall look solely to the
estate and property of Landlord in the Project, including all applicable
insurance proceeds, for the collection of any judgment or other judicial process
requiring the payment of money by Landlord for any default

                                       35
<PAGE>

or breach by Landlord under this Lease, subject, however, to the prior rights of
any mortgagee or lessor of the Project. No other assets of Landlord or any
partners, shareholders, or other principals of Landlord shall be subject to
levy, execution or other judicial process for the satisfaction of Tenant's
claim.

     Section 25.6 Force Majeure. Whenever the period of time is herein
                  -------------
prescribed for action to be taken by Landlord or Tenant, Landlord or Tenant
shall not be liable or responsible for, and there shall be excluded from the
computation for any such period of time, any delays due to force majeure, which
term shall include strikes, riots, acts of God, shortages of labor or materials,
war, governmental approvals, laws, regulations, or restrictions, or any other
cause of any kind whatsoever which is beyond the reasonable control of Landlord
or Tenant. Force Majeure shall not excuse or delay Tenant's obligation to Rent
or any other amount due under this Lease.

     Section 25.7 Headings. The article headings contained in this Lease are for
                  --------
convenience only and shall not enlarge or limit the scope or meaning of the
various and several articles hereof. Words in the singular number shall be held
to include the plural, unless the context otherwise requires. All agreements and
covenants herein contained shall be binding upon the respective heirs, personal
representatives, and successors and assigns of the parties thereto.

     Section 25.8 Successors and Assigns. All agreements and covenants herein
                  ----------------------
contained shall be binding upon the respective heirs, personal representatives,
successors and assigns or the parties hereto. If there be more than one Tenant,
the obligations hereunder imposed upon Tenant shall be joint and several. If
there is a guarantor of Tenant's obligations hereunder, Tenant's obligations
shall be joint and several obligations of Tenant and such guarantor, and
Landlord need not first proceed against Tenant hereunder before proceeding
against such guarantor, and any such guarantor shall not be released from its
guarantee for any reason, including any amendment of this Lease, any forbearance
by Landlord or waiver of any of Landlord's rights, the failure to give Tenant or
such guarantor any notices, or the release of any party liable for the payment
or performance of Tenant's obligations hereunder. Notwithstanding the foregoing,
nothing contained in this Section 25.8 shall be deemed to override Article 8.

     Section 25.9 Landlord's Representations. Neither Landlord nor Landlord's
                  --------------------------
agents or brokers have made any representations or promises with respect to the
Premises, the Building, the Parking Facility, the Land, or any other portions of
the Project except as herein expressly set forth and all reliance with respect
to any representations or promises is based solely on those contained herein. No
rights, easements, or licenses are acquired by Tenant under this Lease by
implication or otherwise except as, and unless, expressly set forth in this
Lease.

     Section 25.10 Entire Agreement: Amendments. This Lease and the Exhibits and
                   ----------------------------
Riders attached hereto set forth the entire agreement between the parties and
cancel all prior negotiations, arrangements, brochures, agreements, and
understandings, if any, between

                                       36
<PAGE>

Landlord and Tenant regarding the subject matter of this Lease. No amendment or
modification of this Lease shall be binding or valid unless expressed in writing
executed by both parties hereto and, as more fully provided under Section 18.2
above, shall not be binding without the consent of any then existing mortgagee
or ground lessor.

     Section 25.11 Tenant's Authority. If Tenant signs as a corporation,
                   ------------------
execution hereof shall constitute a representation and warranty by Tenant that
Tenant is a duly organized and existing corporation, that Tenant has been and is
qualified to do business in the State of Illinois and in good standing with the
State of Illinois, that the corporation has full right and authority to enter
into this Lease, and that all persons signing on behalf of the corporation were
authorized to do so by appropriate corporate action. If Tenant signs as a
partnership, trust, or other legal entity, execution hereof shall constitute a
representation and warranty by Tenant that Tenant has complied with all
applicable laws, rules, and governmental regulations relative to Tenant's right
to do business in the State of Illinois, that such entity has the full right and
authority to enter into this Lease, and that all persons signing on behalf of
Tenant were authorized to do so by any and all necessary or appropriate
partnership, trust, or other actions.

     Section 25.12 Governing Law. This Lease shall be governed by and construed
                   -------------
under the laws of the State of Illinois. Any action brought to enforce or
interpret this Lease shall be brought in the court of appropriate jurisdiction
in Cook County, Illinois. Should any provision of this Lease require judicial
interpretation, Landlord and Tenant hereby agree and stipulate that the court
interpreting or considering same shall not apply the presumption that the terms
hereof shall be more strictly construed against a party by reason of any rule or
conclusion that a document should be construed more strictly against the party
who itself or through its agents prepared the same, it being agreed that all
parties hereto have participated in the preparation of this Lease and that each
party had full opportunity to consult legal counsel of its choice before the
execution of this Lease.

     Section 25.13 Tenant's Use of Name of the Building. Tenant shall not,
                   ------------------------------------
without the prior written consent of Landlord, use the name of the Building for
any purpose other than as the address of the business to be conducted by Tenant
in the Premises, and Tenant shall not do or permit the doing of anything in
connection with Tenant's business or advertising (including brokers' flyers
promoting sublease space) which in the reasonable judgment of Landlord may
reflect unfavorably on Landlord or the Building or confuse or mislead the public
as to any apparent connection or relationship between Tenant and Landlord, the
Building, or the Land.

     Section 25.14 Adjacent Lights. Any elimination or shutting off of light,
                   ---------------
air, or view by any structure which may be erected on lands adjacent to the
Building shall in no way affect this Lease and Landlord shall have no liability
to Tenant with respect thereto.

     Section 25.15 Chances to Project by Landlord. Landlord shall have the
                   ------------------------------
unrestricted right to make changes to all portions of the Project in Landlord's
reasonable discretion for the

                                       37
<PAGE>

purpose of improving access or security to the Project or the flow of pedestrian
and vehicular traffic therein. Landlord shall have the right at any time,
without the same constituting an actual or constructive eviction and without
incurring any liability to Tenant therefor, to change the arrangement or
location of entrances or passageways, doors and doorways, corridors, elevators,
stairs, bathrooms, or any other Common Areas so long as reasonable access to the
Premises remains available. Landlord shall also have the right to (a) rearrange.
change, expand or contract portions of the Project constituting Common Areas (b)
to use Common Areas while engaged in making improvements, repairs or alterations
to the Project, or any portion thereof, and (c) to do and perform such other
acts and make such other changes in to or with respect to the Project, or any
portion thereof, as Landlord may, in the exercise of sound business judgment,
deem to be appropriate. Landlord shall be entitled to change the name or address
of the Building or the Project. Landlord shall have the right to close, from
time to time, the Common Areas and other portions of the Project for such
temporary periods as Landlord deems legally sufficient to evidence Landlord's
ownership and control thereof and to prevent any claim of adverse possession by,
or any implied or actual dedication to, the public or any party other than
Landlord.

     Section 25.16 Time of Essence. Time is of the essence of this Lease.
                   ---------------

     Section 25.17 Landlord's Acceptance of Lease. The submission of this Lease
                   ------------------------------
to Tenant shall not be construed as an offer and Tenant shall not have any
rights with respect thereto unless said Lease is consented to by mortgagee, and
any lessor of Landlord, to the extent such consent is required, and Landlord
executes a copy of this Lease and delivers the same to Tenant.

     Section 25.18 Performance by Tenant. All covenants and agreements to be
                   ---------------------
performed by Tenant under any of the terms of this Lease shall be performed by
Tenant, at Tenant's sole cost and expense, and without any abatement of Rent. If
Tenant shall fail to pay any Rent, other than Base Rent, required to be paid by
it hereunder or shall fail to perform any other act on its part to be performed
hereunder, and such failure shall continue for longer than the period of cure,
if any, permitted in Section 13.1, Landlord may, at its option, without waiving
or releasing Tenant from obligations of Tenant, make any such payment or perform
any such other act on behalf of Tenant. All sums so paid by Landlord/and all
necessary incidental costs, together with interest thereon at the Interest Rate,
from the date of such payment by Landlord, shall be payable to Landlord on
demand. Tenant covenants to pay any such sums, and Landlord shall have (in
addition to any other right or remedy of Landlord) the same rights and remedies
in the event of the non-payment thereof by Tenant as in the case of default by
Tenant in the payment of Rent.

     Section 25.19 Financial Statements. At any time during the term of this
                   --------------------
Lease, Tenant shall, upon twenty (20) days prior written notice from Landlord,
provide Landlord with a current financial statement and financial statements of
the two (2) years prior to the current financial

                                       38
<PAGE>

statement year. Such statement shall be prepared in accordance with generally
accepted accounting principles and, if such is the normal practice of Tenant,
shall be audited by an independent certified public accountant.

     Section 25.20 Signage. Tenant shall be entitled to Building standard
                   -------
identification in the Building directory and Building standard identification on
the entrance to the Premises.

                                  ARTICLE 26
                                  ----------

                              SUBSTITUTION SPACE
                              ------------------

     Section 26.1 Landlord shall have the right at any time prior to the end of
the Term of this Lease, or any renewal or extension hereof, to substitute,
instead of the Premises, other space within the Building (which space shall have
a Net Rentable Area, as reasonably determined by Landlord, of not less than 90%
of the Net Rentable Area in the Premises as of the date of such substitution)
hereinafter called the "Substitution Space". The Substitution Space shall be in
a commercially reasonable configuration.

     Section 26.2 If Landlord desires to exercise such right prior to the
Commencement Date. Landlord shall give written notice thereof to Tenant not
later than thirty (30) days prior to the effective date of such substitution,
which notice shall specify the Substitution Space in question and the
description of the Premises set forth in the Lease shall, without further act on
the part of Landlord or Tenant, be deemed amended so that the Substitution Space
shall, for all purposes, be deemed the Premises hereunder and all of the terms,
covenants, conditions, provisions, and agreements of this lease, including those
agreements to pay Rent, appropriately adjusted based upon the square footage of
the Substitution Space. shall continue in full force and effect and shall apply
to the Substitution Space.

     Section 26.3 If Landlord desires to exercise such right after the
Commencement Date. Landlord shall give Tenant at least sixty (60) days' prior
written notice thereof specifying the effective date of such substitution,
whereupon, as of such effective date: (a) the description of the Premises set
forth in this lease shall, without further act on the part of Landlord or
Tenant, be deemed amended so that the Substitution Space shall, for all
purposes, be deemed the Premises hereunder, and all of the terms, covenants,
conditions, provisions, and agreements of this Lease, including those agreements
to pay Rent, shall continue in full force and effect and shall apply to the
Substitution Space. and (b) Tenant shall move from the present Premises into
the Substitution Space and shall vacate and surrender possession to Landlord of
the present Premises. and if Tenant continues to occupy the present Premises
after such effective date, then thereafter, during the period of such holdover
occupancy in the present Premises, Tenant shall pay Rent for the present
Premises as set forth in this Lease. in addition to the Rent for the
Substitution Space at the above-described rates. Tenant shall accept possession
of the

                                       39
<PAGE>

Substitution Space in its "as-is" condition as of such effective date, except
that any painted surfaces shall be either cleaned or repainted and any carpeting
shall be either replaced or cleaned so that they are in a similar condition
to the painting and carpeting in the Premises and if the Central systems of the
Building through which Tenant will obtain telephone and electrical services in
the Substitution Space is not capable of providing the same or better services
to the Substitution Space as is provided to the Premises prior to such
relocation. Landlord shall provide such Central systems for telephone and
electrical services to the Substitution Space, including. without limitation,
any so called T-1 communications lines available to the present Premises.

     Section 26.4 Notwithstanding the provisions of Section 26.3 above, if
Landlord exercises its right to substitute the Substitution Space for the
Premises after the Commencement Date, then Tenant shall have the option to
require Landlord to alter the Substitution Space in a similar manner as the
present Premises were delivered to Tenant. Such option shall be exercised, if at
all, by notice from Tenant to Landlord within fifteen (15) days after the
aforesaid notice from Landlord to Tenant of such proposed substitution;
otherwise, such option in favor of Tenant shall be null and void. Tenant shall
not have the right to exercise such option at any time when Tenant is in default
under any of the terms, covenants, conditions, provisions, or agreements of this
Lease. If such option is validly so exercised by Tenant: (a) Tenant shall
continue to occupy the present Premises (upon all of the terms, covenants,
conditions, provisions, and agreements of this Lease, including the covenant for
the payment of Rent) until the date on which Landlord shall have substantially
completed such alteration work in the Substitution Space: and (b) Tenant shall
move from the present Premises into the Substitution Space within seven (7) days
after the date of such substantial completion by Landlord and shall vacate and
surrender possession to Landlord of the present Premises after such date, then,
thereafter during the period of such occupancy, Tenant shall pay Rent for the
present Premises as set forth in this lease in addition to the Rent for the
Substitution Space at the above-described rates. With respect to such alteration
work in the Substitution Space, if Tenant requests materials or installations
other than those originally installed by Landlord, or if Tenant shall make
changes in the work (such non-original materials or installations or changes
being subject to Landlord's prior written approval), and if such non-original
materials or installations or changes shall delay the work to be performed by
Landlord, or if Tenant shall otherwise delay the substantial completion of the
work, the occurrence of such delays shall in no event postpone the date for the
commencement of the payment of Rent for such Substitution Space beyond the date
on which such work would have been substantially completed but for such delays,
and in addition, Tenant shall continue to pay Rent for the present Premises as
set forth in this Lease until it vacates and surrenders same as aforesaid.
Landlord at its discretion may substitute materials of like quality for the
materials originally utilized.

     Section 26.5 If Landlord exercises this relocation right after the
Commencement Date. Landlord shall reimburse Tenant for Tenant's reasonable
out-of-pocket expenses for moving Tenant's furniture, equipment, supplies and
telephones and telephone equipment and other communications equipment from the
present Premises to the Substitution Space and for reprinting Tenant's
stationery of the same quality and quantity of Tenant's stationery supply on

                                       40
<PAGE>

hand immediately prior to Landlord's notice to Tenant of the exercise of this
substitution right.

                                  ARTICLE 27
                                  ----------

                               OTHER DEFINITIONS
                               -----------------

     When used in this Lease, the terms set forth hereinbelow shall have the
following meanings: (a) "Building Standard" means the quality of materials,
finishes and workmanship from time to time specified by Landlord for the
Building. (b) "Business Days" shall mean Monday through Friday (except for
Holidays); "Business Hours" shall mean 8:00 a.m. to 6:00 p.m. on Monday through
Friday and 9:00 a.m. to 1:00 p.m. on Saturdays (except for Holidays); and
"Holidays" shall mean those holidays designated by Landlord, which holidays
shall be consistent with those holidays designated by landlords of other
first-class office buildings in the Chicago suburban area. (c) "Central" shall
be defined as that portion of any Building system or component which is within
the core and/or common to and/or serves or exists for the benefit of other
tenants in the Building. (d) "Common Areas" shall mean those certain areas and
facilities of the Building and the Parking Facility and those certain
improvements to the Land which are from time to time provided by Landlord for
the use of tenants of the Building and their employees, clients, customers,
licensees and invitees or for use by the public, which facilities and
improvements include any and all corridors, elevator foyers, vending areas,
bathrooms, electrical and telephone rooms, mechanical rooms, janitorial areas
and other similar facilities of the Building and of the Parking Facility and any
and all grounds, parks, landscaped areas, outside sitting areas, sidewalks,
walkways, tunnels, pedestrianways, skybridges, and generally all other
improvements located on the Land, or which connect the Land to other buildings.
(e) The words "day" or "days" shall refer to calendar days, except where
"Business Days" are specified. (f) The words "herein", "hereof", "hereby",
"hereunder" and words of similar import shall be construed to refer to this
Lease as a whole and not to any particular Article or Section thereof unless
expressly so stated. (g) The words "include" and "including" shall be construed
as if followed by the phrase "without being limited to." (h) Reference to
Landlord as having "no liability to Tenant" or being "without liability to
Tenant" or words of like import shall mean that Tenant is not entitled to
terminate this Lease, or to claim actual or constructive eviction, partial or
total, or to receive any abatement or diminution of rent, or to be relieved in
any manner of any of Tenant's other obligations hereunder, or to be compensated
for loss or injury suffered or to enforce any other right or kind of liability
whatsoever against Landlord under or with respect to this Lease or with respect
to Tenant's use or occupancy of the Premises. (i) A "repair" shall be deemed to
include such rebuilding, replacement and restoration as may be necessary to
achieve and maintain good working order and condition. (j) The "termination of
this Lease" and words of like import includes the expiration of the Term or the
cancellation of this Lease pursuant to any of the provisions of this Lease or to
law. Upon the termination of this Lease, the Term shall end at 11:59 p.m. on the
date of termination as if such date were the Expiration Date, and neither party'
shall have any further obligation or liability to the other after

                                       41
<PAGE>

such termination except (i) as shall be expressly provided for in this Lease and
(ii) for such obligations as by their nature or under the circumstances can only
be, or by the provisions of this Lease, may be, performed after such termination
and, in any event, unless expressly otherwise provided in this Lease, any
liability for a payment (which shall be apportioned as of the date of such
termination) which shall have accrued to or with respect to any period ending at
the time of termination shall survive the termination of this Lease. (k) The
"terms of this Lease" shall be deemed to include all terms, covenants,
conditions, provisions, obligations, limitations, restrictions, reservations and
agreements contained in this Lease. (l) "Tenant" shall be deemed to include
Tenant's successors and assigns (to the extent permitted by Landlord) and any
and all occupants of the Premises permitted by Landlord and claiming by, through
or under Tenant. (m) A "year" shall mean a calendar year.

                                  ARTICLE 28
                                  ----------

                                 CANCELLATION
                                 ------------

     Tenant shall have the option, to be exercised as hereinafter provided, to
terminate the term of this Lease effective as of the day before the third (3rd)
anniversary of the Commencement Date (the "Termination Date"). Such option shall
be exercised, if at all, time being of the essence, by written notice (the
Termination Notice") given by Tenant to Landlord no later than nine (9) months
prior to the Termination Date, and subject to payment by Tenant to Landlord of
the sum of $12,218.00 (the "Termination Fee"). The Termination Fee shall be paid
by Tenant simultaneously with the giving of the Termination Notice. Tenant may
not, unless Landlord otherwise agrees, exercise its option to terminate this
Lease pursuant to this Article 28 at any time at which a default by Tenant
exists under this Lease, and no such termination shall be effective if such
default exists unless Landlord otherwise agrees. Any notice of exercise of
Tenant's option to terminate the term of this Lease pursuant to this Article 28
shall be irrevocable by Tenant once given. If Tenant so exercises its option to
terminate the term of this Lease and pays to Landlord the Termination Fee as
above provided, then effective as of the Termination Date, this Lease shall be
deemed to have expired by lapse of time as if the Termination Date were the
originally stated Expiration Date, and Tenant shall return the Premises to
Landlord on the Termination Date in accordance with the requirements of this
Lease.

                                       42
<PAGE>

     IN WITNESS WHEREOF, Landlord and Tenant have set their hands and Seals
hereunto and have caused this Lease to be executed by duly authorized officials
thereof, as of the day and year set forth on the cover page hereof.

                                    LANDLORD:

                                    PRENTISS PROPERTIES
                                    ACQUISITION PARTNERS, L.P., a
                                    Delaware limited partnership

                                    By: Prentiss Properties I, Inc..
                                        general partner

                                        By:/s/ L J. Krueger
                                           -----------------------------
                                           Name: L J. Krueger
                                                ------------------------
                                           Title: EVP
                                                 -----------------------

                                        By:/s/ J Kevan Dilbeck
                                           -----------------------------
                                           Name: J Kevan Dilbeck
                                                ------------------------
                                           Title: Vice President
                                                 -----------------------

                                    TENANT:

                                    INTERACTIVE COUPON
                                    MARKETING GROUP, INC., a
                                    Michigan corporation

                                        By:/s/ Hillel Levin
                                           -----------------------------
                                           Name: Hillel Levin
                                                ------------------------
                                           Title: President
                                                 -----------------------

                                       43
<PAGE>

                                   EXHIBIT C

                              BASE RENT SCHEDULE

--------------------------------------------------------------------------------
                                                            Annual Base Rent Per
              Period                      Annual Base Rent      Square Foot
--------------------------------------------------------------------------------
From the Commencement Date to the day
before the 1st anniversary of the
Commencement Date                            $71,999.28            $22.14
--------------------------------------------------------------------------------
From the 1st anniversary of the
Commencement Date to the day before the
2nd anniversary of the Commencement Date     $86,178.00            $26.50
--------------------------------------------------------------------------------
From the 2nd anniversary of the
Commencement Date to the day before the
3rd anniversary of the Commencement Date     $89,430.00            $27.50
--------------------------------------------------------------------------------
From the 3rd anniversary of the
Commencement Date to the day before the
4th anniversary of the Commencement Date     $92,129.16            $28.33
--------------------------------------------------------------------------------
From the 4th anniversary of the
Commencement Date to the Expiration          $94,860.84            $29.17
--------------------------------------------------------------------------------<PAGE>

                                                                   Exhibit 10.11
================================================================================
                                LEASE AGREEMENT

                                    BETWEEN

              360 NORTH MICHIGAN TRUST, A DELAWARE BUSINESS TRUST,

                                  AS LANDLORD,

                                      AND

                             COOLSAVINGS.COM INC.,
                            A MICHIGAN CORPORATION,

                                   AS TENANT

                            DATED:  JANUARY 3, 2000

================================================================================
<PAGE>

                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                       Page
                                                                                       ----
<S>                                                                                    <C>

LEASE INFORMATION SUMMARY .............................................................  iv

1. LEASE GRANT ........................................................................   1

2. TERM ...............................................................................   1
   2.1. Commencement Date .............................................................   1
   2.2. Condition of Premises .........................................................   1
   2.3. INTENTIONALLY DELETED .........................................................   1

3. RENT ...............................................................................   1
   3.1. Base Rent .....................................................................   1
   3.2. Additional Rent ...............................................................   1
   3.3. Payment .......................................................................   4
   3.4. Rent Abatement ................................................................   5

4. SECURITY DEPOSIT ...................................................................   5
   4.1. Cash ..........................................................................   5
   4.2. Letter of Credit ..............................................................   5
   4.3. INTENTIONALLY DELETED .........................................................   6

5. LANDLORD'S OBLIGATIONS .............................................................   6
   5.1. Services ......................................................................   6
   5.2. Utilities .....................................................................   7
   5.3. Excess Utility Use ............................................................   7
   5.4. Restoration of Services .......................................................   8

6. IMPROVEMENTS; ALTERATIONS; REPAIRS; MAINTENANCE ....................................   8
   6.1. Improvements; Alterations .....................................................   8
   6.2. Repairs and Maintenance .......................................................   9
   6.3. Performance of Work ...........................................................   9
   6.4. Mechanic's Liens ..............................................................   9
   6.5. Rooftop Communications Equipment ..............................................  10
   6.6. Construction of Roof Deck .....................................................  10
   6.7. Installation of Electrical Generator(s) .......................................  10

7. USE ................................................................................  11

8. ASSIGNMENT AND SUBLETTING ..........................................................  11
   8.1. Transfers; Consent ............................................................  11
   8.2. Recapture .....................................................................  13
   8.3. Additional Compensation .......................................................  13

9. INSURANCE; WAIVERS; SUBROGATION; INDEMNITY .........................................  13
   9.1. Insurance .....................................................................  13
   9.2. Waiver of Negligence; No Subrogation ..........................................  14
   9.3. Indemnity by Tenant ...........................................................  14
   9.4. Indemnity by Landlord .........................................................  15

10. SUBORDINATION; ATTORNMENT; NOTICE TO LANDLORD'S MORTGAGEE .........................  15
    10.1. Subordination ...............................................................  15
    10.2. Attornment ..................................................................  15
</TABLE>

                                       i
<PAGE>

<TABLE>
<S>                                                                                      <C>
    10.3. Notice to Landlord's Mortgagee ..............................................  15

11. RULES AND REGULATIONS .............................................................  15

12. CONDEMNATION ......................................................................  16
    12.1. Total Taking ................................................................  16
    12.2. Partial Taking -- Tenant's Rights ...........................................  16
    12.3. Partial Taking -- Landlord's Rights .........................................  16
    12.4. Award .......................................................................  16

13. FIRE OR OTHER CASUALTY ............................................................. 17
    13.1. Landlord's Rights ............................................................ 17
    13.2. Repair Obligation ............................................................ 17

14. PERSONAL PROPERTY TAXES ............................................................ 17

15. DEFAULT ............................................................................ 18
    15.1. Events of Default ............................................................ 18
    15.2. Default Interest ............................................................. 19

16. REMEDIES ........................................................................... 19
    16.1. Right To Terminate ........................................................... 19
    16.2. Receipt Of Money After Termination ........................................... 19
    16.3. Recovery Of Damages .......................................................... 19
    16.4. Right To Re-Enter ............................................................ 19
    16.5. Independent Covenant ......................................................... 20
    16.6. Legal Expenses ............................................................... 20

17. PAYMENT BY TENANT; NON-WAIVER ......................................................  20
    17.1. Payment by Tenant ............................................................  20
    17.2. No Waiver ....................................................................  21

18. SURRENDER OF PREMISES ..............................................................  21

19. HOLDING OVER .......................................................................  21

20. CERTAIN RIGHTS RESERVED BY LANDLORD ................................................  22

21. MISCELLANEOUS ......................................................................  23
    21.1. Landlord Transfer ............................................................  23
    21.2. Landlord's Liability .........................................................  24
    21.3. Force Majeure ................................................................  24
    21.4. Brokerage ....................................................................  24
    21.5. Estoppel Certificates ........................................................  24
    21.6. Notices ......................................................................  25
    21.7. Severability .................................................................  25
    21.8. Amendments; and Binding Effect ...............................................  25
    21.9. Quiet Enjoyment ..............................................................  25
    21.10. No Merger ...................................................................  25
    21.11. No Offer ....................................................................  26
    21.12. Entire Agreement ............................................................  26
    21.13. Calendar Days ...............................................................  26
    21.14. Prohibition Against Leasehold Mortgages .....................................  26
    21.15. Waiver of Trial by Jury .....................................................  26
    21.16. Landlord's Remedies Cumulative ..............................................  26
</TABLE>

                                      ii

<PAGE>

<TABLE>
   <S>                                                                   <C>
    21.17. Prohibition Against Recordation .............................  27
    21.18. Joint and Several Liability .................................  27
    21.19. Corporate Tenants ...........................................  27
    21.20. Right of First Offer ........................................  27
    21.21. Right of First Refusal ......................................  28
    21.22. Option To Renew .............................................  29
    21.23. Tenant's First Expansion Option .............................  29
    21.24. Tenant's Second Expansion Option ............................  30
    21.25. Tenant's Third Expansion Option .............................  31
    21.26. Arbitration .................................................  32
    21.27. Tenant's Termination Right ..................................  33
</TABLE>

EXHIBIT A      -   OUTLINE OF PREMISES
EXHIBIT B      -   BUILDING RULES AND REGULATIONS
EXHIBIT C      -   LETTER OF CREDIT
EXHIBIT D      -   ESTOPPEL CERTIFICATE
EXHIBIT E      -   INTENTIONALLY DELETED
EXHIBIT F      -   WORKLETTER
EXHIBIT G      -   CERTIFICATE OF COMMENCEMENT DATE
EXHIBIT H      -   LANDLORD'S BASE BUILDING WORK
EXHIBIT I      -   SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT
EXHIBIT J      -   SIGNAGE

                                      iii
<PAGE>

                           LEASE INFORMATION SUMMARY
                           -------------------------

I.   LEASE DATE                    January 3, 2000
     ----------
II   PARTIES AND ADDRESSES
     ----------------------
     A. Landlord:                  360 North Michigan Trust, a Delaware business
                                   trust
     B. Landlord's Address for     c/o Douglas Elliman-Beitler Management
        Notices:                   Corporation
                                   360 North Michigan Avenue
                                   Chicago, Illinois 60601
                                   Attention:  General Manager

                                   With copies to:

                                   Mr. J. Paul Beitler
                                   181 West Madison Street
                                   Suite 3900
                                   Chicago, Illinois 60602

                                   And to:

                                   Emmet, Marvin & Martin, LLP
                                   120 Broadway
                                   New York, New York 10271
                                   Attention:  Patrick A. McCartney, Esq.

                                   And to:

                                   Much Shelist Freed Denenberg Ament &
                                   Rubenstein, P.C.
                                   200 North LaSalle Street
                                   Suite 2100
                                   Chicago, Illinois 60601
                                   Attention:  Michael B. Sadoff, Esq.

     C. Tenant:                    coolsavings.com inc., a Michigan corporation

     D. Tenant's Address for       8755 West Higgins Road
        Notices Prior to the       Suite 100
        Commencement Date:         Chicago, Illinois 60631
                                   Attention:  President

                                   With a copy to:

                                   Golden & Gorman, P.C.
                                   255 East Brown Street
                                   Suite 110
                                   Birmingham, Michigan 48009
                                   Attention:  Robert D. Gorman, Esq.

                                      iv

<PAGE>

     E. Tenant's Address for       360 North Michigan Avenue
        Notices After the          Suite 1800
        Commencement Date:         Chicago, Illinois 60601
                                   Attention:  President

                                   With a copy to:

                                   Golden & Gorman, P.C.
                                   Suite 110
                                   Birmingham, Michigan 48009
                                   Attention:  Robert D. Gorman, Esq.

     F. Guarantor:                 None

III. PROPERTY INFORMATION
     --------------------

     A. Building:                  360 North Michigan Avenue, Chicago, Illinois
                                   60601, including all related land, landscaped
                                   areas, driveways, parking facilities and
                                   similar improvements to the extent applicable

     B. Premises:                  Suite No. 1800 in the Building comprising
                                   approximately forty-three thousand eight
                                   hundred forty-nine (43,849) rentable square
                                   feet on the 8/th/, 18/th/, 19/th/ and 21/st/
                                   floors (Section 1)

IV.  TERM
     ----

     A. Term of Lease:             Ten (10) years beginning on the Commencement
                                   Date and ending on the Termination Date;
                                   provided, however, if the Commencement Date
                                   occurs on any date which is not the first day
                                   of a calendar month, then the Term shall be
                                   increased to ten (10) years plus a partial
                                   month beginning on the Commencement Date
                                   through and including the last day of the
                                   calendar month in which the Commencement Date
                                   occurs (Section 2)

     B. Commencement Date:         The later of (i) May 1, 2000, or (ii) seven
                                   (7) days after Landlord notifies Tenant that
                                   Landlord has substantially completed the
                                   Premises, provided that if the Premises are
                                   not substantially completed as defined in the
                                   Workletter on or before August 1, 2000 for
                                   any reason due to the fault of Landlord, then
                                   Base Rent will abate until the Premises are
                                   substantially completed, and once the Term
                                   commences, Tenant will receive one (1) day of
                                   free rent for each day after August 1, 1999
                                   that the Premises were not substantially
                                   completed (Section 2)

                                       v
<PAGE>

     C. Termination Date:          The date preceding the tenth (10th)
                                   anniversary of the Commencement Date, unless
                                   the Commencement Date occurs on any date
                                   which is not the first day of a calendar
                                   month, in which event the Termination Date
                                   shall be the last day of the calendar month
                                   in which the tenth (10/th/) anniversary of
                                   the Commencement Date falls, subject to
                                   Tenant's right to extend the Term as set
                                   forth in Section 21.22 of this Lease
                                   (Section 2)

V.   RENT
     ----

     A. Base Rent:                 No Rent shall be due from Tenant during the
                                   first month of the first lease year;

                                   $24.85 per square foot, subject to $0.50 per
                                   square foot annual escalations commencing in
                                   the second lease year;

                                   $1,089,647.60 per year ($90,803.97 per month;
                                   $24.85 per sq. ft.) during the first lease
                                   year;$1,111,572.10 per year ($92,631.01 per
                                   month; $25.35 per sq. ft.) during the second
                                   lease year;$1,133,496.60 per year ($94,458.05
                                   per month; $25.85 per sq. ft.) during the
                                   third lease year;$1,155,421.10 per year
                                   ($96,285.09 per month; $26.35 per sq. ft.)
                                   during the fourth lease year; $1,177,345.60
                                   per year ($98,112.13 per month; $26.85 per
                                   sq. ft.) during the fifth lease
                                   year;$1,199,270.10 per year ($99,939.18 per
                                   month; $27.35 per sq. ft.) during the sixth
                                   lease year;$1,221,194.60 per year
                                   ($101,766.21 per month; $27.85 per sq. ft.)
                                   during the seventh lease year;$1,243,119.10
                                   per year ($103,593.25 per month; $28.35 per
                                   sq. ft.) during the eighth lease
                                   year;$1,265,043.60 per year ($105,420.30 per
                                   month; $28.85 per sq. ft.) during the ninth
                                   lease year; and$1,286,968.10 per year
                                   ($107,247.34 per month; $29.35 per sq. ft.)
                                   during the tenth lease year (Section 3.1)

     B. Landlord's Address for     Douglas Elliman-Beitler Management
        Payment of Rent:           Corporation A/A/F 360 North Michigan Trust
                                   7516 Collections Center Drive Chicago,
                                   Illinois 60693 (Sections 3.1 and 3.3)

     C. Tenant's Proportionate     sixteen and eighty-one one-hundredths percent
        Share:                     (16.81%), which equals the percentage that
                                   the rentable square footage of the Premises
                                   (which is stipulated by the parties to be
                                   43,849 square feet) bears to the total square
                                   footage of all rentable office space in the
                                   Building (which is stipulated by the parties
                                   to be 260,823 square feet) (Section 3.2)

     D. Base Year:                 2001 (Section 3.2)

     E. Operating Costs            Tenant's Proportionate Share of the amount by
                                   which

                                      vi
<PAGE>

        Adjustment:                the Operating Costs incurred during any
                                   calendar year during the Term exceed the
                                   Operating Costs incurred during the Base
                                   Year. (Section 3.2)

     F. Tax Adjustment:            Tenant's Proportionate Share of the amounts
                                   by which the Taxes paid during any calendar
                                   year of the Term exceed the Taxes paid during
                                   the Base Year (Section 3.2)

VI.  OTHER PROVISIONS
     ----------------

     A. Security Deposit:          Zero until the earlier of (i) the end of the
                                   fifth (5/th/) lease year, or (ii) the date
                                   the Letter of Credit described below is no
                                   longer required by Landlord; $272,411.91 on
                                   the earlier of (a) the first day of the sixth
                                   (6/th/) lease year, or (b) the date the
                                   Letter of Credit described below is no longer
                                   required by Landlord, and continuing through
                                   the Termination Date (Section 4.1); and

                                   Letter of Credit in the following amounts:

                                   $1,250,000.00 during the first lease year;

                                   $1,250,000.00 during the second lease year;

                                   $  937,500.00 during the third lease year;

                                   $  625,000.00 during the fourth lease year;

                                   $  312,500.00 during the fifth lease year;
                                   and

                                   zero during the sixth (6/th/) through tenth
                                   (10/th/) lease years.

                                   Notwithstanding the foregoing, but subject to
                                   the terms of Sections 21.20, 21.21, 21.23,
                                   21.24, and 21.25 of the Lease, if at any time
                                   during the first five (5) lease years Tenant
                                   becomes a company whose stock is publicly
                                   traded, and if Tenant demonstrates to
                                   Landlord that Tenant has cash or cash
                                   equivalents in an amount not less than
                                   $30,000,000.00, then the amount of the letter
                                   of credit shall be reduced to $500,000.00,
                                   and thereafter the amount of the letter of
                                   credit shall be further reduced by twenty-
                                   five percent (25%) annually. In addition,
                                   provided that within thirty (30) days before
                                   or after the first, second and third
                                   anniversary dates of the date that the amount
                                   of the letter of credit was reduced to
                                   $500,000.00 Tenant demonstrates to Landlord
                                   that Tenant has cash or cash equivalents in
                                   an amount not less than $30,000,00.00, then
                                   the letter of credit will no longer be
                                   required by Landlord, and the only security
                                   deposit which Tenant shall be required to
                                   maintain with Landlord shall be cash in an
                                   amount equal to three (3) months of Rent at
                                   the rental rate then being paid by Tenant
                                   under this Lease (Section 4.2)

     B. Electrical Usage Rate:     Separately metered (Section 5.2)

                                      vii
<PAGE>

     C. Permitted Use:             General office and administrative use and for
                                   the operation of a computer internet company
                                   and hosting related equipment (Section 7)

     D. Landlord's Broker:         Douglas Elliman-Beitler Management
                                   Corporation (Section 21.4)

     E. Tenant's Broker:           Julien J. Studley, Inc. (Section 21.4)

The summary of lease information set forth above and any addendum and/or
exhibit(s) attached to this Lease are incorporated into and made a part of the
following Lease. Each reference in this Lease to any of the lease information
set forth above means the respective information above, including all of the
terms provided under the particular section of this Lease pertaining to such
information.  In the event of any conflict between the summary of lease
information and the provisions of this Lease, the latter will control.  All
section references in this summary refer to the sections of the Lease where such
provision is described.

                                   LANDLORD:
                                   ---------

                                   360 NORTH MICHIGAN TRUST,
                                   a Delaware business trust

                                   By:  DOUGLAS ELLIMAN-BEITLER
                                        MANAGEMENT CORPORATION, an Illinois
                                        corporation, its agent

                                   By /s/ J. Paul Beitler
                                     _____________________________________
                                   Its:   President
                                       ___________________________________

                                   TENANT:
                                   -------

                                   coolsavings.com inc.,
                                   a Michigan corporation

                                   By /s/ Steven M. Golden
                                     _____________________________________
                                   Its:    CEO
                                       ___________________________________

                                      viii
<PAGE>

     THIS LEASE AGREEMENT (the "Lease") is made and entered into as of the Lease
Date between Landlord and Tenant. All capitalized terms not otherwise defined in
the body of the Lease have the meanings established in the Lease Information
Summary above.

1.   LEASE GRANT.

     Subject to the terms of this Lease, Landlord leases to Tenant and Tenant
rents from Landlord the Premises in the Building. The Premises are outlined on
the floor plan attached to this Lease as Exhibit A.
                                         ---------

2.   TERM.

     2.1. Commencement Date.

     The term of this Lease (the "Term") will commence on the Commencement Date
and will end on the Termination Date, unless earlier terminated in accordance
with the terms of Section 21.27 below. Upon taking occupancy of the Premises,
Tenant agrees to sign the Certificate of Commencement Date attached to this
Lease as Exhibit G confirming the Commencement Date and the Termination Date.
         ---------

     2.2. Condition of Premises.

     Tenant's acceptance of possession of any portion of the Premises will be
deemed conclusive evidence that Tenant has approved and accepted that portion of
the Premises in its "AS-IS" condition on the date Tenant accepts possession,
subject to the completion of normal punchlist items. Landlord has no obligation
to make any changes or improvements to the Premises except as set forth in
Section 6.1 below. The cost of any other changes and/or improvements will be
paid for by Tenant.

     2.3. INTENTIONALLY DELETED.

3.   RENT.

     3.1. Base Rent.

     Base Rent is payable by Tenant throughout the Term in the amounts and at
the times set forth in the Lease Information Summary above. The first monthly
installment of Base Rent is due and payable contemporaneously with the execution
of this Lease; subsequently, Base Rent is payable no later than the first day of
each month beginning on the second full calendar month of the Term. The monthly
Base Rent for any partial month at the beginning of the Term will equal the
product of 1/365 of the annual Base Rent in effect during the partial month
multiplied by the number of days in the partial month from and after the
Commencement Date.

     3.2. Additional Rent.

          (a)  Payment of Additional Rent.   Commencing on January 1/st/ of the
               --------------------------
     calendar year immediately following the Base Year, Tenant will pay to
     Landlord as Additional Rent ("Additional Rent") the Operating Costs
     Adjustment and the Tax Adjustment, which will be calculated and determined
     by Landlord as set forth below.

          (b)  Definition - Operating Costs. The term "Operating Costs" means
               ----------------------------
     all expenses and disbursements (subject to the limitations set forth below)
     that Landlord incurs in connection with the ownership, operation,
     maintenance and management of the Building, determined in accordance with
     sound accounting principles consistently

                                       1
<PAGE>

     applied, including, but not limited to, the following costs: (1) wages and
     salaries (including management fees and reimbursements of expenses incurred
     by Landlord's management agent) of all employees engaged in the operation,
     maintenance, and security of the Building, including taxes, insurance and
     benefits relating to such costs; (2) all uniforms, supplies, tools and
     materials used in the operation, supervision, maintenance, repair,
     replacement and security of the Building; (3) costs for improvements made
     to the Building which, although capital in nature, are reasonably expected
     to reduce the normal operating costs of the Building, as well as capital
     improvements made in order to comply with any law, statute, ordinance,
     code, regulation or insurance requirement(s) promulgated by any
     governmental authority and which is enacted or amended after the date of
     this Lease, as amortized over the useful economic life of such improvements
     as determined by Landlord in its reasonable discretion; (4) cost of all
     utilities, except the cost of utilities reimbursable to Landlord by the
     Building's tenants; (5) insurance expenses; (6) repairs, replacements, and
     general maintenance of the Building, including costs of inspecting and
     depreciation of machinery and equipment; (7) service or maintenance
     contracts and/or agreements for the operation, maintenance, repair,
     replacement, or security of the Building (including, without limitation,
     alarm service, window washing, landscaping, elevator maintenance, HVAC
     system maintenance, security, cleaning, trash removal, sweeping and snow
     removal); (8) legal, accounting, engineering and other professional fees
     and expenses relating to managing and maintaining the Building; (9) costs,
     including reasonable attorney's fees, incurred in contesting, protesting,
     attempting to reduce and/or attempting to restrict increases in taxes; and
     (10) all other costs properly constituting operating costs according to
     sound accounting principles consistently applied.

          (c)  Exclusions From Operation Costs.  Operating Costs do not include
               -------------------------------
     costs for (1) capital improvements made to the Building (except capital
     improvements described in Section 3.2(b)(3) above; (2) repair, replacements
     and general maintenance paid by proceeds of insurance or by Tenant or other
     third parties; (3) interest, principal, amortization, costs, fees, expenses
     or other payments relating to any loan(s) made to Landlord which is(are)
     secured by the Building, except for interest payments made in connection
     with Subsection 3.2(b)(3) above; (4) depreciation; (5) real estate
     brokerage and/or leasing commissions; and (6) renovations, alterations or
     improvements to the space of other tenants or occupants of the Building or
     vacant space in the Building; (7) any tenant work performed or alteration
     of space leased to Tenant or other tenants or occupants of the Building,
     whether such work or alteration is performed for the initial occupancy by
     such tenants or occupants or thereafter; (8) any cash or other
     consideration paid by Landlord on account of, with respect to or in lieu of
     the tenant work or alterations described in clause (7) above; (9) ground
     rent; (10) repairs necessitated by the negligence of Landlord or required
     to cure violations of laws in effect on the Lease execution date and any
     penalties or interest incurred or accumulated for any such violations; (11)
     legal fees and costs associated with the negotiating, entering into and or
     enforcement of any leases (other than enforcement of rules and
     regulations); (12)compensation paid to officers or executives of Landlord;
     (13) leasing commissions and advertising and promotional expenses; (14) the
     cost of repairs incurred by reason of fire or other casualty or
     condemnation to the extent that either (i) Landlord is compensated therefor
     through proceeds of insurance or condemnation awards, (ii) Landlord failed
     to obtain insurance against such fire or casualty, if insurance was
     available at a commercially reasonable rate, against a risk of such nature
     at the time of

                                       2
<PAGE>

     same (except to the extent of a commercially reasonable insurance
     deductible amount or except to the extent of Landlord's payment up to the
     amount of such deductible), or (iii) Landlord is not fully compensated
     therefor due to the coinsurance provisions of its insurance policies on
     account of Landlord's failure to obtain a sufficient amount of coverage
     against such risk (except to the extent of a commercially reasonable
     insurance deductible amount or except to the extent of Landlord's payment
     up to the amount of such deductible); (15) overtime HVAC costs or
     electricity costs if charged separately to Building tenants; (16) the cost
     of performing additional services or installation to or for tenants to the
     extent that such service exceeds that provided by Landlord to Tenant
     without charge hereunder; (17) "takeover expenses" (i.e., expenses incurred
     by Landlord with respect to space located in another building of any kind
     or nature in connection with the leasing of space in the Building); (18)
     any amounts payable by Landlord by way of indemnity or for damages or which
     constitute a fine, interest or penalty, including interest or penalties for
     any late payments of operating costs; (19) any improvement installed or
     work performed or any other cost or expense incurred by Landlord in order
     to comply with the requirements for the obtaining or renewal of a
     certificate of occupancy for the Building or any space therein; (20) any
     cost representing an amount paid for services or materials to a related
     person, firm or entity to the extent such amount exceeds the amount that
     would be paid for such services or materials at the then existing market
     rates to an unrelated person, firm or corporation; (21) expenses
     attributable to the parking garage or the storage space, the operating
     costs incurred by Landlord relative to retail stores and any specialty
     service in the Building; (22) the cost of correcting defects in
     construction which occur or of which Landlord becomes aware within one (1)
     year of the completion of such construction; and (23) the cost of overtime
     or other expenses to Landlord in curing its defaults under this Lease.

          (d)  Definition - Taxes. The term "Taxes" means all taxes,
               ------------------
     assessments, and governmental charges payable in a calendar year,
     regardless when such Taxes become a lien upon the Building, including but
     not limited to all real estate and transit district taxes and assessments,
     sewer charges, sales and use taxes, ad valorem taxes, personal property
     taxes, the Illinois Property Replacement Tax and any other taxes and
     assessments attributable to the Building (or its operation), the grounds,
     parking areas, driveways, and alleys around the Building, but excluding any
     federal and state taxes on the income of Landlord from the operation of the
     Building. If the present method of taxation changes so that in lieu of the
     whole or any part of any Taxes, there is levied on Landlord a capital tax
     directly on the rents received from the Building or a franchise tax,
     assessment, or charge based, in whole or in part, upon such rents for the
     Building, then all such taxes, assessments, or charges, or the part of such
     taxes so based, will be deemed to be included within the term "Taxes" for
     purposes of this Lease.

          (e)  Payment of Additional Rent.   Landlord will make a good faith
               --------------------------
     estimate of the Additional Rent to be due from Tenant for all or part of
     any calendar year during the Term, and Tenant agrees to pay to Landlord, on
     January 1, 2002 and on the first day of each subsequent calendar month
     during the Term, an amount equal to 1/12/th/ of the estimated Additional
     Rent for such full or partial calendar year. From time to time, Landlord
     may estimate and re-estimate the Additional Rent to be due from Tenant and
     deliver a copy of the estimate or re-estimate to Tenant. Subsequently, the
     monthly installments of Additional Rent payable by Tenant will be
     appropriately adjusted in accordance with Landlord's estimations so that by
     the end of the calendar year in question Tenant will have paid all of the
     Additional Rent as estimated by Landlord. By

                                       3
<PAGE>

     April 1 of each calendar year, or as soon after that date as practicable,
     Landlord will furnish to Tenant a statement of Operating Costs paid for the
     previous year, adjusted as provided in Section 3.2(f) below (the "Operating
     Costs Statement"). By September 1 of each calendar year, or as soon after
     that date as practicable, Landlord will furnish to Tenant a statement of
     the Taxes paid for the previous year, adjusted as provided in Section
     3.2(f) below (the "Tax Statement"). If the Operating Costs Statement and/or
     the Tax Statement reveal(s) that Tenant paid more in Operating Costs
     Adjustment or Tax Adjustment than the actual amount for the year for which
     such statement was prepared, then Landlord will either credit Tenant for
     such excess within thirty (30) days or refund such excess amount to Tenant
     if this Lease has expired or been terminated. Likewise, if Tenant paid less
     in Operating Costs Adjustment than the actual amount for the year for which
     such statement was prepared, then Tenant shall pay such deficiency to
     Landlord within ten (10) days after Landlord's demand. This provision will
     survive the Termination Date of this Lease.

          (f)  Occupancy and Tax Adjustment. With respect to any calendar year
               ----------------------------
     or partial calendar year in which the Building is not fully occupied, the
     Operating Costs and/or Taxes for such period will, for the purposes of this
     Lease, be increased to the amount which would have been incurred had the
     Building been fully occupied.

          (g)  Audit of Books and Records.  Landlord shall maintain books and
               --------------------------
     records with respect to Operating Costs and Taxes in accordance with sound
     accounting and management practices. Tenant shall have the right to examine
     such books and records showing the Operating Costs and Taxes upon
     reasonable prior notice to Landlord and during normal business hours within
     sixty (60) days following the delivery of the Operating Costs Statement and
     the Tax Statement described in Section 3.2(e) above. Unless Tenant takes
     written exception to any item of Operating Costs or Taxes and specifies to
     Landlord in detail the reasons for such exception as to a particular item
     within sixty (60) days after the delivery of the Operating Costs Statement
     and the Tax Statement, the Operating Costs Statement and the Tax Statement
     shall be considered as final and accepted by Tenant. Notwithstanding any
     exception made by Tenant, Tenant shall pay to Landlord the full amount of
     the Operating Costs Adjustment and the Tax Adjustment, subject to
     readjustment at such time as any such exception may be resolved. If Tenant
     takes exception to the Operating Costs Adjustment and/or the Tax Adjustment
     and so notifies Landlord in writing prior to the expiration of said sixty
     (60) day period, then Landlord will seek certification from Landlord's
     independent certified public accountant or consultant as to the proper
     amount of the Operating Costs Adjustment and/or the Tax Adjustment. In such
     event, the certification obtained by Landlord shall be considered final and
     binding on both Landlord and Tenant and Tenant shall reimburse Landlord
     immediately upon demand for the cost of obtaining such certification,
     unless the certification reveals that the Operating Costs Adjustment and/or
     the Tax Adjustment were overstated by at least five percent (5%), in which
     event the cost of obtaining such certification shall be borne by Landlord.

     3.3. Payment.

     Tenant agrees to timely pay to Landlord during the Term Base Rent,
Additional Rent and all additional sums to be paid by Tenant to Landlord under
this Lease (collectively the "Rent"), without notice, demand, abatement,
deduction, setoff or counterclaim, at Landlord's Address for Payment of Rent or
as otherwise specified by Landlord. Tenant further agrees to pay a late fee
equal to two percent (2%) of any delinquent payment which is more than five (5)

                                       4
<PAGE>

days late to reimburse Landlord for its cost and inconvenience incurred as a
consequence of Tenant's delinquency. In no event, however, will the charges
permitted under this Section 3.3 or elsewhere in this Lease, to the extent they
are considered to be interest under law, exceed the maximum lawful rate of
interest.

     3.4. Rent Abatement.

     In the event any of the Base Building Work described on Exhibit H attached
                                                             ---------
hereto which Landlord is required to perform under this Lease is not
substantially completed on or before the end of the first lease year of the Term
for any reason other than force majeure or a delay caused by Tenant, then the
Base Rent due from Tenant beginning in the second lease year shall remain equal
to the Base Rent owed by Tenant hereunder during the first lease year, and there
will be no escalation of Base Rent until said items are substantially completed.
Tenant acknowledges that it shall have no other remedy against Landlord relating
to or resulting from any delay(s) in the substantial completion of said items
unless the Base Building Work described in Exhibit H is not completed on or
                                           ---------
before December 31, 2000, in which event Tenant may bring an action for specific
performance to enforce the terms of this Lease.

4.   SECURITY DEPOSIT.

     4.1. Cash.

     Tenant shall pay, in cash, simultaneously with the execution of this Lease,
the amount of the Security Deposit which will be held by Landlord to secure
Tenant's performance of its obligations under this Lease. Landlord will have no
obligation to pay any interest on the Security Deposit to Tenant. The Security
Deposit is not an advance payment of Rent nor a measure or limit of Landlord's
damages upon an Event of Default (as defined in Section 15 below). Landlord may,
from time to time and without prejudice to any other remedy, use all or a part
of the Security Deposit to perform any obligation Tenant fails to perform under
this Lease. Following any such application of the Security Deposit, Tenant
agrees to pay to Landlord on demand the amount so applied in order to restore
the Security Deposit to its original amount. Provided that Tenant has performed
all of its obligations under this Lease, Landlord will, within thirty (30) days
after the end of the Term, return to Tenant the portion of the Security Deposit
which was not applied to satisfy Tenant's obligations. If Landlord transfers its
interest in the Premises and the transferee assumes Landlord's obligations under
this Lease, then Landlord will deliver or credit the Security Deposit to the
transferee and Landlord subsequently will have no further liability for the
return of the Security Deposit.

     4.2. Letter of Credit.

     At any time prior to the end of the fifth (5/th/) lease year of the Term,
upon notice from Landlord to Tenant that Landlord is prepared to enter into a
contract with its general contractor to perform the "Work" (as defined in the
Workletter), Tenant shall promptly deliver to Landlord a letter of credit (the
"Letter of Credit") in the applicable amounts and for the time periods set forth
in Article VI of the Lease Information Summary above as security for the prompt,
full and faithful performance by Tenant of the terms and provisions of this
Lease, subject to the following provisions:

                                       5
<PAGE>

          (a)  Form and Issuer.  The Letter of Credit must be a clean,
               ---------------
unconditional, stand-by, irrevocable Letter of Credit in favor of Landlord in
substantially the form attached as Exhibit C, issued by a federally insured
                                   ---------
national banking association located in Chicago, Illinois which is acceptable to
Landlord in all respects.

          (b)  Expiration; Extension or Replacement.  The Letter of Credit must:
               ------------------------------------
(i) have an expiration date no earlier than the Termination Date of this Lease,
or (ii) be renewed annually through the Termination Date, in which event Tenant
must submit to Landlord original amendments extending the Letter of Credit
expiration date (or replacement Letters of Credit with extended expiration
dates), on an annual basis no later than thirty (30) days prior to the
expiration date of the Letter of Credit then in effect. Failure to so extend the
expiration date of the Letter of Credit in the foregoing manner will, in
addition to all of Landlord's other remedies, entitle Landlord to draw down the
Letter of Credit without notice to Tenant and to hold or apply the proceeds as
provided in this Lease.

          (c)  Draws.  If Tenant violates this Lease, Landlord, without notice
               -----
to Tenant, may but is not obligated to draw down on the Letter of Credit in an
amount equal to the extent of the default by Tenant and apply the proceeds to
the payment of any sum owing or any other sum which Landlord may be required or
deems necessary to spend or incur by reason of such violation. Following any
such application of the Security Deposit as described above, Tenant agrees to
provide Landlord with a replacement or amended Letter of Credit or pay to
Landlord on demand the amount so applied in order to restore the Security
Deposit to its original amount. Provided that Tenant has performed all of its
obligations under this Lease, Landlord will, within thirty (30) days after the
end of the Term, return the Letter of Credit to Tenant. If Landlord transfers
its interest in the Premises and the transferee assumes Landlord's obligations
under this Lease, then Landlord will assign the Security Deposit to the
transferee and Landlord subsequently will have no further liability for the
return of the Letter of Credit.

     4.3. INTENTIONALLY DELETED.

5.   LANDLORD'S OBLIGATIONS.

     5.1. Services.

     Landlord will furnish to the Premises (1) water at those points of supply
provided for general use of tenants of the Building; (2) heating and air
conditioning between 8:00 a.m. and 6:00 p.m. on weekdays and from 8:00 a.m. to
1:00 p.m. on Saturdays (collectively "Normal Business Hours"); (3) janitorial
service to the Premises on weekdays, other than holidays, for Building-standard
installations and such window washing as may, from time to time, be reasonably
required; (4) passenger elevators for ingress and egress, provided that Landlord
may reasonably limit the number of operating elevators during non-business hours
and holidays; and (5) electrical current for Tenant's equipment in a sufficient
quantity to meet Tenant's Permitted Use in accordance with the terms of Exhibit
                                                                        -------
H attached hereto, provided that Tenant will be responsible for the cost of any
-
additional electrical requirements beyond the usage contemplated under this
Lease in accordance with Section 5.3 below. At the request of Tenant, Landlord
will perform routine maintenance in the Premises (i.e. changing light bulbs,
repairing door handles, etc.) and upon demand from Landlord, Tenant will
promptly pay to Landlord the cost of such repairs and/or services at rates
determined by Landlord from time to time. Landlord will maintain the common
areas of the Building in reasonably good order and condition, except for damage
caused by Tenant, or its employees, agents or invitees. If Tenant desires any
heating or air conditioning at any time other than during Normal Business Hours,

                                       6
<PAGE>

then such services will be supplied to Tenant upon the written request of Tenant
delivered to Landlord not less than twenty-four (24) hours prior to the business
day preceding such extra usage, and Tenant, upon demand from Landlord, will pay
Landlord for such services, at rates determined by Landlord from time to time,
which rate is currently Thirty Dollars ($30.00) per hour. Landlord and Tenant
acknowledge that Tenant has access to the Building twenty-four (24) hours a day,
seven (7) days a week.

     5.2. Utilities.

     Tenant shall pay directly to the provider of electricity to the Premises
the cost of such electricity used or consumed at, on or in the Premises as and
when the charges for the same become due and payable. If Tenant fails to pay for
such electricity when the same becomes due and payable, then Landlord will have
the right but not the duty to pay the same, which amount so paid will be deemed
Rent and will be payable immediately upon demand from Landlord. Tenant agrees to
(i) keep and cause to be kept closed all windows in the Premises, (ii) at all
times cooperate fully with Landlord in the operation of the heating and air
conditioning systems, and (iii) abide by all reasonable regulations and
requirements which Landlord may prescribe to permit the proper functioning and
protection of the heating and air conditioning systems.

     5.3. Excess Utility Use.

     Landlord is not required to furnish electrical current for equipment whose
electrical energy consumption exceeds Tenant's Permitted Use as set forth on
Tenant's electrical and HVAC plans described in the Workletter, except that
Landlord will provide seven (7) watts per foot on floors 18 and above and five
(5) watts per foot on floors 17 and below. If Tenant's requirements for or
consumption of electricity exceed the electricity to be provided by Landlord as
described in Section 5.1 above, Landlord will, at Tenant's expense, make
reasonable efforts to supply such service through the then-existing feeders and
risers serving the Building and the Premises, and Tenant agrees to pay to
Landlord the cost of such service within ten days after Landlord has delivered
to Tenant an invoice for such services. Landlord may determine the amount of
such additional consumption and potential consumption by any verifiable method,
including installation of a separate meter in the Premises installed,
maintained, and read by Landlord, at Tenant's expense. Tenant may not install
any electrical equipment requiring special wiring or requiring voltage in excess
of normal office usage or otherwise exceeding Building capacity unless approved
in advance and in writing by Landlord, which approval will not be unreasonably
withheld. Tenant agrees not to use electricity in the Premises which exceeds the
capacity of existing feeders and risers to or wiring in the Premises. If
approved by Landlord, any risers or wiring required to meet Tenant's excess
electrical requirements will be installed by Landlord, upon Tenant's request and
at Tenant's cost, if, in Landlord's judgment, the same are necessary and will
not cause permanent damage to the Building or the Premises, cause or create a
dangerous or hazardous condition, entail excessive or unreasonable alterations
or repairs, or expenses, or interfere with or disturb other tenants of the
Building. If Tenant uses machines or equipment in the Premises which affect the
temperature otherwise maintained by the air conditioning system or otherwise
overload any utility, Landlord may install supplemental air conditioning units
or other supplemental equipment in the Premises, and such cost, including the
cost of installation, operation, use, and maintenance, will be paid by Tenant to
Landlord within ten (10) days after Landlord has delivered to Tenant an invoice
for such cost.

                                       7
<PAGE>

     5.4. Restoration of Services.

     Landlord agrees to use reasonable efforts to restore any service that
becomes unavailable. Except as specifically set forth below, such unavailability
will not, however, render Landlord liable for any damages, be a constructive
eviction of Tenant, constitute a breach of any implied warranty, or entitle
Tenant to any abatement of Tenant's obligations under this Lease.
Notwithstanding anything in this Section 5.4 to the contrary, (i) in the event
that a disruption in any service which is within the reasonable control of
Landlord results in the Premises becoming untenantable for the Permitted Use for
fifteen (15) consecutive days, then commencing on the sixteenth (16/th/) day
Base Rent shall abate until such services are restored; and (ii) in the event
that a disruption in any service which is within the reasonable control of
Landlord results in the Premises becoming untenantable for the Permitted Use for
ninety (90) consecutive days, then at anytime after the ninety-first (91/st/)
day Tenant shall have the right to terminate this Lease effective thirty (30)
days following Tenant's notice of termination to Landlord.

6.   IMPROVEMENTS; ALTERATIONS; REPAIRS; MAINTENANCE.

     6.1. Improvements; Alterations.

     Landlord will, at its own expense, perform the base building work as
described on Exhibit H attached hereto.  In addition, Landlord will afford
             ---------
Tenant an allowance of approximately $40.456 per rentable square foot to cover
the cost of construction of certain non-structural, tenant improvements to be
made to the Premises, including but not limited to architectural, mechanical,
plumbing and engineering fees. Tenant acknowledges and agrees that no more than
$4.00 per rentable square foot of said allowance may be used towards
telephone/data systems and moving expenses. Tenant shall have the right to
submit to Landlord the names of two (2) prospective general contractors
acceptable to Landlord to perform the tenant improvements to the Premises,
Landlord shall submit to Tenant the names of two (2) additional general
contractors acceptable to Landlord to perform the tenant improvements to the
Premises. From such group of general contractors, Landlord shall select one (1)
of said contractors to perform the work based on the lowest bid, unless
otherwise directed by Tenant. The cost of any tenant improvements and all fees
and expenses relating thereto in excess of the amount of said allowance shall be
borne and paid for by Tenant. No alterations or physical additions in or to the
Premises may be made without Landlord's prior written consent. Landlord may
withhold its consent to any alteration or addition that could affect the
Building's structure or its HVAC, plumbing, electrical or mechanical systems.
Tenant may not paint or install lighting, signs, window or door lettering, or
advertising media of any type on or about the Premises without the prior written
consent of Landlord. Landlord may withhold its consent to any such painting or
installation which could affect the appearance of the exterior of the Building
or of any common areas of the Building. All alterations, additions, and
improvements installed in the Premises must be (i) performed at Tenant's expense
and only in accordance with plans and specifications which have been previously
submitted to and approved in writing by Landlord, and (ii) constructed,
maintained and used by Tenant at its own risk and expense in accordance with all
laws. Landlord's approval of the plans and specifications is not a
representation by Landlord that such alterations, additions, or improvements
comply with any law. Tenant agrees that it will remove or cause its
contractor(s) to remove all waste and debris from the Premises upon the
completion of any alterations, additions or improvements which are performed by
Tenant. Notwithstanding anything in this Section 6.1 to the contrary, Tenant
shall have the right to make alterations, additions or

                                       8
<PAGE>

improvements to the Premises without the consent of Landlord so long as (i) such
alterations, additions or improvements do not affect the mechanical systems or
structural components of the Building and (ii) the cost of such alterations,
additions or improvements made in any twelve (12) consecutive month period do
not exceed the sum of One Hundred Thousand Dollars ($100,000.00). Prior to
commencing any of such alterations, additions or improvements, Tenant will
notify Landlord of such work.

     6.2.  Repairs and Maintenance.

     Subject to Landlord's duties under Section 5.1 above, Tenant agrees to
maintain the Premises in a clean, safe, and operable condition, and will not
permit or allow to remain any waste or damage to any portion of the Premises.
Tenant agrees to pay for the cost of repairing or replacing, subject to
Landlord's direction and supervision, any damage to the Premises and the
Building caused by Tenant, Tenant's employees, Tenant's transferees, or their
respective agents, contractors, or invitees.  If Tenant fails to make such
repairs or replacements within fifteen (15) days after the occurrence of such
damage, then Landlord may make the same at Tenant's cost.  If any such damage
occurs outside of the Premises, then Landlord may elect to repair such damage at
Tenant's expense, rather than having Tenant repair such damage.  The cost of all
repair or replacement work performed by Landlord under this Section 6.2 must be
paid by Tenant to Landlord within ten (10) days after Landlord has invoiced
Tenant for such cost and will constitute Rent under this Lease.

     6.3.  Performance of Work.

     Only Landlord or contractors and subcontractors approved in writing by
Landlord may perform the work described in this Section 6.  Tenant will cause
all contractors and subcontractors to procure and maintain insurance coverage
naming Landlord as an additional insured against such risks, in such amounts,
and with such companies as Landlord may reasonably require.  All such work must
be performed in accordance with all applicable governmental requirements and in
a good and workmanlike manner so as not to damage the Premises, the Building or
the components of the Building.  Tenant agrees to defend, indemnify and hold
Landlord, its trustees, beneficiaries, employees, successors and assigns
harmless from and against any claims, liabilities, damages, losses, costs and
expenses, including but not limited to attorney's fees and court costs, suffered
or incurred by Landlord arising from any of Tenant's alterations, additions or
improvements to the Premises.

     6.4.  Mechanic's Liens.

     Tenant must not permit any mechanic's lien(s) to be filed against the
Premises or the Building for any work performed, materials furnished, or
obligations incurred by or at the request of Tenant, unless caused by the
failure of the Landlord to timely pay the allowance.  If such a lien is filed,
then, within ten (10) days after Landlord has delivered notice of the filing to
Tenant, Tenant must either pay the amount of the lien or diligently contest such
lien and deliver to Landlord a bond or other security reasonably satisfactory to
Landlord.  If Tenant fails to timely take either such action, then Landlord may
pay the lien claim, and any amounts so paid, including expenses and interest,
will constitute Rent payable by Tenant to Landlord within ten (10) days after
Landlord has invoiced Tenant for such payment.  Tenant agrees to defend,
indemnify and hold Landlord, its trustees, beneficiaries, employees, successors
and assigns harmless from and against any claims, liabilities, direct damages,
losses, costs and expenses, including but not limited to attorney's fees and
court costs, suffered or incurred by Landlord arising from the presence or
removal of any mechanic's lien(s) affecting the Premises and/or

                                       9
<PAGE>

the Building relating to any work performed, materials furnished or obligations
incurred by or at the request of Tenant.

     6.5.  Rooftop Communications Equipment.

     Tenant shall have the right, at its sole cost and expense, only after
obtaining Landlord's prior written approval, which approval shall not be
unreasonably withheld or delayed, to cause certain data and communications
equipment to be professionally installed on the roof of the Building subject to
and in compliance with all applicable federal, state and local statutes, laws,
ordinances, codes, rules and regulations (collectively "Laws"), provided that
(i) Landlord may oversee such installation, (ii) the location of such equipment
must be approved in advance by Landlord, (iii) Tenant will be responsible for
obtaining all necessary licenses and permits and complying with all City of
Chicago zoning and building codes and ordinances applicable to said equipment,
and (iv) upon Landlord's request, Tenant will cause said equipment to be removed
from the roof and repair any damage thereto upon the expiration or earlier
termination of this Lease. Tenant agrees to defend, indemnify and hold Landlord,
its trustees, beneficiaries, employees, agents, successors and assigns harmless
from and against any and all claims, liabilities, direct damages, causes of
action, suits, judgments, losses, costs and expenses (including attorneys' fees
and court costs) incurred or suffered by Landlord relating to the installation
of such equipment and/or the violation of any Laws arising from the presence or
use of such equipment.  This indemnity provision will survive the termination or
expiration of this Lease.

     6.6.  Construction of Roof Deck.

     Tenant shall have the right, at its sole cost and expense, only after
obtaining Landlord's prior written approval, which approval shall not be
unreasonably withheld or delayed, to cause a deck to be constructed on a portion
of the roof of the Building subject to and in compliance with all Laws, provided
that (i) Landlord may oversee such installation, (ii) the location of the deck
and the hours and dates when the deck may be used must be approved in advance by
Landlord, (iii) Tenant will be responsible for obtaining all necessary licenses
and permits and complying with all City of Chicago zoning and building codes and
ordinances applicable to said deck, and (iv) at Landlord's request, Tenant will
remove the deck from the roof and repair any damage thereto upon the expiration
or earlier termination of this Lease.  Tenant acknowledges and agrees that
Landlord makes no representation or warranty with respect to the design of the
deck, nor shall Landlord be liable or responsible for any defects in the design
or construction of the deck.  Tenant agrees to defend, indemnify and hold
Landlord, its trustees, beneficiaries, employees, agents, successors and assigns
harmless from and against any and all claims, liabilities, direct damages,
causes of action, suits, judgments, losses, costs and expenses (including
attorneys' fees and court costs) incurred or suffered by Landlord relating to
the installation of such deck and/or the violation of any Laws arising from the
presence or use of such deck.  This indemnity provision will survive the
termination or expiration of this Lease.

     6.7.  Installation of Electrical Generator(s).

     Tenant may, at its sole cost and expense, only after obtaining Landlord's
prior written consent, cause an electrical generator(s) to be professionally
installed in the Building, subject to and in compliance with all Laws, provided
that (i) Landlord may oversee such installation, (ii) the location of the
generator(s) must be approved in advance by Landlord, (iii) Tenant will be
responsible for obtaining all necessary licenses and permits and complying with
all City of Chicago zoning and building codes and ordinances applicable to said
generator(s), and (iv) upon Landlord's request, Tenant will cause said
generator(s) to be removed and repair any

                                       10
<PAGE>

damage therefrom upon the expiration or earlier termination of this Lease.
Tenant agrees to defend, indemnify and hold Landlord, its trustees,
beneficiaries, employees, agents, successors and assigns harmless from and
against any and all claims, liabilities, direct damages, causes of action,
suits, judgments, losses, costs and expenses (including attorneys' fees and
court costs) incurred or suffered by Landlord relating to the installation of
any generator(s) and/or the violation of any Laws arising from the presence or
use of such generator(s). This indemnity provision will survive the termination
or expiration of this Lease.

7.   USE.

     Tenant may use the Premises only for the Permitted Use, and must comply
with all applicable statutes, laws, ordinances, codes, orders, rules and
regulations, as well as all requirements of any of Landlord's insurance
providers, relating to the use, condition and occupancy of the Premises.  The
Premises may not be used for any use other than the Permitted Use which (i) is
disreputable, creates fire hazards, or results in an increased rate of insurance
on the Building or its contents; (ii) would violate any covenant, agreement,
term, provision or condition of this Lease or is in contravention of the
certificate of occupancy or zoning ordinances pertaining to the Building; (iii)
would alter, affect or interfere with or would overload the electrical,
mechanical or HVAC systems or any other component of the Building, or would
exceed the floor load per square foot which the floor was designed to carry and
which is allowed by law; or (iv) would, in Landlord's reasonable judgment, in
any way impair or tend to impair or exceed the design criteria, structural
integrity, character, reputation or appearance of the Building.  Tenant will not
conduct or permit the generation, transportation, storage, installation,
treatment or disposal, either in the Building or in the Premises, of any
hazardous or toxic materials (other than those customarily used by office
tenants in the normal course of business), and Tenant will keep the Building and
the Premises free of any lien or claim imposed under any federal, state or local
environmental statute, law, ordinance, code, rule or regulation.  If, because of
Tenant's acts (which are outside of the Permitted Use and have not been approved
in writing by Landlord), the rate of insurance on the Building or its contents
increases, then such acts will constitute an Event of Default, Tenant must pay
to Landlord the amount of such increase on demand, and acceptance of such
payment will not waive any of Landlord's other rights.  Tenant agrees to conduct
its business and control its agents, employees, and invitees in such a manner as
not to create any nuisance or unreasonably interfere with other tenants or
Landlord in its management of the Building.

8.   ASSIGNMENT AND SUBLETTING.

     8.1.  Transfers; Consent.

           (a) Transfers. Tenant may not, without the prior written consent of
     Landlord, which consent, subject to the provisions of Section 8.1(b) below,
     shall not be unreasonably withheld or delayed, do any of the following:

               (i)  assign, transfer, or encumber this Lease or any estate
           or interest in this Lease, whether directly or by operation of law;

               (ii) permit any other entity to become Tenant under this Lease by
           merger, consolidation, or other reorganization; provided, however,
           Tenant does not need to obtain Landlord's consent if, after giving
           effect to such merger, consolidation or other reorganization, the
           minimum tangible net worth of such new entity is the same as that of
           Tenant at the beginning of this Lease;

                                       11
<PAGE>

               (iii)  sublet any portion of the Premises;

               (iv)   grant any license, concession, or other right of occupancy
          of any portion of the Premises; or

               (v)    permit the use of the Premises by any parties other
          than Tenant.

          Any of the events listed in Section 8.1(a)(i) through 8.1(a)(vi)
     above are referred to as a "Transfer".

          (b)  Consent.   Without limiting Landlord's right to reasonably
               -------
     withhold its consent, Tenant acknowledges and agrees that Landlord's
     withholding of such consent will be deemed reasonable if:

               (i)    In the reasonable judgment of Landlord, the proposed
          subtenant or assignee or the individual or principal owners or
          operators of the proposed subtenant or assignee (A) is not of
          reputable character or is engaged in a business or proposes to use the
          Premises in a manner which is not in keeping with the Permitted Use or
          the standards of Landlord for the Building, or (B) has an unfavorable
          credit standing or poor business history;

               (ii)   Either the area of the Premises to be sublet or the
          remaining area of the Premises is not regular in shape with
          appropriate means of ingress and egress suitable for normal renting
          purposes;

               (iii)  Tenant is in default under this Lease;

               (iv)   The proposed sublessee or assignee is a local, state or
          federal governmental agency; or

               (v)    The proposed sublessee or assignee is already a tenant in
          the Building and is leasing space on any floor which is neither
          vertically nor horizontally adjacent to any portion of the Premises.

          (c)  Procedure to Obtain Consent.   If Tenant requests Landlord's
               ---------------------------
     consent to a Transfer, then Tenant must provide Landlord with a written
     description of all terms and conditions of the proposed Transfer, copies of
     the proposed documentation, and the following information about the
     proposed transferee: name and address; reasonably satisfactory information
     about its business and business history; its proposed use of the Premises;
     banking, financial, and other credit information that Landlord may request;
     and general references sufficient to enable Landlord to determine the
     proposed transferee's creditworthiness and character. Landlord will attempt
     to provide Tenant with a written response to such Transfer request as soon
     as possible but not later than fifteen (15) days after Landlord's receipt
     of Tenant's written request. Concurrently with Tenant's request for consent
     to a Transfer, Tenant agrees to (i) pay to Landlord an assignment fee in
     the amount of Five Hundred and 00/100 Dollars ($500.00), and (ii) reimburse
     Landlord immediately upon its request for all of its reasonable out-of-
     pocket expenses (including but not limited to attorneys' fees and
     administrative fees) incurred in connection with considering any request
     for consent to a Transfer. Nothing in this Section 8.1(c) may be construed
     as granting to any third party the rights of a third-party beneficiary, so
     as to entitle such third party to seek to enforce any of the above
     provisions.

                                       12
<PAGE>

          (d)  Obligations After Transfer. If Landlord consents to a proposed
               --------------------------
     transfer, then both Tenant and the proposed transferee must (i) deliver to
     Landlord a written agreement acceptable in all respects to Landlord under
     which the proposed transferee expressly assumes all of Tenant's obligations
     under this Lease, and (ii) if requested by Landlord, execute the consent
     form required by Landlord. Landlord's consent to a Transfer will not
     release Tenant from its obligations under this Lease, but rather Tenant and
     its transferee will be jointly and severally liable for such obligations.
     Landlord's consent to any Transfer does not waive Landlord's rights as to
     any subsequent Transfers. If an Event of Default occurs while the Premises
     or any part of the Premises are subject to a Transfer, then Landlord, in
     addition to its other remedies, may collect rent due and owing directly
     from such transferee and apply such rent against Rent. Tenant authorizes
     its transferees to make payments of rent directly to Landlord upon receipt
     of notice from Landlord to do so.

     8.2. Recapture.

     In the event Tenant causes or seeks to cause a Transfer of either (a) the
entire Premises, or (b) any portion of the Premises for the remainder of the
Term of this Lease, Landlord may elect to terminate this Lease and recapture the
applicable space (i) as of the date the proposed Transfer is to be effective, or
(ii) within thirty (30) days after the date of Landlord's discovery of the
Transfer, as the case may be. Landlord may exercise this termination right
within thirty (30) days after Landlord's receipt of Tenant's written request for
Landlord's consent, or within thirty (30) days after learning of such Transfer
if Landlord's consent has not been requested by Tenant. Notwithstanding anything
above to the contrary, in the event Landlord exercises its right to terminate
this lease and recapture the applicable space under clause (i) of the first
sentence of this Section 8.2, then within five (5) days of receipt of Landlord's
notice Tenant may rescind its proposal for the Transfer and the Lease shall
continue as if such proposal for the Transfer had never occurred If Landlord
terminates this Lease as provided above, then this Lease will cease as to the
portion of the Premises recaptured by Landlord and Tenant shall pay to Landlord
all Rent accrued through the date the Lease ceases. Subsequently, Landlord may
lease the Premises to the prospective transferee (or to any other person)
without liability to Tenant.

     8.3. Additional Compensation.

     Tenant agrees to pay to Landlord, immediately upon receipt, fifty (50%) of
all funds received by Tenant (net of Tenant's reasonable expenses to relet) for
a Transfer in excess of the Rent allocable to the Premises.

     8.4  Injunctive Relief.

     Notwithstanding anything in this Lease to the contrary, in the event
Landlord wrongfully prevents a Transfer by Tenant, or if Landlord commits any
other default under this Section 8, Tenant's sole remedy will be limited to an
action for injunctive relief to permit the Transfer to occur.

9.   INSURANCE; WAIVERS; SUBROGATION; INDEMNITY.

     9.1. Insurance.

     Tenant agrees to maintain throughout the Term the following insurance
 policies:

          (a) comprehensive general liability insurance in amounts of not less
     than a combined single limit of $2,000,000 or such other amounts as
     Landlord may, from time

                                       13
<PAGE>

     to time, reasonably require, insuring Tenant, Landlord, Landlord's agents
     and their respective affiliates against all liability for injury to or
     death of a person or persons or damage to property arising from the use and
     occupancy of the Premises;

          (b)  insurance covering the full value of Tenant's property and
     improvements, and other property (including property of others) in the
     Premises;

          (c)  contractual liability insurance sufficient to cover Tenant's
     indemnity obligations under this Lease;

          (d)  worker's compensation insurance, containing a waiver of
     subrogation endorsement acceptable to Landlord; and

          (e)  business interruption insurance.

     Tenant will, prior to taking possession of the Premises and prior to the
commencement of any work in the Premises, furnish Landlord with certificates of
such insurance and such other evidence satisfactory to Landlord confirming
Tenant's maintenance of all insurance coverages required under this Lease and
naming Landlord and any other parties requested by Landlord as additional
insured(s).  Each certificate must contain a written obligation on the part of
each insurance company to notify Landlord at least thirty (30) days before
cancellation or a material change of any such insurance policies.  All such
insurance policies must be (i) issued by insurers authorized to do business in
the State of Illinois and which are rated at least A+XII in Best's Key Rating
Guide, and (ii) issued by companies and be in form and substance reasonably
satisfactory to Landlord.  The term "affiliate" means any person or entity,
directly or indirectly, controlling, controlled by, or under common control with
the party in question.  Tenant acknowledges and agrees that it is not permitted
to self-insure under this Lease.

     9.2. Waiver of Negligence; No Subrogation.

     Landlord and Tenant each waives any claim it might have against the other
for damage to or theft, destruction, loss, or loss of use of any property (a
"Loss"), to the extent the same is insured against under any insurance policy
that covers the Building, the Premises, Landlord's or Tenant's fixtures,
personal property, leasehold improvements, or business, or with respect to such
matters as are required to be insured against under the terms of this Section 9,
regardless of whether the negligence of the other party caused such loss.  Each
party's waiver under this Section 9.2 will not, however, include any deductible
amounts on insurance policies carried by either party or to any coinsurance
penalty which either party may sustain.  Each party will cause its insurance
carrier to endorse all applicable policies waiving the carrier's rights of
recovery under subrogation or otherwise against the other party.

     9.3. Indemnity by Tenant.

     Subject to the provisions of Section 9.2 above, and except to the extent
any Loss is caused solely by the negligence or willful misconduct of Landlord or
its agents, Tenant agrees to defend, indemnify and hold Landlord, its trustees,
beneficiaries, employees and agents harmless from and against (i) all claims,
demands, liabilities, causes of action, suits, judgments, and expenses
(including attorneys' fees) for any Loss arising from any occurrence on the
Premises and the Building caused or contributed to by Tenant, its subtenants,
licensees, employees, invitees, contractors and/or agents (collectively
"Tenant's Affiliates"), and (ii) Tenant's or any of Tenant's Affiliates' failure
to perform its obligations under this Lease.  This indemnity provision will
survive the termination or expiration of this Lease.

                                       14
<PAGE>

     9.4.  Indemnity by Landlord.

     Landlord agrees to defend, indemnify and hold Tenant harmless from and
against any loss or damage (including reasonable attorneys' fees) suffered by
Tenant resulting from Landlord's negligence to the extent such loss or damage is
not covered by Tenant's insurance.

10.  SUBORDINATION; ATTORNMENT; NOTICE TO LANDLORD'S MORTGAGEE.

     10.1. Subordination.

     Provided Landlord furnishes Tenant with a subordination, nondisturbance and
attornment agreement (the "SNDA") in form and substance customarily given by the
current "Landlord's Mortgagee" (as defined below), this Lease is automatically
subordinate to any deed of trust, mortgage, other security instrument, ground
lease, master lease or primary lease that now or subsequently covers all or any
part of the Building without any further action or writing of the parties (the
mortgagee under any such mortgage or the lessor under any such lease is referred
to below as a "Landlord's Mortgagee").  However, any Landlord's Mortgagee may at
any time unilaterally elect to make this Lease superior to its mortgage, ground
lease or other interest in the Premises by so notifying Tenant in writing.  Not
later than sixty (60) days after the execution of this Lease, Landlord shall
deliver to Tenant an SNDA from the current Landlord's Mortgagee in the form
attached hereto as Exhibit I.
                   ---------

     10.2. Attornment.

     Tenant agrees to attorn to any party succeeding to Landlord's interest in
the Premises, whether by purchase, foreclosure, deed in lieu of foreclosure,
power of sale, attornment, termination of lease, or otherwise.  Within ten (10)
days after such party's written request, Tenant will execute and deliver to the
requesting party a written agreement(s) confirming such attornment.  If Tenant
fails to deliver the attornment agreement(s) described herein within the ten
(10) day period, Tenant acknowledges and agrees that Landlord is authorized to
act as Tenant's attorney-in-fact to execute the agreement(s) on behalf of
Tenant, and Tenant will be bound by the commercially reasonable terms of the
agreement(s) executed by Landlord.

     10.3. Notice to Landlord's Mortgagee.

     Tenant may not seek to enforce any remedy it may have for any default on
the part of the Landlord without first giving written notice by certified mail,
return receipt requested, specifying the default in reasonable detail, to any
Landlord's Mortgagee whose address has been given to Tenant, and affording such
Landlord's Mortgagee a reasonable opportunity to perform Landlord's obligations
under this Lease.

11.  RULES AND REGULATIONS.

     Tenant must comply with the rules and regulations of the Building which are
attached as Exhibit B. Landlord may, from time to time by notifying Tenant in
            ---------
writing of such changes, change such rules and regulations for the safety, care,
or cleanliness of the Building and related facilities, provided that such
changes will not unreasonably interfere with Tenant's use of the Premises.
Tenant is responsible for the compliance with such rules and regulations by its
employees, agents, and invitees.

                                       15
<PAGE>

12.  CONDEMNATION.

     12.1. Total Taking.

     If the entire Building or Premises is taken by right of eminent domain or
conveyed in lieu of eminent domain (a "Taking"), this Lease will terminate and
Rent will be apportioned as of the date of the Taking, and Tenant will have no
claim against Landlord for the value of the unexpired Term.

     12.2. Partial Taking -- Tenant's Rights.

     If any part of the Building becomes subject to a Taking and such Taking
will prevent Tenant from conducting its business in the Premises in a manner
reasonably comparable to that conducted immediately before such Taking for a
period of more than one hundred eighty (180) days, then Tenant may terminate
this Lease as of the date of such Taking by giving written notice to Landlord
within thirty (30) days after the Taking, and Rent will be apportioned as of the
date of such Taking.  If Tenant does not terminate this Lease, then Rent will
abate on a basis reasonably determined by Landlord as to that portion of the
Premises rendered untenantable by the Taking.

     12.3. Partial Taking -- Landlord's Rights.

     If any material portion but less than all of the Building becomes subject
to a Taking and Landlord makes a good faith determination that (i) such Taking
will prevent Tenant from conducting its business in the Premises in a manner
reasonably comparable to that conducted immediately before such Taking for a
period of more than one hundred eighty (180) days, (ii) restoring the Premises
would be uneconomical, (iii) the condemnation award is insufficient to rebuild
or restore the Building or the Premises, or (iv) Landlord is required to pay any
condemnation award arising from the Taking to any Landlord's Mortgagee, then
Landlord may terminate this Lease by delivering written notice to Tenant within
forty-five (45) days after such Taking (or on such earlier date as Landlord is
required to surrender the Building or the Premises pursuant to the terms of the
Taking).  Tenant shall vacate the Premises on or before the earlier of (a) one
hundred twenty (120) days after its receipt of Landlord's notice, or (b) the
date when Landlord is required to surrender the Building or the Premises to the
condemning authority, and Rent will be apportioned as of the date Tenant vacates
the Building.  If Landlord does not so terminate this Lease, then this Lease
will continue, but if any portion of the Premises has been taken, Rent will
abate as provided in the last sentence of Section 12.2 above.

     12.4. Award.

     If any Taking occurs, then Landlord is entitled to receive the entire award
or other compensation for the land on which the Building is situated, the
Building, and other improvements taken, and Tenant may separately pursue a claim
against the condemnor for the value of Tenant's personal property which Tenant
is entitled to remove under this Lease (but because of the condemnation is
unable to move such property), moving costs, unamortized portion of any tenant
improvements paid for by Tenant, and other claims it may have so long as such
claim does not diminish Landlord's award.  In no event may Tenant seek or file
any claim against Landlord.

                                       16
<PAGE>

13.  FIRE OR OTHER CASUALTY.

     13.1.  Landlord's Rights.

     If all or any material portion of the Building and/or the Premises is(are)
damaged by fire or other casualty (a "Casualty"), and if Landlord makes a good
faith determination that (i) restoring the Premises would be uneconomical, (ii)
there are insufficient insurance proceeds to rebuild or restore the Building or
the Premises, or (iii) Landlord is required to pay any insurance proceeds
arising out of the Casualty to any Landlord's Mortgagee, then Landlord may
terminate this Lease by giving Tenant written notice of Landlord's election to
terminate (the "Casualty Termination Notice") within one hundred twenty (120)
days after the Casualty (the "Casualty Determination Period") has occurred, and
Base Rent and Additional Rent will abate as of the date of the Casualty, unless
such damage is due to the gross negligence or willful misconduct of Tenant or
Tenant's Affiliates, in which event Tenant shall continue to pay Rent without
abatement.  Such termination shall be effective ninety (90) days after the date
of the Casualty Termination Notice so long as the Building is tenantable.

     13.2.  Repair Obligation.

     If Landlord elects not to terminate this Lease following a Casualty
pursuant to the terms of Section 13.1 above, Landlord shall, prior to the
expiration of the Casualty Termination Period, notify Tenant of Landlord's good
faith determination (the "Restoration Estimate Notice") of the time period
required to restore the Building and/or Premises.  In the event such time period
exceeds one (1) year from the date of the Casualty, Tenant shall have the right
to terminate this Lease within thirty (30) days after receipt of the Restoration
Estimate Notice.  If neither Landlord nor Tenant elects to terminate this Lease,
as set forth above, then Landlord will proceed with reasonable diligence to
repair, restore or rehabilitate the Building and/or the Premises, as the case
may be, to substantially the same condition as they existed immediately before
such Casualty.  However, Landlord will not be required to repair or replace any
of the furniture, equipment, fixtures, and other leasehold improvements which
may have been placed by or at the request of Tenant or other occupants in the
Building or the Premises and required to be insured by Tenant or other tenants.
In the event that Landlord elects not to terminate the Lease and Landlord
proceeds to repair the Building and/or the Premises, then Tenant must apply to
the replacement or restoration of the furniture, equipment, fixtures and other
improvements in the Premises (if replacement or restoration is necessary because
of the Casualty) any proceeds of insurance that it may have received from its
policy(ies) on account of the Casualty allocable to such fixtures and other
improvements.  During such repair or rebuilding of the Building and/or the
Premises, Rent for the portion of the Premises rendered untenantable by the
damage will be abated on a reasonable basis determined by Landlord from the date
of damage until the completion of the repair, restoration or rehabilitation,
unless the Casualty was caused by Tenant or any of Tenant's Affiliates, in which
event Tenant shall continue to pay Rent without abatement.

     In the event Landlord fails to substantially complete the restoration of
the Building and/or the Premises within one (1) year from the date of the
Casualty, Tenant shall have the right to terminate this Lease at any time after
the expiration of such one (1) year period.

14.  PERSONAL PROPERTY TAXES.

     Tenant is liable for all taxes based upon this Lease or the receipt of Rent
due under this Lease and all taxes levied or assessed against any personal
property, furniture or fixtures

                                       17
<PAGE>

placed by Tenant in the Premises. If any taxes for which Tenant is liable are
levied or assessed against Landlord or Landlord's property and Landlord elects
to pay the same, or if the assessed value of Landlord's property is increased by
inclusion of such personal property, furniture or fixtures and Landlord elects
to pay the taxes based on such increase, then Tenant shall pay to Landlord as
Rent, upon demand, the part of such taxes for which Tenant is primarily liable
under this Lease. Landlord may not, however, pay such amount if Tenant notifies
Landlord that it will contest the validity or amount of such taxes before
Landlord makes such payment, and subsequently diligently proceeds with such
contest in accordance with law and if the non-payment does not pose a threat of
lien or other cloud on Landlord's title to the Building, or threat of loss or
seizure of the Building or interest of Landlord in the Building.

15.  DEFAULT.

     15.1.  Events of Default.

     Each of the following occurrences will constitute an "Event of Default":

            (a) Tenant's failure to pay Rent on or before the date when due;
     provided, however, not more than two (2) times in any calendar year during
     the Term, Landlord agrees to give Tenant notice and Tenant shall have five
     (5) days after its receipt of such notice to cure such failure to pay rent,
     which, if cured in a timely manner, will not constitute an Event of
     Default.

            (b) Tenant's failure to perform, comply with, or observe any other
     agreement or obligation of Tenant under this Lease and the continuance of
     such failure for a period of more than thirty (30) days after Landlord has
     delivered to Tenant written notice, provided that if such default is
     incapable of being cured within said thirty (30) day period, then Tenant
     shall have up to an additional sixty (60) days after the initial thirty
     (30) day period to cure the default so long as Tenant is at all times
     diligently proceeding to cure the default;

            (c) The filing of a petition by or against Tenant (the term "Tenant"
     includes, for the purpose of this Section 15(c), any guarantor of the
     Tenant's obligations under this Lease) (1) in any bankruptcy or other
     insolvency proceeding; (2) seeking any relief under any state or federal
     debtor relief law; (3) for the appointment of a liquidator or receiver for
     all or substantially all of Tenant's property or for Tenant's interest in
     this Lease; or (4) for the reorganization or modification of Tenant's
     capital structure in any bankruptcy proceeding or under any State or
     Federal debtor relief law. If, however, such a petition is filed against
     Tenant, then such filing will not be an Event of Default unless Tenant
     fails to have the proceedings initiated by such petition dismissed within
     sixty (60) days after such filing;

            (d) The failure by Tenant to take possession of the Premises in
     accordance with the terms of this Lease;

            (e) The discontinuance of its business by Tenant for thirty (30) or
     more consecutive days unless the Premises are untenantable;

            (f) The failure of any guarantor(s) of this Lease to comply with the
     terms and conditions of its(their) guaranty.

                                       18
<PAGE>

     15.2.  Default Interest.

     All past due Rent and any other payments required of Tenant under this
Lease will be deemed Rent and interest will accrue from the date due until paid
at the rate of interest equal to two percent (2%) over the corporate base rate
or so-called "prime rate" as announced from time to time by Bank One
Corporation.

16.  REMEDIES.

     Upon any Event of Default, Landlord may, at its election, in addition to
all other rights and remedies afforded Landlord under this Lease or by law or
equity, take any one or more of the following actions:

     16.1.  Right To Terminate.

     Upon the occurrence of an Event of Default, Landlord has the right to
terminate the Lease and obtain possession of the Premises. Landlord may make its
election to terminate known to Tenant by delivery of a notice of termination.
Such termination is immediately effective and Landlord, if necessary, is
entitled to commence immediately an action in summary proceedings to recover
possession of the Premises.

     16.2.  Receipt Of Money After Termination.

     No receipt of money by the Landlord from the Tenant after the termination
of this Lease acts to reinstate, continue or extend the Term, nor affect or
waive any notice given by the Landlord to the Tenant prior to such receipt of
money.

     16.3.  Recovery Of Damages.

     Landlord agrees to use commercially reasonable efforts to mitigate damages
caused by a default or breach of Tenant.  If Landlord at any time terminates
this Lease upon the occurrence of an Event of Default, then in addition to any
other remedies it may have, Landlord may recover from Tenant by reason of such
breach all Rent and Additional Rent accrued and unpaid for the period up to and
including such termination date, as well as all other additional sums payable by
Tenant under this Lease.  In addition, upon the occurrence of an Event of
Default, Landlord may recover as damages for loss of the bargain and not as a
penalty the sum of (i) the unamortized cost to Landlord, computed and determined
in accordance with generally accepted accounting principles, of any tenant
improvements provided by Landlord at its expense, (ii) the aggregate sum which
at the time of such termination represents the excess, if any, of the present
value of the aggregate Rent and Additional Rent at the same annual rate for the
remainder of the Term as then in effect over the then present value of the then
aggregate fair rental value of the Premises for the balance of the Term
immediately prior to such termination, such present worth to be computed in each
case on the basis of a five percent (5%) per annum discount from the respective
dates upon which Rent would have been payable under this Lease had the Term not
been terminated, and (iii) any additional damages, including any costs or
expenditures to fit the Premises to the needs of Tenant, reasonable attorneys'
fees and court costs which Landlord sustains by reason of the breach of any of
the covenants of this Lease other than for the payment of Base Rent and
Additional Rent.

     16.4.  Right To Re-Enter.

     If the Event of Default is the nonpayment of Rent, Landlord may, as an
alternative to terminating the Lease, serve a written demand for possession or
payment. Unless the Rent is paid in accordance with the demand for possession or
payment, Landlord is entitled to

                                       19
<PAGE>

possession of the premises and Tenant will then have no further right to
possession under the Lease. Tenant remains liable to Landlord for the payment of
all Rent and other charges which Tenant has agreed to pay under this Lease
throughout the remainder of its Term. If Landlord elects to re-enter, as
provided, it may from time to time, without terminating this Lease, make such
alterations and repairs as may be necessary in order to relet the Premises, and
relet all or any part of such Premises for such term or terms (which may be for
a term extending beyond the Term of this Lease) and at such rental or rentals
and upon such other terms and conditions as Landlord in its reasonable
discretion may deem advisable. Upon each such reletting all rentals and other
sums received by Landlord from such reletting are applied, first, to the payment
of any indebtedness other than rent due under this Lease from Tenant to
Landlord; second, to the payment of any costs and expenses of such reletting,
including reasonable brokerage fees and attorneys' fees and of costs of such
alterations and repairs; third, to the payment of Rent and other charges due
from Tenant, and the residue, if any, will be held by Landlord and applied in
payment of future rent as the same may become due and payable. If such rentals
and other sums received from such reletting during any month are insufficient to
pay the Rent and other charges due from Tenant, Tenant agrees to pay such
deficiency to Landlord. Such deficiency will be calculated and paid monthly. No
such re-entry or taking possession of such premises by Landlord may be construed
as an election on its part to terminate this Lease. Notwithstanding any such
reletting without termination, Landlord may at any time elect to terminate this
Lease for such previous breach.

     16.5.  Independent Covenant.

     Tenant acknowledges and agrees that its obligation to pay Rent under this
Lease is an independent covenant and that such obligation to pay rent is not
subject to setoff or recoupment in connection with any action for summary
proceedings to recover possession of the Premises.

     16.6.  Legal Expenses.

     If Landlord or Tenant brings an action arising out of the covenants, terms,
conditions or provisions of this Lease, or if Landlord undertakes an action for
summary proceedings to recover possession of the Premises, the prevailing party
will be reimbursed by the other party for such reasonable costs and attorneys'
fees as the prevailing party may incur in connection with such action.

17.  PAYMENT BY TENANT; NON-WAIVER.

     17.1.  Payment by Tenant.

     Upon any Event of Default, Tenant agrees to pay to Landlord all costs
incurred by Landlord (including court costs and reasonable attorneys' fees and
expenses) in (1) obtaining possession of the Premises, (2) removing and storing
Tenant's or any other occupant's property, (3) repairing, restoring,
commercially reasonably altering, commercially reasonably remodeling or
otherwise putting the Premises into a condition acceptable to a new tenant, (4)
if Tenant is dispossessed of the Premises and this Lease is not terminated,
reletting all or any part of the Premises (including brokerage commissions,
commercially reasonable costs of tenant finish work and other costs incidental
to such reletting), (5) performing Tenant's obligations which Tenant failed to
perform, and (6) enforcing its rights, remedies, and recourses arising out of
the Event of Default or in obtaining advice about same.  To the full extent
permitted by law, Landlord and Tenant agree the federal and state courts of the
state in which

                                       20
<PAGE>

the Premises and Building are located have exclusive jurisdiction over any
matter relating to or arising from this Lease and the parties' rights and
obligations under this Lease.

     17.2.  No Waiver.

     Landlord's acceptance of any payment from Tenant following an Event of
Default will be deemed Rent and will not waive Landlord's rights regarding such
Event of Default.  No waiver by Landlord of any violation or breach of any of
the terms contained in this Lease will waive Landlord's rights regarding any
future violation of such term.  Landlord's acceptance of any partial payment of
Rent will not waive Landlord's rights with regard to the remaining portion of
the Rent that is due, regardless of any endorsement or other statement on any
instrument delivered in payment of Rent or any writing delivered in connection
with such Rent.  Accordingly, Landlord's acceptance of a partial payment of Rent
will not constitute an accord and satisfaction of the full amount of the Rent
that is due.

18.  SURRENDER OF PREMISES.

     No act by Landlord will be deemed an acceptance of a surrender of the
Premises, and no agreement to accept a surrender of the Premises will be valid
unless it is in writing and signed by Landlord.  At the expiration or
termination of this Lease, Tenant must deliver to Landlord the Premises with all
improvements in good repair and condition, broom-clean, except for reasonable
wear and tear (and condemnation and Casualty damage not caused by Tenant, as to
which Sections 12 and 13 above control).  All alterations, additions,
improvements, equipment, wiring and furniture made in or upon the Premises (but
excluding all of the Work contemplated under the Workletter and excluding any
other alterations, additions, etc. for which Landlord's consent is required
under this Lease and which Landlord does not specifically require removal at the
time of such consent) must, at Landlord's option upon notice to Tenant, either
be removed by Tenant (and Tenant must repair all damage caused by such removal)
or remain on the Premises without compensation to Tenant.  Tenant must also
deliver to Landlord all keys to the Premises.  Provided that Tenant has
performed all of its obligations under this Lease, Tenant may remove all
unattached trade fixtures and personal property placed in the Premises by
Tenant.  Tenant is obligated to repair all damage caused by such removal.  All
items not so removed will be deemed to have been abandoned by Tenant and may be
appropriated, sold, stored, destroyed, or otherwise disposed of by Landlord
without notice to Tenant and without any obligation to account for such items.
The provisions of this Section 18 will survive the end of the Term.

19.  HOLDING OVER.

     If Tenant fails to vacate the Premises at the end of the Term, then Tenant
will be a tenant-at-will and, in addition to all other damages and remedies to
which Landlord may be entitled for such holding over, Tenant must pay to
Landlord a monthly Base Rent for all or any part of a month equal to 150% of the
aggregate Base Rent plus all other Rent payable during the last month of the
Term.  Tenant is also responsible for all direct damages, and if Tenant holds
over for more than thirty (30) days, Tenant is responsible for consequential
damages incurred or sustained by Landlord by reason of such retention, together
with all costs incurred by Landlord (including but not limited to reasonable
attorneys' fees) in connection with such holdover.  In addition, Landlord may
elect, upon notice to Tenant, that such holding over will constitute a renewal
of this Lease on a month-to-month term at the stated holdover rate, but
acceptance by Landlord of Rent after such termination will not in and of itself
constitute a

                                       21
<PAGE>

renewal. Nothing contained in this Section 19, however, will be construed or
operate as a waiver of Landlord's right of re-entry or any other right of
Landlord.

20.  CERTAIN RIGHTS RESERVED BY LANDLORD.

     Landlord reserves the following rights which may be exercised without
notice (except as otherwise expressly provided below) and without liability to
Tenant for damage or injury to property, person or business, and without
effecting an eviction or disturbance of Tenant's use or possession of the
Premises, nor giving rise to any claim for setoff or abatement or Rent or
affecting any of Tenant's obligations under this Lease:

          (a) To decorate (other than elevator lobbies on the full floors
     occupied by Tenant which shall be solely determined by and shall be the
     responsibility of Tenant) and to make inspections, repairs, alterations,
     additions, changes, or improvements, whether structural or otherwise, in
     and about the Building during ordinary business hours, and if Tenant
     desires to have such work done during other than business hours, Tenant
     agrees to pay all overtime and additional expenses resulting from such
     work; to enter upon the Premises and, during the continuance of any such
     work, to temporarily close doors, entryways, public space, and corridors in
     the Building; and to interrupt or temporarily suspend Building services and
     facilities agreed to be furnished by Landlord, all without the same
     constituting an eviction of Tenant in whole or in part and without
     abatement of Rent by reason of loss or interruption of the business of
     Tenant or otherwise and without in any manner rendering Landlord liable for
     damages or relieving Tenant from the performance of Tenant's obligations
     under this Lease; provided, however, that reasonable access to the Premises
     will be maintained and the business of Tenant may not be interfered with
     unreasonably;

          (b) To change the name and street address of the Building (but not the
     suite number(s) of the Premises); and to change the arrangement and
     location of entrances or passageways, doors, and doorways, corridors,
     elevators, stairs, restrooms, or other public parts of the Building, in
     which event Landlord will reimburse Tenant for the cost of replacing its
     stationary in an amount not to exceed Five Thousand and 00/100 Dollars
     ($5,000.00);

          (c) To take such reasonable measures as Landlord deems advisable for
     the security of the Building and its occupants; evacuating the Building for
     cause, suspected cause, or for drill purposes; temporarily denying access
     to the Building for safety or other commercially reasonable measures; and
     closing the Building after normal business hours and on Sundays and
     holidays, subject, however, to Tenant's right to enter when the Building is
     closed after normal business hours under such reasonable regulations as
     Landlord may prescribe from time to time for application to and for the
     benefit and protection of all tenants of the Building;

          (d) Upon reasonable prior oral notice to Tenant, to enter the Premises
     during reasonable business hours (i) at any time during the Term to show
     the Premises to prospective purchasers or lenders, or (ii) during the last
     twelve (12) months of the Term to show the Premises to prospective tenants,
     and to decorate, remodel, repair, alter or otherwise prepare the Premises
     for reoccupancy at any time after Tenant vacates or abandons the Premises;

          (e) INTENTIONALLY DELETED;

                                       22
<PAGE>

          (f) To maintain within the lobby of the Building a directory
     containing a standard listing with Tenant's name;

          (g) To install and maintain signs on the exterior and interior of the
     Building and to approve any signs which Tenant desires to install on the
     exterior of the Building, provided that Landlord agrees to install a sign
     on the northeast corner of the exterior of the Building bearing Tenant's
     name in the manner depicted on Exhibit J attached hereto;
                                    ---------

          (h) To prescribe and approve in advance the location and style of any
     suite number and identification sign or lettering on the door to the
     Premises occupied by Tenant, the cost of which signage shall be borne by
     Tenant;

          (i) To retain at all times and to use in appropriate instances pass
     keys to the Premises;

          (j) To grant to anyone the right to conduct any business or render any
     service in the Building, whether or not it is the same as or similar to the
     use expressly permitted to Tenant in Section 7 above;

          (k) To have access for Landlord and other tenants of the Building to
     all mail chutes according to the rules of the United States Post Office;

          (l) To enter the Premises at any time for reasonable purposes,
     including and supplying janitor service or other service to be provided to
     Tenant under this Lease;

          (m) To require all persons entering or leaving the Building during
     such hours as Landlord may from time to time determine to identify
     themselves to watchmen or security personnel by registration or otherwise,
     and to establish their right to enter or leave the Building; provided
     Landlord will not be liable in damages for any error with respect to
     admission to or eviction or exclusion of any person from the Building. In
     case of fire, invasion, insurrection, mob, riot, civil disorder, public
     excitement or other commotion, or threat thereof, Landlord reserves the
     right to limit or prevent access to the Building during the continuance of
     same, shut down elevator service, activate elevator emergency controls, or
     otherwise take such action or preventive measures deemed necessary by
     Landlord for the safety of the tenants or other occupants of the Building
     or the protection of the Building and the property in the Building. Tenant
     agrees to cooperate in any reasonable safety program developed by Landlord;
     and

          (n) From time to time to make and adopt such reasonable rules and
     regulations, in addition to or other than or by way of amendment or
     modification of the rules and regulations contained in Exhibit B attached
                                                            ---------
     to this Lease or other sections of this Lease, for the protection and
     welfare of the Building, its tenants and occupants, as Landlord may
     determine, and Tenant agrees to abide by all such rules and regulations
     upon receiving a written copy of the same.

21.  MISCELLANEOUS.

     21.1.  Landlord Transfer.

     Landlord may transfer any portion of the Building and any of its rights
under this Lease. If Landlord assigns its rights under this Lease, then Landlord
will be released from any further obligations under this Lease, provided that
the assignee assumes Landlord's obligations under this Lease in writing.

                                       23
<PAGE>

     21.2.  Landlord's Liability.

     The liability of Landlord and Landlord's Affiliates (as defined below) to
Tenant for any default by Landlord under the terms of this Lease will be
recoverable only from the interest of Landlord in the Building, and any
insurance covering the Building or Landlord to which Landlord is entitled and
Tenant agrees to look solely to Landlord's interest in the Building and any
insurance covering the Building or Landlord to which Landlord is entitled, for
the enforcement of any judgment, award, order or other remedy under or in
connection with this Lease. Under no circumstances will Landlord or Landlord's
Affiliates have any personal liability for any of the foregoing matters. The
term "Landlord's Affiliates" means collectively Landlord's property manager and
its and Landlord's respective current and future affiliates, trustees,
beneficiaries, principals, investors, directors, officers, general or limited
partners, shareholders, managers, employees, agents, representatives, successors
and assigns.

     21.3.  Force Majeure.

     Other than for Tenant's obligations under this Lease that can be performed
by the payment of money (e.g., payment of Rent and maintenance of insurance),
whenever a period of time is prescribed for action to be taken by either party,
such party will not be liable or responsible for, and there will be excluded
from the computation of any such period of time, any delays due to strikes,
riots, acts of God, shortages of labor or materials, war, governmental laws,
regulations, or restrictions, or any other causes of any kind whatsoever which
are beyond the reasonable control of such party.

     21.4.  Brokerage.

     Tenant has not dealt with any broker or agent in connection with the
negotiation or execution of this Lease, other than Landlord's Broker and
Tenant's Broker, whose commissions are payable by Landlord.  Tenant agrees to
defend, indemnify and hold Landlord harmless from and against all claims,
damages, costs, expenses, attorneys' fees and other liabilities for commissions
or other compensation claimed by any other broker or agent.

     21.5.  Estoppel Certificates.

     From time to time, Tenant agrees to furnish to Landlord, Landlord's
Mortgagee or any third party designated by Landlord, within ten (10) days after
Landlord has made a request, a written estoppel certificate signed by Tenant or
an authorized signatory of Tenant in the form attached as Exhibit D, confirming
                                                          ---------
and certifying to such party, as of the date of such estoppel certificate, to
the extent factual or known, (i) that Tenant is in possession of the Premises,
(ii) 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 setting forth such modification); (iii) that Tenant has no offsets, claims
or defenses against Rent or the enforcement of any right or remedy of Landlord,
or any duty or obligation of Tenant under this Lease (and, if so, specifying the
same in detail); (iv) the dates through which Base Rent and Additional Rent have
been paid; (v) that Tenant has no knowledge of any then uncured defaults on the
part of Landlord under this Lease (or if Tenant has knowledge of any such
uncured defaults, specifying the same in detail); (vi) that Tenant having made
due investigation has no knowledge of any event having occurred that authorizes
the termination of this Lease by Tenant (or if Tenant has such knowledge,
specifying the same in detail): (vii) the amount of any Security Deposit held by
Landlord; (viii) that there are no actions, whether voluntary or otherwise,
pending against Tenant; and (ix) other matters reasonably requested by Landlord
or such other party.  If Tenant fails to deliver the estoppel certificate
described above within such ten (10) day period, Tenant

                                       24
<PAGE>

acknowledges and agrees that Landlord is authorized to act as Tenant's attorney-
in-fact to execute the estoppel certificate on behalf of Tenant, and Tenant will
be bound by the terms of the estoppel certificate prepared and executed by
Landlord, provided the terms of such certificate are factually true and correct.

     21.6.  Notices.

     All notices and other communications given pursuant to this Lease must be
in writing and must be sent to the parties listed in the Lease Information
Summary above by (1) first class mail, United States Mail, postage prepaid,
certified, with return receipt requested, and addressed to the parties at the
address specified next to their signature block, (2) a nationally recognized
overnight courier, (3) personal delivery to the intended address, or (4) prepaid
telegram, cable, facsimile transmission or telex with confirmation of successful
transmission followed by a confirmatory letter.  All notices will be effective
upon delivery to the address of the addressee, or, if the addressee refuses
delivery, then delivery will be deemed effective as of the date of the attempted
delivery.  The parties may change their addresses by giving notice of such
change to the other party in conformity with this provision.

     21.7.  Severability.

     If any clause or provision of this Lease is illegal, invalid, or
unenforceable under present or future laws, then the remainder of this Lease
will not be affected, and in lieu of such clause or provision, a clause or
provision as similar in terms to such illegal, invalid, or unenforceable clause
or provision will be deemed added to this Lease as may be possible and be legal,
valid, and enforceable.

     21.8.  Amendments; and Binding Effect.

     This Lease may not be amended except by instrument in writing signed by
Landlord and Tenant.  No provision of this Lease will be deemed to have been
modified or waived by Landlord unless such modification or waiver is in writing
signed by the party against whom such modification is to be enforced. No custom
or practice which may evolve between the parties in the administration of the
terms of this Lease will waive or diminish the right of Landlord to insist upon
the performance by Tenant in strict accordance with the terms of this Lease,
except as expressly modified in writing signed by Landlord and Tenant. The terms
and conditions contained in this Lease will inure to the benefit of and be
binding upon the parties, and upon their respective successors in interest and
legal representatives, except as otherwise expressly provided. This Lease is for
the sole benefit of Landlord and Tenant, and, other than Landlord's Mortgagee,
no third party may be deemed a third party beneficiary.

     21.9.  Quiet Enjoyment.

     Provided Tenant has performed all of its obligations under this Lease,
Tenant may peaceably and quietly hold and enjoy the Premises for the Term,
without hindrance from Landlord or any party claiming by, through, or under
Landlord, subject to the terms and conditions of this Lease.

     21.10.  No Merger.

     No merger of the leasehold estate created under this Lease with the fee
estate in all or any part of the Premises will occur if the same person acquires
or holds, directly or indirectly, this Lease or any interest in this Lease and
the fee estate in the leasehold Premises or any interest in such fee estate.

                                       25
<PAGE>

     21.11.  No Offer.

     The submission of this Lease to Tenant may not be construed as an offer,
and Tenant will have no rights under this Lease unless Landlord executes a copy
of this Lease and delivers it to Tenant.

     21.12.  Entire Agreement.

     This Lease constitutes the entire agreement between Landlord and Tenant
regarding the subject matter of this Lease and supersedes all prior related oral
statements and writings. Except for those set forth in this Lease, no
representations, warranties, or agreements have been made by Landlord or Tenant
to the other with respect to this Lease or the obligations of Landlord or Tenant
in connection with this Lease.

     21.13.  Calendar Days.

     All references in this Agreement to a certain number of days will be deemed
to mean calendar days, unless otherwise expressly stated.

     21.14.  Prohibition Against Leasehold Mortgages.

     Tenant will not mortgage, pledge or otherwise encumber its interest in this
Lease or in the Premises during the Term.

     21.15.  Waiver of Trial by Jury.

     Landlord and Tenant mutually, knowingly, irrevocably, voluntarily and
intentionally waive the right to a trial by jury in any action, proceeding or
counterclaim brought by either of the parties against the other in connection
with this Lease.  Each party further warrants and represents that it has
reviewed this waiver with its legal counsel and that each has waived its jury
trial rights following consultation with legal counsel.  This waiver applies to
any and all subsequent amendments and any other agreements relating to this
Lease.  In the event of litigation, this Lease may be filed as a written consent
to a trial by the court sitting without a jury.  Tenant further agrees that in
the event Landlord commences any summary proceeding for non-payment of Rent,
Tenant will not interpose any counterclaim of any nature or description in such
proceeding.

     21.16.  Landlord's Remedies Cumulative.

     No reference to any specific right or remedy will preclude Landlord from
exercising any other right, having any other remedy or maintaining any action to
which it may otherwise be entitled at law or in equity.  No failure by Landlord
to insist upon the strict performance of any agreement, term, covenant or
condition of this Lease, or to exercise any right or remedy consequent upon a
breach thereof, and no acceptance of full or partial Rent during the continuance
of any such breach will constitute a waiver of any such breach, agreement, term,
covenant or condition.  No waiver by Landlord of any breach by Tenant under this
Lease or of any breach by any other tenant under any other lease or any portion
of the Building will affect or alter this Lease in any way whatsoever.  No
covenant, term or condition of this Lease will be deemed waived by Landlord
unless such waiver is in writing and executed by Landlord.  Landlord may accept
a partial payment of Rent or other sums due under this Lease without such
acceptance constituting an accord and satisfaction and without prejudice to
Landlord's right to demand the balance of such Rent or other sum,
notwithstanding any notation on a check or letter accompanying such partial
payment, unless Landlord expressly waives its right to such balance in writing.

                                       26
<PAGE>

     21.17.  Prohibition Against Recordation.

     Tenant may not record all or any part of this Lease or any memorandum of
this Lease.  Any recording by Tenant of all or any part of this Lease or any
memorandum of this Lease will be in violation of this Lease and will be void,
and Tenant agrees to indemnify Landlord, its trustees, beneficiaries, agents,
successors and assigns for any losses, damages or expenses of any nature
whatsoever incurred by reason of such recording.  In the event Tenant records or
causes all or any part of this Lease or any memorandum of this Lease to be
recorded, Tenant hereby irrevocably appoints Landlord as Tenant's attorney-in-
fact, coupled with an interest, to execute and record a certificate to clear any
cloud on the title to the Building created by the improper recordation.

     21.18.  Joint and Several Liability.

     If two (2) or more individuals, corporations, partnerships or other
business associations (or any combination of two (2) or more thereof) sign this
Lease as Tenant, the liability of each such individual, corporation, partnership
or other business association to pay Rent and perform all of Tenant's other
obligations under this Lease are deemed to be joint and several.

     21.19.  Corporate Tenants.

     If Tenant is a corporation, the persons executing this Lease on behalf of
Tenant hereby covenant and warrant that Tenant is a duly constituted corporation
qualified to do business in the State of Illinois; all of Tenant's franchise and
corporate taxes have been paid to date; all future forms, reports, fees and
other documents necessary for Tenant to comply with all applicable laws will be
filed by Tenant when due; and such persons are duly authorized by the board of
directors of such corporation to execute and deliver this Lease on behalf of
Tenant.

     21.20.  Right of First Offer.

     Provided that as of the date Tenant notifies Landlord of its desire to
exercise its "Right of First Offer" (as defined below) (i) Tenant is not in
default under the terms and conditions of this Lease, (ii) no event has occurred
but for the passage of time or the giving of notice, or both, that would
constitute a material default under this Lease which has not been cured or
waived, and (iii) Tenant is then occupying the Premises, during the initial Term
of this Lease Tenant shall have an ongoing right of first offer (the "Right of
First Offer") to rent any available space on the 20/th/ floor of the Building
(the "ROFO Premises"), subject to the terms and conditions set forth below.
Prior to submitting any proposal to a third party with respect to the leasing of
the ROFO Premises, Landlord agrees to notify Tenant in writing as to the date in
the future (the "Availability Date") when the ROFO Premises can be made
available to Tenant ("Landlord's Notice").  Tenant must notify Landlord in
writing within ten (10) business days after Tenant's receipt of Landlord's
Notice whether Tenant desires to exercise its Right of First Offer.  Tenant's
Right of First Offer must be exercised as to one hundred percent (100%) of the
ROFO Premises.  If Tenant does not notify Landlord of its election to exercise
its Right of First Offer with respect to the ROFO Premises within said ten (10)
business period, then Tenant will be deemed to have elected not to exercise its
Right of First Offer with respect to the ROFO Premises and to have waived its
Right of First Offer with respect to the ROFO Premises until such time as
Landlord presents another proposal to an entirely new third party with respect
to the ROFO Premises.  If Tenant elects to exercise its Right of First Offer and
so notifies Landlord within said ten (10) business day period, then Landlord
will, at its own expense, perform the base building work in the ROFO Premises
consistent with the terms of Exhibit H attached hereto, and Tenant will accept
                             ---------
the ROFO Premises as of the Availability Date in its

                                       27
<PAGE>

then "AS-IS" condition and subject to the same terms and conditions contained in
the Lease, except that (a) the Base Rent for the ROFO Premises will be the then
prevailing market rental rate (taking into account then prevailing market
concessions, if any) for buildings of a similar size and class located in the
downtown Chicago area as determined jointly by Landlord and Tenant, failing
which the Base Rent for the ROFO Premises shall be determined in accordance with
the terms of Section 21.26 below; (b) the term "Premises" for all purposes of
this Lease will include the ROFO Premises; (c) the numerator of Tenant's
Proportionate Share will increase by the amount of rentable square feet
contained within the ROFO Premises; (d) Tenant's lease of the ROFO Premises will
be coterminous with the Term of this Lease; and (e) on or before the
Availability Date Tenant will cause the Security Deposit (be it cash or the
Letter of Credit) to be increased by an amount equal to sixty percent (60%) of
the cost of any tenant improvements in the ROFO Premises to be performed or paid
for by Landlord; provided, however, if Tenant's stock is publicly traded as of
the Availability Date, and so long as Tenant has satisfied the requirements of
Section A of Article VI of the Lease Information Summary with respect to cash or
cash equivalents, then instead of increasing the Security Deposit as described
above, Tenant shall, on or before the Availability Date, deposit with Landlord a
new Letter of Credit in conformity with the terms and provisions of Section 4.2
above and in an amount equal to the product of Eleven and 40/100 Dollars
($11.40) multiplied by the square footage of the ROFO Premises being leased by
Tenant on the Availability Date, which Letter of Credit shall be reduced in the
same manner described in Section A of Article VI of the Lease Information
Summary. Tenant will commence paying Rent for the ROFO Premises on the
Availability Date in the manner provided in Section 3.1 above.

     21.21.  Right of First Refusal.

     Subject to the right(s) of any tenant(s) of the Building existing on the
date of this Lease to lease the "Additional Premises" (as defined below) or any
portion of the Additional Premises, and provided Tenant has continuously
occupied the Premises and is not in default under any terms and conditions of
this Lease as of the date Tenant notifies Landlord of its desire to exercise its
"Right of First Refusal" (as defined below), and so long as no event has
occurred but for the passage of time or the giving of notice, or both, that
would constitute a default under this Lease which has not been cured or waived,
during the first five (5) lease years Tenant shall have a right of first refusal
(the "Right of First Refusal") to rent any contiguous space which comprises more
than 7,500 rentable square feet and which is situated no lower than the twelfth
(12/th/) floor and no higher than the twentieth (20/th/) floor of the Building
(the "Additional Premises"), subject to the terms and conditions set forth
below.  Prior to entering into any lease or other agreement with a third party
with respect to the Additional Premises during the first five (5) years of the
Term, Landlord will give Tenant written notice ("Landlord's Notice") of the
terms upon which a third party is willing to rent the Additional Premises.
Tenant must notify Landlord in writing within ten (10) business days after
Tenant's receipt of Landlord's Notice whether Tenant desires to exercise its
Right of First Refusal.  Tenant's Right of First Refusal may only be exercised
as to the entire Additional Premises and on the same terms as offered by
Landlord to the third party.  If Tenant does not notify Landlord of its election
to exercise its Right of First Refusal for the Additional Premises within the
ten (10) business day period described herein, then Tenant will be deemed to
have waived and elected not to exercise its Right of First Refusal with respect
to the Additional Premises, and Landlord may enter into a lease or other
agreement with any third party for the Additional Premises on the same terms and
conditions set forth in Landlord's Notice.  However, if Landlord does not enter
into a lease or other agreement with a third party for the Additional Premises
on the same terms and conditions set forth in Landlord's Notice within six (6)
months after the expiration of said ten (10)

                                       28
<PAGE>

business day period, or if Landlord intends to enter into a lease with a third
party for the Additional Premises on terms materially different from the terms
and conditions set forth in Landlord's Notice, then Landlord must first give
Tenant a new Landlord's Notice and another opportunity to exercise its Right of
First Refusal in accordance with this Section 21.21. If Tenant elects to
exercise its Right of First Refusal and so notifies Landlord within such ten
(10) business day period, then Tenant will accept the Additional Premises in
"AS-IS" condition and subject to the same terms and conditions as offered to the
third party, including the payment of Rent, except that (i) the term "Premises"
for all purposes of this Lease will thereafter include the Additional Premises,
(ii) the numerator of Tenant's Proportionate Share will increase by the amount
of rentable square feet contained within the Additional Premises, (iii) Tenant's
Lease of the Additional Premises will be coterminous within the Term of this
Lease, including any extensions of the Term; and (iv) on or before taking
possession of the Additional Premises Tenant will cause the Security Deposit (be
it cash or the Letter of Credit) to be increased by an amount equal to sixty
percent (60%) of the cost of any tenant improvements in the Additional Premises
to be performed or paid for by Landlord; provided, however, if Tenant's stock is
publicly traded as of the date Tenant takes possession of the Additional
Premises, and so long as Tenant has satisfied the requirements of Section A of
Article VI of the Lease Information Summary with respect to cash or cash
equivalents, then instead of increasing the Security Deposit as described above,
Tenant shall, on or before the date Tenant takes possession of the Additional
Premises, deposit with Landlord a new Letter of Credit in conformity with the
terms and provisions of Section 4.2 above and in an amount equal to the product
of Eleven and 40/100 Dollars ($11.40) multiplied by the square footage of the
Additional Premises being leased by Tenant on the date Tenant takes possession
of the Additional Premises, which Letter of Credit shall be reduced in the same
manner described in Section A of Article VI of the Lease Information Summary.

     21.22.  Option To Renew.

     Provided Tenant has continuously occupied the Premises and is not in
default under the terms and conditions of this Lease, and so long as no event
has occurred but for the passage of time or the giving of notice, or both, would
constitute a default under this Lease which has not been cured or waived, Tenant
has the option (the "Renewal Option") to extend the Term of this Lease for one
(1) additional five (5) year period (the "Renewal Period").  If Tenant desires
to exercise the Renewal Option, Tenant must deliver written notice (the "Renewal
Notice") to Landlord not less than fourteen (14) months prior to the scheduled
expiration of the Term.  The same terms and conditions as contained in this
Lease will apply during the Renewal Period, except the Base Rent will be equal
to ninety-five percent (95%) of the then prevailing market rental rate (taking
into account then prevailing market concessions, if any) for buildings of
similar size and class located in the downtown Chicago area as determined
pursuant to the terms of Section 21.26 below.  Any attempt by Tenant to exercise
the Renewal Option by any method, at any time or in any circumstances, except as
specifically set forth herein, will be null and void and of no force or effect
at the sole option and discretion of Landlord.

     21.23.  Tenant's First Expansion Option.

     Provided Tenant has continuously occupied the Premises and is not in
default under the terms and conditions of this Lease, and so long as no event
has occurred but for the passage of time or the giving of notice, or both, that
would constitute a default under this Lease which has not been cured or waived,
Tenant shall have the option to rent certain additional space in

                                       29
<PAGE>

the Building to be designated by Landlord comprising not less than 8,500
rentable square feet and not more than 11,500 rentable square feet (the "First
Expansion Space") commencing on the first day of the second (2/nd/) lease year
of the Term (the "First Expansion Space Commencement Date") by giving Landlord
not less than six (6) months prior written notice of Tenant's election to rent
the First Expansion Space. Landlord agrees that in no event will the First
Expansion Space comprise more than two thousand (2,000) square feet in excess of
the additional space requested by Tenant, and that if the First Expansion Space
comprises more than five hundred (500) square feet in excess of the additional
space requested by Tenant, then Tenant shall be entitled to three (3) months of
gross Rent abatement only with respect to that portion of the First Expansion
Space which comprises more than five hundred (500) square feet in excess of the
additional space requested by Tenant. If Tenant exercises its option to rent the
First Expansion Space in the manner described herein, then Landlord will, at its
own expense, perform the base building work in the First Expansion Space
consistent with the terms of Exhibit H attached hereto and deliver the First
                             ---------
Expansion Space to Tenant not less than sixty (60) days prior to the First
Expansion Space Commencement Date to enable Tenant to complete its tenant
improvements, and Tenant will accept the First Expansion Space in its then "AS-
IS" condition and subject to the same terms and conditions contained in the
Lease, except that beginning on the First Expansion Space Commencement Date (i)
Tenant will pay to Landlord Base Rent for the First Expansion Space in the
manner provided in Section 3.1 above at the same rate of Base Rent then being
paid by Tenant for the Premises under this Lease; (ii) the term "Premises" for
all purposes of this Lease will include the First Expansion Space; (iii) the
numerator of Tenant's Proportionate Share will increase by the rentable square
feet contained within the First Expansion Space; (iv) Landlord will afford
Tenant an allowance to cover the cost of certain non-structural, tenant
improvements to be made to the First Expansion Space (including but not limited
to architectural, mechanical, plumbing and engineering fees), which allowance
shall equal the product of $40.00 per square foot of the First Expansion Space
multiplied by a fraction, the numerator of which is the number of months
remaining from and after the First Expansion Space Commencement Date until the
end of the Term and the denominator of which is 120; and (v) Tenant will cause
the Security Deposit (be it cash or the Letter of Credit) to be increased by an
amount equal to sixty percent (60%) of the cost of any tenant improvements in
the First Expansion Space to be performed or paid for by Landlord; provided,
however, if Tenant's stock is publicly traded as of the First Expansion Space
Commencement Date, and so long as Tenant has satisfied the requirements of
Section A of Article VI of the Lease Information Summary with respect to cash or
cash equivalents, then instead of increasing the Security Deposit as described
above, Tenant shall, on or before the First Expansion Space Commencement Date,
deposit with Landlord a new Letter of Credit in conformity with the terms and
provisions of Section 4.2 above and in an amount equal to the product of Eleven
and 40/100 Dollars ($11.40) multiplied by the square footage of the First
Expansion Space being leased by Tenant on the First Expansion Space Commencement
Date, which Letter of Credit shall be reduced in the same manner described in
Section A of Article VI of the Lease Information Summary.

     21.24.  Tenant's Second Expansion Option.

     Provided Tenant has continuously occupied the Premises and is not in
default under the terms and conditions of this Lease, and so long as no event
has occurred but for the passage of time or the giving of notice, or both, that
would constitute a default under this Lease which has not been cured or waived.
Tenant shall have the option to rent certain additional space in the Building to
be designated by Landlord comprising not less than 8,500 rentable square feet

                                       30
<PAGE>

and not more than 11,500 rentable square feet (the "Second Expansion Space")
commencing on the earlier of (a) the date Landlord delivers possession of the
Second Expansion Space with all tenant improvements having been completed to
Tenant, or (b) the first day of the fourth (4/th/) month of the third (3/rd/)
lease year of the Term (such earlier date being the "Second Expansion Space
Commencement Date") by giving Landlord not less than nine (9) months prior
written notice of Tenant's election to rent the Second Expansion Space.
Landlord agrees that in no event will the Second Expansion Space comprise more
than two thousand (2,000) square feet in excess of the additional space
requested by Tenant, and that if the Second Expansion Space comprises more than
five hundred (500) square feet in excess of the additional space requested by
Tenant, then Tenant shall be entitled to three (3) months of gross Rent
abatement only with respect to that portion of the Second Expansion Space which
comprises more than five hundred (500) square feet in excess of the additional
space requested by Tenant.  If Tenant exercises its option to rent the Second
Expansion Space in the manner described herein, then Landlord will, at its own
expense, perform the base building work in the Second Expansion Space consistent
with the terms of Exhibit H attached hereto and deliver the Second Expansion
                  ---------
Space to Tenant not less than sixty (60) days prior to the Second Expansion
Space Commencement Date to enable Tenant to complete its tenant improvements,
and Tenant will accept the Second Expansion Space in its then "AS-IS" condition
and subject to the same terms and conditions contained in the Lease, except that
beginning on the Second Expansion Space Commencement Date (i) Tenant will pay to
Landlord Base Rent for the Second Expansion Space in the manner provided in
Section 3.1 above at the same rate of Base Rent then being paid by Tenant for
the Premises under this Lease; (ii) the term "Premises" for all purposes of this
Lease will include the Second Expansion Space; (iii) the numerator of Tenant's
Proportionate Share will increase by the rentable square feet contained within
the Second Expansion Space; (iv) Landlord will afford Tenant an allowance to
cover the cost of certain non-structural, tenant improvements to be made to the
Second Expansion Space (including but not limited to architectural, mechanical,
plumbing and engineering fees), which allowance shall equal the product of
$40.00 per square foot of the Second Expansion Space multiplied by a fraction,
the numerator of which is the number of months remaining from and after the
Second Expansion Space Commencement Date until the end of the Term and the
denominator of which is 120; and (v) Tenant will cause the Security Deposit (be
it cash or the Letter of Credit) to be increased by an amount equal to sixty
percent (60%) of the cost of any tenant improvements in the Second Expansion
Space to be performed or paid for by Landlord; provided, however, if Tenant's
stock is publicly traded as of the Second Expansion Space Commencement Date, and
so long as Tenant has satisfied the requirements of Section A of Article VI of
the Lease Information Summary with respect to cash or cash equivalents, then
instead of increasing the Security Deposit as described above, Tenant shall, on
or before the Second Expansion Space Commencement Date, deposit with Landlord a
new Letter of Credit in conformity with the terms and provisions of Section 4.2
above and in an amount equal to the product of Eleven and 40/100 Dollars
($11.40) multiplied by the square footage of the Second Expansion Space being
leased by Tenant on the Second Expansion Space Commencement Date, which Letter
of Credit shall be reduced in the same manner described in Section A of Article
VI of the Lease Information Summary.

     21.25.  Tenant's Third Expansion Option.

     Provided Tenant has continuously occupied the Premises and is not in
default under the terms and conditions of this Lease, and so long as no event
has occurred but for the passage of time or the giving of notice, or both, would
constitute a default under this Lease, Tenant shall

                                       31
<PAGE>

have the option to rent certain additional space in the Building to be
designated by Landlord comprising not less than 8,500 rentable square feet and
not more than 11,500 rentable square feet (the "Third Expansion Space")
commencing on the earlier of (a) the date Landlord delivers possession of the
Third Expansion Space with all tenant improvements having been completed to
Tenant, or (b) the first day of the sixth (6/th/) lease year of the Term (such
earlier date being the "Third Expansion Space Commencement Date") by giving
Landlord not less than fifteen (15) months prior written notice of Tenant's
election to rent the Third Expansion Space. Landlord agrees that in no event
will the Third Expansion Space comprise more than two thousand (2,000) square
feet in excess of the additional space requested by Tenant, and that if the
Third Expansion Space comprises more than five hundred (500) square feet in
excess of the additional space requested by Tenant, then Tenant shall be
entitled to three (3) months of gross Rent abatement only with respect to that
portion of the Third Expansion Space which comprises more than five hundred
(500) square feet in excess of the additional space requested by Tenant. If
Tenant exercises its option to rent the Third Expansion Space in the manner
described herein, then Landlord will, at its own expense, perform the base
building work in the Third Expansion Space consistent with the terms of
Exhibit H attached hereto and deliver the Third Expansion Space to Tenant not
---------
less than sixty (60) days prior to the Third Expansion Space Commencement Date
to enable Tenant to complete its tenant improvements, and Tenant will accept the
Third Expansion Space in its then "AS-IS" condition and subject to the same
terms and conditions contained in the Lease, except that beginning on the Third
Expansion Space Commencement Date (i) Tenant will pay to Landlord Base Rent for
the Third Expansion Space in the manner provided in Section 3.1 above at the
same rate of Base Rent then being paid by Tenant for the Premises under this
Lease; (ii) the term "Premises" for all purposes of this Lease will include the
Third Expansion Space; (iii) the numerator of Tenant's Proportionate Share will
increase by the rentable square feet contained within the Third Expansion Space;
(iv) Landlord will afford Tenant an allowance to cover the cost of certain non-
structural, tenant improvements to be made to the Third Expansion Space
(including but not limited to architectural, mechanical, plumbing and
engineering fees), which allowance shall equal the product of $40.00 per square
foot of the Third Expansion Space multiplied by a fraction, the numerator of
which is the number of months remaining from and after the Third Expansion Space
Commencement Date until the end of the Term and the denominator of which is 120;
and (v) Tenant will cause the Security Deposit (be it cash or the Letter of
Credit) to be increased by an amount equal to sixty percent (60%) of the cost of
any tenant improvements in the Third Expansion Space to be performed or paid for
by Landlord; provided, however, if Tenant's stock is publicly traded as of the
Third Expansion Space Commencement Date, and so long as Tenant has satisfied the
requirements of Section A of Article VI of the Lease Information Summary with
respect to cash or cash equivalents, then instead of increasing the Security
Deposit as described above, Tenant shall, on or before the Third Expansion Space
Commencement Date, deposit with Landlord a new Letter of Credit in conformity
with the terms and provisions of Section 4.2 above and in an amount equal to the
product of Eleven and 40/100 Dollars ($11.40) multiplied by the square footage
of the Third Expansion Space being leased by Tenant on the Third Expansion Space
Commencement Date, which Letter of Credit shall be reduced in the same manner
described in Section A of Article VI of the Lease Information Summary.

     21.26.  Arbitration.

     In the event Tenant disputes Landlord's determination of the prevailing
market rental rate under this Lease, and if the parties cannot mutually agree on
the prevailing market rental

                                       32
<PAGE>

rate within thirty (30) days thereafter, then either party may notify the other
party in writing (the "Arbitration Notice") that it intends to arbitrate the
dispute, in which event within ten (10) business days after the recipient's
receipt of the Arbitration Notice, Landlord and Tenant shall each designate a
commercial real estate broker licensed in the State of Illinois and each being
experienced in determining rental rates for office buildings comparable to the
Building. If the brokers so designated fail to agree upon the prevailing market
rental rate of the Premises within twenty (20) days after their designation,
then the two (2) named brokers shall promptly and jointly select a third
commercial broker licensed in the State of Illinois and experienced in
determining rental rates for office buildings comparable to the Building, and
the third broker shall then determine conclusively the then prevailing market
rental rate for the Premises, which decision shall be binding on both Landlord
and Tenant. If either party fails to designate its respective broker within the
time allowed, then the broker designated by the other party shall act alone.

     21.27.  Tenant's Termination Right.

     Notwithstanding anything to the contrary contained in this Lease, Tenant
shall have a one (1) time option to terminate this Lease at the end of the
seventh (7/th/) lease year of the Term by giving Landlord written notice of
Tenant's election to terminate this Lease on or before the last day of the sixth
(6/th/) month of the sixth (6/th/) lease year, which notice must be accompanied
by payment of a termination fee to Landlord in an amount equal to the total Rent
due from Tenant to Landlord during the seventh (7/th/) lease year.  Tenant
agrees to vacate and surrender possession of the Premises to Landlord at the end
of the seventh (7/th/) lease year.  This right of termination is reserved to
Tenant and will not inure to the benefit of any assignees, sublessees,
transferees, successors and/or assigns of Tenant.

                                             LANDLORD:
                                             ---------

                                             360 NORTH MICHIGAN TRUST,
                                             a Delaware business trust

                                             By:  DOUGLAS ELLIMAN-BEITLER
                                                  MANAGEMENT CORPORATION, an
                                                  Illinois corporation, its
                                                  agent

                                                  By: /s/ J. Paul Beitter
                                                     --------------------------
                                                  Its: President
                                                      -------------------------

                                             TENANT:
                                             -------

                                             coolsavings.com inc.,
                                             a Michigan corporation

                                             By: /s/ Steven M. Golden
                                                -------------------------------
                                             Its:  CEO
                                                 ------------------------------

                                       33
<PAGE>

                                 EXHIBIT A
                                 ---------

                            OUTLINE OF PREMISES
                            -------------------

                                       1
<PAGE>

                          11,930 Rentable Square Feet

                      [Outline of Floor Plan Appears Here]

                           380 North Michigan Avenue

                                   8th Floor

                                       2
<PAGE>

                          10, 898 Rentable Square Feet

                      [Outline of Floor Plan Appears Here]

                           360 North Michigan Avenue

                                   18th Floor

                                       3
<PAGE>

                          10,716 Rentable Square Feet

                      [Outline of Floor Plan Appears Here]

                           360 North Michigan Avenue

                                   19th Floor

                                       4
<PAGE>

                          10,305 Rentable Square Feet

                      [Outline of Floor Plan Appears Here]

                           360 North Michigan Avenue

                                  21st  Floor

                                       5
<PAGE>

                                   EXHIBIT B
                                   ---------

                         BUILDING RULES AND REGULATIONS
                         ------------------------------

     The following rules and regulations will apply to the Premises, the
Building and any appurtenances:

     Sidewalks, doorways, vestibules, halls, stairways, and other similar areas
may not be obstructed by tenants or used by any tenant for purposes other than
ingress and egress to and from their respective leased premises and for going
from one to another part of the Building.

     Plumbing fixtures and appliances may be used only for the purposes for
which designed, and no sweepings, rubbish, rags or other unsuitable material may
be thrown or deposited in such fixtures and appliances. Damage resulting to any
such fixtures or appliances from misuse by a tenant or its agents, employees or
invitees, shall be paid by such tenant.

     No signs, advertisements or notices may be painted or affixed on or to any
windows or doors or other part of the Building without the prior written consent
of Landlord. No nails, hooks or screws may be driven or inserted in any part of
the Building except by Building maintenance personnel. No curtains or other
window treatments may be placed between the glass and the Building standard
window treatments.

     Landlord will provide and maintain an alphabetical directory for all
tenants in the main lobby of the Building.

     Landlord will provide all door locks in each tenant's leased premises, at
the cost of such tenant, and no tenant may place any additional door locks in
its leased premises without Landlord's prior written consent. Landlord will
furnish to each tenant a reasonable number of keys to such tenant's leased
premises, at such tenant's cost, and no tenant may make a duplicate.

     Movement in or out of the Building of furniture or office equipment, or
dispatch or receipt by tenants of any bulky material, merchandise or materials
which require use of elevators or stairways, or movement through the Building
entrances or lobby may be conducted under Landlord's supervision at such times
and in such a manner as Landlord may reasonably require. Each tenant assumes all
risks of and will be liable for all damage to articles moved and injury to
persons or public engaged or not engaged in such movement, including equipment,
property and personnel of Landlord if damaged or injured as a result of acts in
connection with carrying out this service for such tenant.

     Landlord may prescribe weight limitations and determine the locations for
safes and other heavy equipment or items, which will in all cases be placed in
the Building so as to distribute weight in a manner acceptable to Landlord which
may include the use of such supporting devices as Landlord may require. All
damages to the Building caused by the installation or removal of any property of
a tenant, or done by a tenant's property while in the Building, will be repaired
at the expense of such tenant.

     Corridor doors, when not in use, must be kept closed. Nothing may be swept
or thrown into the corridors, halls, elevator shafts or stairways. No birds or
animals may be brought into or kept in, on or about any tenant's leased
premises. No portion of any tenant's leased premises may at any time be used or
occupied as sleeping or lodging quarters.

                                       6
<PAGE>

     Tenant will cooperate with Landlord's employees in keeping its leased
premises neat and clean. Tenants will not employ any person for the purpose of
such cleaning other than the Building's cleaning and maintenance personnel.

     To ensure orderly operation of the Building, no ice, mineral or other
water, towels, newspapers, etc. may be delivered to any leased area except by
persons approved by Landlord.

     Tenant may not make or permit any improper, objectionable or unpleasant
noises or odors in the Building or otherwise interfere in any way with other
tenants or persons having business with them.

     No machinery of any kind (other than normal office equipment) may be
operated by any tenant on its leased area without Landlord's prior written
consent, nor may any tenant use or keep in the Building any flammable or
explosive fluid or substance.

     Landlord will not be responsible for lost or stolen personal property,
money or jewelry from tenant's leased premises or public or common areas
regardless of whether such loss occurs when the area is locked against entry or
not.

     No vending or dispensing machines of any kind may be maintained in any
leased premises without the prior written permission of Landlord.

                                       7
<PAGE>

                                   EXHIBIT C
                                   ---------

                                LETTER OF CREDIT
                                ----------------

                                       8
<PAGE>

                                   EXHIBIT D
                                   ---------

                             ESTOPPEL CERTIFICATE
                             --------------------

  The undersigned tenant ("TENANT") certifies as follows:

  1.  Tenant entered into a written lease dated January 3, 2000 (the "LEASE")
with 360 North Michigan Trust, as landlord ("LANDLORD"), under which Lease
Landlord leased to Tenant and Tenant rented from Landlord certain premises on
the 18th, 19th, 20th and 21st floors of the building located at 360 North
Michigan Avenue, Chicago, Illinois 60601 (the "PREMISES").

  2.  The Lease is in full force and effect; Tenant accepted and presently
occupies the Premises and is paying rent currently; Tenant has no setoffs,
claims or defenses to the enforcement of the Lease; and Tenant has not assigned
or transferred its interest thereunder.

  3.  Tenant's Base Rent under the Lease is currently $____________.

  4.  As of this date, Tenant is not in default in the performance of the Lease,
has not committed any breach of the Lease and no notice of default has been
given to Tenant.

  5.  As of this date, Landlord is not in default under the Lease, and no notice
of default has been given to Landlord.

  6.  No rent or other moneys have been paid to Landlord or Landlord's agent by
Tenant more than thirty (30) days in advance under the Lease, and a security
deposit has been paid by Tenant in the amount of $_____________.

  7.  The term of the Lease expires on __________________, and Tenant has no
rights to extend the term of the Lease nor purchase all or any portion of the
Premises except as follows:
____________________________________________________________________.

  8.  Tenant has no claim against Landlord for any security deposit or prepaid
rent except as follows:
_____________________________________________________________.

  9.  The Lease constitutes the only agreement between Landlord and Tenant with
respect to the Premises, and the Lease has not been amended, modified or
superseded.

Dated:  January ____, 2000.

TENANT:

coolsavings.com inc.,
a Michigan corporation

By:__________________________
Its:__________________________

                                       9
<PAGE>

                                   EXHIBIT E
                                   ---------

                             INTENTIONALLY DELETED
                             ---------------------

                                   EXHIBIT F
                                   ---------

                                   WORKLETTER
                                   ----------

  THIS WORKLETTER (the "WORKLETTER") is referred to in and specifically made a
part of that certain lease dated January 3, 2000 (the "LEASE") between DOUGLAS
ELLIMAN-BEITLER MANAGEMENT CORPORATION, as agent for 360 North Michigan Trust, a
Delaware business trust ("LANDLORD"), and coolsavings.com inc., a Michigan
corporation ("TENANT").

  Landlord and Tenant agree that their respective rights and obligations with
respect to the construction of the Premises shall be as provided in the Lease
and in this Workletter.  All of the terms used herein which are defined in the
Lease shall have the same meanings as provided in the Lease unless otherwise
stated herein.

  1.  TENANT'S PLANS AND SPECIFICATIONS
      ---------------------------------

          (A) Tenant, at Tenant's sole cost and expense, except as otherwise
     provided herein, shall cause Partners by Design to prepare complete,
     finished architectural plans and specifications in sufficient detail as to
     heat loads, ventilation, electrical loads and plumbing requirements for
     preparation of HVAC, mechanical, electrical, plumbing, fire protection,
     structural and telephone drawings by other professionals engaged by Tenant,
     including all dimensions and specifications for all work to be performed in
     the Premises as tenant improvements (collectively "TENANT'S PLANS").

          (B) Tenant's Plans shall include all information which may be required
     by Landlord's engineers in connection with mechanical plans, including but
     not limited to the following:

               (1) Any special floor loading conditions which may exceed the
          structural weights limits of any floor;

               (2) Specifications of any heat emanating equipment to be
          installed by Tenant which may require special air conditioning;

               (3) Telephone specifications and electrical specifications of any
          equipment that requires additional electrical power or outlets;

               (4) Complete specifications of any dataline wiring required,
          including routing, conduit size, cable type and similar items.

               (5) Furniture plans (including locations of files) showing
          details of space occupancy;

               (6) Reflected ceiling plans;

               (7) Partition and door location plans;

                                       10
<PAGE>

               (8) Fire safety plans;

               (9) Detail and finish plans and schedules, together with
          specifications for any "TENANT'S WORK" (as hereinafter defined) to be
          performed in the Premises; and

               (10) Plans for any stairwell to be constructed in the Premises.

         (C) Tenant's Plans are expressly subject to Landlord's prior written
     approval. Landlord shall, within ten (10) business days after submission of
     any of Tenant's Plans, either (i) approve Tenant's Plans as submitted, or
     (ii) advise Tenant of the changes required in Tenant's Plans in order to
     meet Landlord's requirements. If Landlord does not respond to Tenant within
     said ten (10) business day period, then Tenant's Plans shall be deemed
     approved as submitted. Neither review nor approval by Landlord of any of
     Tenant's Plans shall constitute a representation or warranty by Landlord
     that Tenant's Plans are complete or suitable for their intended purpose, or
     comply with applicable laws, ordinances, codes and regulations, it being
     expressly agreed by Tenant that Landlord assumes no responsibility or
     liability to Tenant or to any other person or entity for such completeness,
     suitability or compliance.

         (D) Tenant shall make no material changes in Tenant's Plans after
     approval thereof by Landlord without the prior written consent of Landlord.

         (E) Tenant's preliminary space plans have been delivered to Landlord.
     Tenant's final mechanical and engineering plans and specifications, and
     final architectural plans shall be delivered to Landlord on or before
     January 14, 2000. Revised plans incorporating any changes reasonably
     requested by Landlord shall be resubmitted to Landlord within ten (10)
     business days after notice of disapproval is delivered to Tenant.

         (F) All requests by Tenant for reimbursement of expenses as provided in
     this Workletter shall be paid by Landlord within thirty (30) days after
     Landlord's receipt of such written request, accompanied by invoices or
     other appropriate documentation reasonably satisfactory to Landlord which
     evidences the actual charges incurred by Tenant pursuant to subparagraph
     (E) above. All costs in excess of the maximum reimbursements specified
     herein or in the Lease shall be paid by Tenant.

  2.  THE WORK.  Upon receipt and approval by Landlord of all of Tenant's Plans,
Landlord shall cause the Premises to be improved in accordance with Tenant's
Plans.  The improvement of the Premises in accordance with Tenant's Plans is
sometimes referred to herein as the "WORK".  Upon approval by Landlord of
Tenant's Plans, Landlord shall cause Tenant's Plans to be filed with the
governmental agencies having jurisdiction thereof in order to obtain all
governmental permits and authorizations which may be required in connection with
the Work to be done.

  3.  ACCEPTANCE OF WORK.  Landlord shall give Tenant or shall cause Landlord's
architect or interior space planner to give Tenant written notice (the
"COMPLETION NOTICE") of the date on which (i) the Work is "SUBSTANTIALLY
COMPLETED" in accordance with Tenant's Plans (the "SUBSTANTIAL COMPLETION
DATE"), which determination shall be made jointly by Landlord's architect or
interior space planner and Tenant's architect, and (ii) the Premises are "READY
FOR OCCUPANCY".  Tenant shall then have the obligation, within ten (10) business
days after Landlord's delivery of the Completion Notice, to prepare a

                                       11
<PAGE>

punchlist (to be signed by both Landlord and Tenant) of all items to be
completed and/or corrected (the "PUNCHLIST ITEMS") based on Tenant's inspection
of the Premises with Landlord or Landlord's representative(s) within said ten
(10) business day period. Any items not listed or described on such punchlist
(other than latent defects which will be cured in accordance with the provisions
of the warranties of the general contractor performing the Work) shall be deemed
accepted by Tenant. Subject to any "EXCUSED DELAY", Landlord shall correct the
Punchlist Items within a reasonable period of time after the Substantial
Completion Date; provided, however, in no event shall such period exceed sixty
(60) days. The determination by Landlord's architect or interior space planner
that the Work has been substantially completed shall be final, conclusive and
binding on Tenant as to whether the Premises are substantially complete in
accordance with Tenant's Plans and Ready for Occupancy. Substantial completion
of the Work shall mean the completion of the Work in a good and workmanlike
manner and substantially in accordance with Tenant's Plans, as the same may be
amended from time to time, with the exception of minor or insubstantial details
of construction, mechanical adjustment or decoration, the incompletion of which
will not unreasonably interfere with the normal use or occupancy of the Premises
by Tenant.

  4.  LANDLORD'S CONTRIBUTION.  Landlord shall contribute the sum of
$1,773,960.00 (the "CONTRIBUTION") toward the "COST OF THE WORK" (as hereinafter
defined).  As used herein, "COST OF THE WORK" shall mean the costs of all labor
and materials for improvements to the Premises in accordance with Tenant's
Plans, the preparation of Tenant's Plans, general contractor's fees, costs of
built-in furniture, costs of separately metering electricity to the Premises and
costs for the purchase, delivery and installation of any other item which, when
installed in the Premises, shall be deemed a fixture or a permanent improvement
to the Premises.  No supervisory fees shall be payable to Landlord in connection
with the Work.  In the event the Cost of the Work is for an amount in excess of
the Contribution, or, as a result of approved change orders, becomes in excess
of the Contribution, or if the Cost of the Work is or becomes in excess of the
Contribution, then Tenant shall deposit the amount of such excess with Landlord.
In no event shall Landlord have any liability or responsibility for any Cost of
the Work in excess of the Contribution.

  5.  ACCESS BY TENANT PRIOR TO COMPLETION OF WORK.  If Tenant desires to do any
construction, decorating or finish work in the Premises in addition to the Work
("TENANT'S WORK"), then Tenant's Work shall comply with all of the provisions of
the Lease, including, without limitation, section 6 of the Lease.  Landlord will
permit Tenant and Tenant's agents, suppliers, contractors and workmen to enter
the Premises to perform Tenant's Work prior to the Commencement Date, provided
that Tenant's Work does not interfere with or delay the completion of the Work
to the extent applicable.  Landlord shall also provide Tenant with access to
loading docks, freight elevators, construction hoists and electrical service
prior to the Commencement Date in connection with the completion of Tenant's
Work.  Tenant agrees to reimburse Landlord for any costs and/or charges incurred
by Landlord relating to Tenant's use of the freight elevators after normal
business hours.  In addition, Tenant shall reimburse Landlord for the cost of
the use of the construction hoists by Tenant, and for the cost of the use of the
construction hoists by Landlord or its contractors after normal business hours
(whether performing work for Tenant or others) to the extent that the use of
such hoists after normal business hours was made necessary by the use of the
hoists by Tenant and Tenant's contractors during normal business hours.
Scheduling of Tenant's Work in the Premises and the use of loading docks,
freight elevators and construction hoists shall be subject to advance scheduling
as reasonably determined by Landlord.  Tenant's right of entry as provided
herein shall be a license only, conditioned upon Tenant fully performing and
complying with each of the following covenants, conditions and requirements:

                                       12
<PAGE>

         (A) Tenant and Tenant's agents, contractors, workmen, mechanics,
     suppliers and invitees shall work in harmony and not interfere with
     Landlord and Landlord's agents in the performance of the Work or work for
     other tenants and occupants of the Building. If at any time such entry
     shall, in the judgment of Landlord, cause or threaten to cause disharmony
     or interference, Landlord shall have the right to withdraw such permission
     upon twenty-four (24) hours notice to Tenant;

         (B) Tenant agrees that any such entry into the Premises shall be deemed
     to be under all of the terms, covenants, conditions and provisions of the
     Lease, except as to the covenant to pay Rent, and Tenant further agrees
     that in connection therewith Landlord shall not be liable in any way for
     any injury, loss or damage which may occur to any of Tenant's Work and/or
     to property placed in the Premises prior to the Commencement Date and
     thereafter, the same being at Tenant's sole risk. Tenant shall allow
     Landlord access to the Premises for inspection purposes at all times during
     the period that Tenant is performing any Tenant's Work. If Tenant or any
     entity performing Tenant's Work on behalf of Tenant causes any injury to
     any person or any damage to the Premises, the Building, any other property
     of Landlord or to any other person, then Tenant agrees to indemnify, defend
     and hold Landlord harmless from and against any loss, damage or injury
     suffered in connection with any such damage or injury. Further, Tenant
     shall cause such damage to be repaired at Tenant's expense, and if Tenant
     fails to cause such damage to be repaired promptly upon Landlord's demand
     therefor, then Landlord may, in addition to any other rights or remedies
     available to Landlord under this Lease or at law or in equity, cause such
     damage to be repaired, in which event Tenant shall promptly upon Landlord's
     demand pay to Landlord the cost of such repairs;

         (C) All contractors and subcontractors performing Tenant's Work shall
     use only those service corridors and service entrances designated by
     Landlord for ingress and egress of personnel, and the delivery and removal
     of equipment and material through or across any common areas of the
     Building shall only be permitted with the written approval of Landlord and
     during hours determined by Landlord. Landlord shall have the right to order
     Tenant or any contractor or subcontractor who violates these requirements
     to cease work in the Building and remove its equipment and its employees
     from the Building. At Landlord's option, Landlord may require Tenant to
     remove any work that has not been done according to approved plans, and to
     restore any portion of the Building on which Tenant has performed such
     nonconforming work to its original condition;

         (D) During the performance of Tenant's Work and Tenant's fixturing,
     Landlord shall provide trash removal service from a location designated by
     Landlord. Tenant shall be responsible for breaking down boxes and placing
     trash in Landlord's containers at such designated location. Tenant shall
     accumulate its trash in containers supplied by Landlord and shall not
     permit trash to accumulate within the Premises or in any Building corridors
     or public areas. Tenant shall perform Tenant's Work in a manner that dust
     or dirt is contained entirely within the Premises, and Tenant shall cause
     Tenant's contractors to leave the Premises in broom clean condition at the
     end of each day. Should Landlord deem it necessary to remove Tenant's trash
     because of accumulation, Tenant shall pay to Landlord an additional charge
     for such removal on a time and material basis;

                                       13
<PAGE>

         (E) Tenant agrees that all services and work performed on the Premises
     by, on behalf of or for the account of Tenant, including installation of
     telephones, carpeting, materials and personal property delivered to the
     Premises, shall be done in a first-class, workmanlike manner using only
     good grades of material and shall be performed only by persons covered by a
     collective bargaining agreement with the appropriate trade union; and

         (F) Tenant agrees to protect, indemnify, defend and hold Landlord and
     its agents, partners, contractors and employees harmless from and against
     any and all losses, damages, liabilities, claims, liens, costs and expenses
     (except those caused by the grossly negligent or intentional actions of
     Landlord), including reasonable attorney's fees, of whatever nature,
     including those to the person and property of Tenant, its employees,
     agents, invitees, licensees and others arising out of or in connection with
     the activities of Tenant or Tenant's contractors in or about the Premises
     or the Building, and the cost of any repairs to the Premises or the
     Building necessitated by activities of Tenant or Tenant's contractors.

  6.  COMPLETION OF WORK.  Subject to any Tenant Delay or "EXCUSED DELAY" (as
defined below), the Premises shall be Ready For Occupancy on the Commencement
Date.  Notwithstanding the foregoing, subject to any Tenant Delay or Excused
Delay, Landlord agrees to use reasonable efforts to have the Premises Ready for
Occupancy on May 1, 2000.  In the event the Premises are not Ready for Occupancy
on the Commencement Date as a result of any Tenant Delay, Rent shall commence as
scheduled on the Commencement Date.  As used herein, the following terms are
defined as follows:

         (A) "EXCUSED DELAY" means any delay caused by strike, lockout or labor
     trouble; civil disorder; inability to procure materials, provided that
     failure to order materials in a commercially reasonable and timely manner
     shall not be deemed to be inability to procure such materials; failure of
     power; restrictive governmental laws and regulations not in effect on the
     date the Lease is executed; riots, insurrections or war; fuel shortages;
     accidents; casualties; acts of God; or any other cause beyond the
     reasonable control of Landlord.

         (B) "TENANT DELAY" means any delay (which delays the completion of the
     Work beyond the Commencement Date) caused by (i) Tenant's failure to submit
     Tenant's Plans, supply information or give authorizations, approvals or
     responses within the time periods set forth herein; (ii) changes,
     alterations or additions to the Work required by Tenant in the improvement
     of the Premises; (iii) Tenant's performance of any Tenant Work in a manner
     that interferes with or delays the completion of the Work; (iv) special
     equipment, fixtures or materials ordered by or requested by Tenant
     requiring long lead times and not included in Tenant's Plans; or (v) any
     other delay or default on the part of Tenant or its agents or contractors.

         (C)  The Premises shall be deemed "READY FOR OCCUPANCY" on the date of
     substantial completion of the Work in a manner which will allow Tenant to
     occupy the Premises for its intended use, even though punchlist items
     relating to construction, decoration or mechanical adjustments remain to be
     completed.

In no event shall Landlord incur any liability for failure to deliver the
Premises to Tenant on the Commencement Date if such failure is caused by any
Tenant Delay or any Excused Delay.

  7.  MISCELLANEOUS.
      -------------

                                       14
<PAGE>

         (A) Except as expressly set forth herein, Landlord has no other
     agreement with Tenant to improve the Premises and has no other obligation
     to do any other work or pay any amounts with respect to the Premises. Any
     other work in the Premises which may be permitted by Landlord pursuant to
     the terms and conditions of the Lease or this Workletter shall be done at
     Tenant's sole cost and expense and in accordance with the terms and
     conditions of the Lease.

                                       15
<PAGE>

         (B) This Workletter shall not be deemed applicable to any additional
     space added to the original Premises at any time or from time to time,
     whether by any options under the Lease or otherwise, or to any portion of
     the original Premises or any additions thereto if the initial term of the
     Lease is renewed or extended, whether by any options under the Lease or
     otherwise, unless expressly so provided in the Lease or any amendment or
     supplement thereto.

         (C) The failure by Tenant to pay any amount(s) due Landlord pursuant to
     this Workletter within the time periods herein stated shall be deemed a
     default under the terms of the Lease, for which Landlord shall be entitled
     to exercise all remedies available to Landlord for nonpayment of Rent, and
     all late payments shall be subject to interest and late charges as provided
     in the Lease.

         (D) This Workletter is being executed in conjunction with the Lease and
     is subject to the limitation of Landlord's liability set forth therein. In
     the event of a conflict between the Lease and this Workletter, the terms of
     this Workletter shall govern.

         (E) Tenant agrees that any existing improvements in the Premises not
     used in construction of the Work, including but not limited to doors, door
     frames, lighting, light fixtures and other detachable improvements, shall
     be returned to Landlord for its use.

IN WITNESS WHEREOF, the parties hereto have executed this Workletter as of this
3rd day of January, 2000.

LANDLORD:                             TENANT:
--------                              ------

DOUGLAS ELLIMAN-BEITLER               coolsavings.com inc.,
MANAGEMENT CORPORATION, as            a Michigan corporation
agent for 360 North Michigan Trust,
a Delaware business trust

By:  ___________________________    By:__________________________
Its:____________________________    Its:__________________________

                                       16
<PAGE>

                                   EXHIBIT G
                                   ---------

                        CERTIFICATE OF COMMENCEMENT DATE
                        --------------------------------

  With respect to that certain Lease Agreement dated January 3, 2000 (the
"LEASE") for the premises commonly known as Suite 1800 in the Building located
at 360 North Michigan Avenue, Chicago, Illinois, the undersigned certify and
agree that the date of the commencement of the Term of the Lease is
__________________, and the date of expiration of the Term of the Lease will be
___________________.

Dated this 3rd day of January, 2000.

                                LANDLORD:
                                ---------

                                360 NORTH MICHIGAN TRUST
                                A Delaware business trust

                                By: DOUGLAS ELLIMAN-BEITLER
                                MANAGEMENT CORPORATION
                                Illinois corporation, its agent

                               By:_____________________________

                               Its:____________________________

                               TENANT:
                               -------
                               coolsavings.com inc.,
                               A Michigan corporation

                               By:_________________________________

                               Its:________________________________

                                       17
<PAGE>

                                   EXHIBIT H
                                   ---------

                         LANDLORD'S BASE BUILDING WORK
                         -----------------------------

                    Base Building/Shell & Core Improvements

Demolition - Landlord in all vacant spaces on the 8th, 18/th/, 19th and 21/st/
floors will remove existing conditions, including:

               y    Partition Walls and non-structural walls
               y    Interior Doors
               y    Ceiling and Lighting
               y    Mechanical, Electrical, and Plumbing Systems
               y    Millwork
               y    Floor and Wall Finishes as necessary
               y    All unused plumbing and piping
               y    Window Treatments

Heating, Ventilation, Air Conditioning - Landlord will provide main supply
ductwork and air handling system with medium pressure distribution using 5
variable air volume zones per floor, and perimeter heating coils with convector
covers.  HVAC on the 21/st/ floor will be provided consistently with the levels
provided on the 8/th/, 18/th/, and 19/th/ floors.  New convectors will be
installed on the 21/st/ floor.  The prop box fans will be securely attached to
the walls with new back draft dampers installed.  Existing HVAC units in the
basketball court area will remain and be retrofitted with hot water heating
coils.

Electrical - Landlord will install an electrical panel on each floor.  The
building will be capable of supporting a total tenant lighting and receptacle
load of 7 watts per rentable square foot on floors 18, 19 and 21 with a panel to
support the same.  The 8/th/ floor shall only have an electrical capacity of 5
watts per foot.

Plumbing - Landlord will provide new cold water, sanitary and vent connections
at four wet columns located on each floor with valve taps.  One water cooler
will be installed on the 20/th/ floor.  The 10 inch pipe at the entry to
basketball court area will be raised to the maximum height possible and a 2.5
inch pipe will be installed.  The length of this new section of pipe will be
approximately 25 feet.

Bathrooms - Bathrooms will be created or upgraded as applicable on each floor.
There will be three or four toilets in the women's bathroom.  There will be two
toilets and two urinals in the men's bathroom.  The bathrooms on the 8/th/,
18/th/ and 21/st/ floors will be fully ADA compliant, and the 19/th/ floor
bathroom will be 95% ADA compliant.

                                       18
<PAGE>

Windows - Landlord will strip and paint interior sides of windows, remove
existing hardware, replace broken glass as necessary, and caulk/seal shut all
windows.  Windows will be primed and ready to accept Tenant's paint finish.  The
two skylights on the 21/st/ floor will be removed and replaced with new
skylights which will be translucent.  This work will be completed prior to
tenant taking occupancy.

Walls - Landlord will repair as necessary, exterior and core walls and deliver
to Tenant in sound condition in order to receive prime coat by Tenant.  All
columns will be delivered to Tenant ready for Tenant finishes.

Floor and Core Wall Penetrations - Landlord will seal and firestop existing
floor and core wall penetrations.  Landlord will remove wood floor in southwest
room which was the photo developing area on the 21/st/ floor.  This area will be
delivered with a floor ready to accept tenant finishes.

Asbestos Abatement - Landlord will remove and/or encapsulate asbestos containing
materials in during the demolition process prior to the commencement of Tenant's
buildout.

Life Safety System - Landlord will provide the following code-required life
safety elements in common areas:
               y    Emergency Lighting
               y    Fire Alarm Speaker and Strobes
               y    Smoke Detectors
               y    Fire Hose Valve Connections and Fire Extinguishers

Common Areas - The building's entry, main lobby, elevators and elevator lobbies
along with all common areas will be renovated.  If Tenant chooses to install a
non-standard elevator lobby, a credit will be issued to the tenant for the value
of the improvements not installed.  It is the intent of Ownership to restore the
building to its original elegance and beauty.

Roof Area - The remaining area of the roof which has not been refinished will be
completed prior to tenant build-out commencing.

Elevator Room - Landlord recommends that Tenant review the location of data
center relative to elevator motor room on the 22/nd/ floor.

                                       19
<PAGE>

                        LANDLORD'S CONSTRUCTION SCHEDULE
                        --------------------------------

Elevators:  The replacement of the elevator equipment and cabs will be a staged
            (phased in) process. We intend to have the first two modern, high-
            speed elevators installed and operable by July 31, 2000. Every 16 to
            20 weeks two new cars should be installed and be operable.

1/st/ Floor Total completion of the lobby will occur no later than September,
Lobby:      2000. Work is scheduled to begin pending final completion of
            drawings and permitting.  Work commenced on or about August 31,1999.

HVAC:       Each floor will have a separate mechanical room. Tenant will have
            HVAC with occupancy. The completion date for all HVAC work
            throughout the building is October, 2000. Tenant will be able to
            connect to base building chilled water loop on each floor.

Exterior:   Exterior cleaning of the building has been completed.  The exterior
            lighting of the building will begin no later than September, 2000.

Restrooms:  Each floor will have one men's and women's restroom.  The restrooms
            will be completed with Tenant occupancy.

Windows:    Landlord will restore the existing windows throughout the building.
            The window restoration will be completed with Tenant occupancy.
            (Note: restoration means refurbishment of the existing interior
            frame and window.) All windows will be touched up, sealed and
            prepared for Tenant finishes. Fire escape access doors will remain
            functional. In addition, 1 inch white mini-blinds will be installed
            at each window by Landlord.

Data Cable/ Tenant will have telephone/data service with Tenant occupancy.
Telecomm:   The new building "back bone" should be completly installed by
            January 31, 2000.

                                       20
<PAGE>

                                   EXHIBIT I
                                   ---------

            SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
            -------------------------------------------------------

AFTER RECORDING, RETURN TO:
______________________________
______________________________
______________________________
______________________________
______________________________

            SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
            -------------------------------------------------------

     THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (hereinafter
referred to as the "AGREEMENT") is dated as of ___________, 2000 by and among
CREDIT SUISSE FIRST BOSTON MORTGAGE CAPITAL LLC, a Delaware limited liability
company, having an office at 11 Madison Avenue, New York, New York 10010
(hereinafter referred to as "MORTGAGEE"), COOLSAVINGS.COM INC., a Michigan
corporation, having an office at 360 North Michigan Avenue, Suite 1800, Chicago,
Illinois 60601 (hereinafter referred to as "TENANT"), and 360 NORTH MICHIGAN
TRUST, a Delaware business trust, having an office at 360 North Michigan Avenue,
Chicago, Illinois 60601 (hereinafter referred to as "LANDLORD").

                              W I T N E S S E T H:

     WHEREAS, Mortgagee made a loan to Landlord which is secured by a mortgage
encumbering certain real property described in Exhibit A attached hereto and
made a part hereof (hereinafter called the "MORTGAGED PROPERTY"), which was
executed by Landlord as of ______________, 19__ and recorded in the Office of
the Recorder of Deeds of Cook County, Illinois on ___________, 19__ as Document
No. ___________ (hereinafter called the "MORTGAGE");

                                       21
<PAGE>

     WHEREAS, by written Lease Agreement dated January 3, 2000 (hereinafter
called the "LEASE") Tenant has leased a portion of the Mortgaged Property as
more fully described in the Lease (the "PREMISES") for an initial term
commencing on the "COMMENCEMENT DATE" and ending on the "TERMINATION DATE" (as
such terms are defined in the Lease), subject to being shortened or extended on
terms and conditions specified in the Lease; and

     WHEREAS, Tenant has agreed to acknowledge the subordination of the Lease to
the lien of the Mortgage and Mortgagee has agreed to grant non-disturbance to
Tenant under the Lease.

     NOW, THEREFORE, in consideration of the sum of Ten Dollars ($10.00) paid by
each party to the other, the receipt of which is hereby acknowledged, the
parties hereby agree as follows:

     1.   Provided Tenant is not in default under the Lease, (a) the rights of
Tenant under the Lease shall not be affected or disturbed by Mortgagee in the
exercise of any of its rights under the Mortgage or any note secured thereby,
(b) any sale of the Mortgaged Property pursuant to the exercise of any rights
and remedies under the Mortgage or otherwise shall be made subject to Tenant's
right of possession under the Lease, and (c) Mortgagee shall not join Tenant in
any foreclosure or summary proceedings.

     2.   Tenant shall attorn to Mortgagee, any receiver or any other person or
entity which acquires title to the Mortgaged Property pursuant to any remedy set
forth in the Mortgage or by deed in lieu of foreclosure (any such person or
entity being hereinafter referred to as a "SUCCESSOR LANDLORD"), and the Lease
shall continue in accordance with its terms between Tenant and Mortgagee or such
Successor Landlord, except as modified by this Agreement.

     3.   (a)  Neither Mortgagee nor any Successor Landlord shall be (i) liable
for any act or omission of any prior landlord (including Landlord), (ii) liable
for the return of any security deposit not actually received by Successor
Landlord, (iii) subject to any offsets or defenses which Tenant might have
against any prior landlord (including Landlord), (iv) bound by any advance
payment of rent or additional rent made by Tenant to Landlord except for rent or
additional rent applicable to the then current month, (v) bound by any amendment
or modification of the Lease made without the written consent of Mortgagee, or
(vi) bound to effect or pay for any construction for Tenant' s occupancy.
Notwithstanding the foregoing, nothing contained in this section 3(a) shall be
construed to modify or amend any existing rights of Tenant under the Lease.

          (b) Tenant agrees that it will not, without the prior consent of
Mortgagee, do any of the following, and any such purported action without such
consent shall be void as against Mortgagee and any Successor Landlord: (i)
modify or amend the Lease, (ii) terminate the Lease, (iii) enter into any
extensions or renewals of the lease in such a way as to reduce the rent,
accelerate rent payments, shorten the term of the Lease, or change any renewal
option, or (iv) tender or accept a surrender of the Lease or make a prepayment
in excess of one month of rent thereunder.  Notwithstanding the foregoing,
nothing contained in this section 3(b) shall be construed to modify or amend any
existing rights of Tenant under the Lease.

          4.   The Lease and the rights of Tenant thereunder shall be subject
and subordinate to the lien of the Mortgage and to all of the terms, conditions
and provisions thereof, to all advances made or to be

                                       22
<PAGE>

made thereunder, and to all renewals, extensions, modifications and replacements
thereof, including any increases therein or supplements thereto.

          5.   The foregoing provisions shall be self-operative. However, Tenant
agrees to execute and deliver to Mortgagee or to any person to whom Tenant
herein agrees to attorn, such other instrument as either shall reasonably
request in order to effectuate said provisions.

          6.   Tenant certifies that there are no known defaults on the part of
Landlord, that the Lease is a complete statement of the agreement of the parties
thereto with respect to the letting of the Premises, that (after the release of
any escrow governing the delivery of the Lease pending receipt by Tenant of this
Agreement) the Lease is in full force and effect and that all conditions to the
effectiveness and continuing effectiveness thereof required to be satisfied at
the date hereof have been satisfied.

          7.   Tenant shall notify Mortgagee at the aforesaid address, by
registered or certified mail, return receipt requested, of any default of
Landlord which would entitle Tenant to cancel the Lease or abate the rent
payable thereunder or exercise any rights of "self-help", and Tenant agrees that
notwithstanding any provision of the Lease to the contrary, (i) no notice of
cancellation thereof shall be effective unless Mortgagee has received a copy of
the aforesaid notice and has failed within the period provided in the Lease for
Landlord to cure such default plus an additional twenty (20) days to cure
Landlord's default or, if the default cannot be cured within such period, has
failed within such period to commence and to thereafter diligently prosecute the
cure of Landlord's default which gave rise to such right of cancellation; and
(ii) no abatement shall be effective and no right of "self-help" shall be
exercised unless Mortgagee has received a copy of the aforesaid notice and has
failed to cure Landlord's default within the period provided for in the Lease
for Landlord to cure such default, or, if the default cannot be cured within
such period, has failed within such period to commence and to thereafter
diligently prosecute the cure of Landlord's default which gave rise to such
right of abatement or "self-help".  Notwithstanding the foregoing, Mortgagee may
but shall not be obligated to so cure Landlord's default.

          8.   Tenant agrees that notice from Mortgagee to Tenant shall have the
same effect under the Lease as notice to Tenant from Landlord thereunder and
Tenant agrees to be bound by such notice notwithstanding the existence or
nonexistence of a default under the Mortgage or any dispute with respect thereto
between Mortgagee and the mortgagor under the Mortgage.

          9.   In the event that a default occurs under the terms of the
Mortgage, Tenant agrees, upon written notification from Mortgagee of said
default made to Tenant, to pay all rents then due or to become due directly to
Mortgagee (which notice Mortgagee agrees shall only be given in accordance with
the terms of the Mortgage) or until further notice is received from Mortgagee.
Landlord agrees that any such payment to Mortgagee shall satisfy pro tanto the
obligations of Tenant under the Lease.  Tenant shall continue to look to
Landlord for the performance of Landlord's obligations under the Lease.

          10.  Any notice required or desired to be given hereunder shall be in
writing and shall be sent by certified or registered mail, return receipt
requested, addressed as follows:

          If to Mortgagee:   Credit Suisse First Boston Mortgage Capital LLC
                             11 Madison Avenue

                                       23
<PAGE>

                             New York, New York  10010
                             Attention:  Ms. Suzette Fandino

            If to Tenant:    coolsavings.com inc.
                             360 North Michigan Avenue
                             Suite 1800
                             Chicago, Illinois  60601
                             Attention:  President

                                       24
<PAGE>

          If to Landlord:    360 North Michigan Trust
                             360 North Michigan Avenue
                             Chicago, Illinois  60601
                             Attention:  General Manager

          11.  Anything herein or in the Lease to the contrary notwithstanding,
in the event that Successor Landlord shall acquire title to the Mortgaged
Property, Successor Landlord shall have no obligation, nor incur any liability,
beyond its then interest, if any, in the Mortgaged Property and Tenant shall
look exclusively to such interest, if any, of Successor Landlord in the
Mortgaged Property for the payment and discharge of all obligations and
liabilities imposed upon Mortgagee hereunder or under the Lease, and Successor
Landlord is hereby released and relieved of any and all other obligations and
liabilities hereunder and under the Lease in excess of Successor Landlord's
interest in the Mortgaged Property.  Tenant agrees that, with respect to any
money judgment which may be obtained or secured by Tenant against Successor
Landlord, Tenant shall look solely to the estate or interest owned by Successor
Landlord in the Mortgaged Property, and Tenant will not collect or attempt to
collect any such judgment out of any other assets of Successor Landlord.

          12.  This Agreement shall inure to the benefit of and be binding upon
Tenant and any successor or assignee of Tenant which pursuant to the provisions
of the Lease is entitled to succeed to Tenant's interest therein. This Agreement
shall inure to the benefit of and be binding upon Mortgagee and its successors
and assigns, including any purchaser of the Mortgaged Property at a foreclosure
sale and the Landlord and its successors and assigns.

     IN WITNESS WHEREOF, the parties have caused this Agreement to be duly
executed as of the day and year first above written.

                              MORTGAGEE:

                              CREDIT SUISSE FIRST BOSTON MORTGAGE CAPITAL LLC

                              By:________________________________
                                 Name:___________________________
                                 Title:____________________________

                              TENANT:

                                       25
<PAGE>

                              COOLSAVINGS.COM INC.,
                              a Michigan corporation

                              By:________________________________
                                 Name:___________________________
                                 Title:____________________________

                              LANDLORD:

                              360 NORTH MICHIGAN TRUST, a
                              Delaware business trust

                              By:________________________________
                                 Name:___________________________
                                 Title:____________________________

                                       26
<PAGE>

STATE OF ____________    )
                     )  SS:
COUNTY OF __________    )

     On the ____ day of January in the year 2000 before me, the undersigned, a
notary public in and for said state, personally appeared ___________________,
personally known to me or proved to me on the basis of satisfactory evidence to
be the individual whose name is subscribed to the within instrument and
acknowledged to me that he executed the same in his capacity, and that by his
signature on the instrument, the individual, or the person upon behalf of which
the individual acted, executed the instrument.

                                                   ____________________
                                                       Notary Public

My Commission Expires:  ______________

STATE OF ____________    )
                         )  SS:
COUNTY OF __________    )

     On the ____ day of January in the year 2000 before me, the undersigned, a
notary public in and for said state, personally appeared ___________________,
personally known to me or proved to me on the basis of satisfactory evidence to
be the individual whose name is subscribed to the within instrument and
acknowledged to me that he executed the same in his capacity, and that by his
signature on the instrument, the individual, or the person upon behalf of which
the individual acted, executed the instrument.

                                           ______________________________
                                                     Notary Public

My Commission Expires:  ______________

                                       27
<PAGE>

STATE OF ____________    )
                         )  SS:
COUNTY OF __________    )

     On the ____ day of January in the year 2000 before me, the undersigned, a
notary public in and for said state, personally appeared ___________________,
personally known to me or proved to me on the basis of satisfactory evidence to
be the individual whose name is subscribed to the within instrument and
acknowledged to me that he executed the same in his capacity, and that by his
signature on the instrument, the individual, or the person upon behalf of which
the individual acted, executed the instrument.

                                          ______________________________
                                                  Notary Public

My Commission Expires:  ______________

                                       28
<PAGE>

                                   EXHIBIT J
                                   ---------

                                    SIGNAGE
                                    -------

                                       29
<PAGE>

                                      360
                                 North Michigan
                                     Avenue

                              Crain Communication

                                Coolsavings.com

                               Prospective Tenant

                               Prospective Tenant

The name of coolsavings.com should be listed on the top panel in the event that
the Landlord does not enter into a lease with Crain Communication or one of its
affiliates.

                                       30

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