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                                                                   Exhibit 10.11

                                LEASE AGREEMENT

                       ARTICLE I - BASIC LEASE PROVISIONS

      Each reference in this Lease to titles or terms contained in Article I
shall be deemed to incorporate the applicable definitions or data. The Exhibits
attached to this Lease are incorporated by reference.

Date of Lease:             April 6, 2000

Commencement Date:         The later of August 1, 2000 or the date on
                           which possession of the Premises has been
                           delivered to Tenant and Substantial
                           Completion of Landlord's Work has been
                           achieved.

Landlord:                  Claremont Bridgewater I, LLC

Landlord's Mailing
Address:                   One Lakeshore Center
                           Bridgewater, MA  02324

Tenant:                    Envision Development Corporation

Tenant's Mailing
Address:                   4 Mount Royal Avenue
                           Marlboro, MA  01752

Premises:                  Approximately 25,518 rentable square feet of
                           space, as shown on EXHIBIT A, on the third
                           floor of the building ("Building"),
                           currently containing approximately 74,000
                           rentable square feet of space, located in
                           Bridgewater, Plymouth County, Massachusetts,
                           with an address of One Lakeshore Center
                           ("Property"). The Premises exclude elevator
                           shafts, stairs or other common elements of
                           the Building.

Term:                      Eighty-four (84) months commencing on the
                           Commencement Date, unless sooner terminated
                           or extended as provided herein.

Permitted Use:             General offices and software development and
                           ancillary activities related thereto and
                           for no other use or purpose.

Base Rent:
                           Lease Years   Per Sq. Ft.    Annually      Monthly
                           -----------   -----------    --------      -------

                               1-5         $20.75     $529,498.50   $44,124.88

                               6-7         $22.25     $567,775.50   $47,314.63

Lease Year:                Twelve (12) month period beginning on the
                           Commencement Date and each anniversary of the
                           Commencement Date; provided that if the Commencement
                           Date is not the first day of the calendar month, the
                           first Lease Year shall include the partial calendar
                           month at the beginning of the Term and subsequent
                           Lease Years shall commence on the anniversary of the
                           first day of the first full calendar month during the
                           Term.

Additional Rent:           All sums, other than Base Rent, due from Tenant
                           pursuant to the terms of this Lease.

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Pro Rata Share:            Initially (34.5%) percent. In the event that the
                           rentable square footage of either the Premises or the
                           Building is increased or decreased during the Term,
                           Tenant's Share shall be determined from time to time
                           during the Term by Landlord's architect and shall be
                           based on the ratio between the rentable square
                           footage of the Premises and the rentable square
                           footage of the space in the Building.

Utilities:                 Tenant shall have the right to use the utilities
                           which service the Premises as of the Commencement
                           Date. Tenant shall pay all electrical charges with
                           respect to the Premises, which shall be separately
                           metered by Landlord.

Broker:                    Atlantic Commercial Properties
                           185 Dean Street
                           Norwood, MA  02062

                           Hunneman Commercial Brokers
                           78 Lincoln Street
                           Boston, MA

Security Deposit:          See Section 11.17 hereof.

                              ARTICLE II - PREMISES

         2.1 PREMISES. On the terms of this Lease, Landlord leases to Tenant,
and Tenant accepts from Landlord, the Premises.

         2.2 COMMON AREAS. The term "Common Areas" shall mean all areas within
the Property which are available for the common use of tenants of the Property
from time to time, as designated by Landlord, and which are not leased or held
for the exclusive use of Tenant or other tenants including, but not limited to,
loading areas, hallways, entrances, exits, corridors and two (2) passenger
elevators. Landlord may, from time to time, change the size, location, nature
and use of any of the Common Areas, and convert Common Areas into leasable area
but shall use reasonable efforts not to materially and adversely alter access to
the Premises, shall use reasonable efforts to minimize disruption of Tenant's
business, and shall not reduce the parking ratio below that required by this
Lease. Tenant acknowledges that such activities may result in an inconvenience
or interruption to Tenant, but that Tenant shall not be entitled to (a) any
reduction in rent, except in the event that there is an interruption in Tenant's
ability to conduct business for in excess of a consecutive 24 hour period, or
(b) damages, notwithstanding any interference or interruption of Tenant's
business upon the Premises or any inconvenience caused by construction work.

         Tenant shall have the non-exclusive right (in common with other
tenants, their employees, agents and invitees, and all others to whom Landlord
has granted or may grant such rights) to use the Common Areas for the intended
purposes, subject to reasonable rules and regulations established by Landlord
from time to time. Tenant shall abide by such rules and regulations, shall cause
others who use the Common Areas with Tenant's express or implied permission to
abide by Landlord's rules and regulations, and shall not interfere with the
rights of Landlord, other tenants or any other person entitled to use the Common
Areas. Landlord will enforce the rules and regulations in a consistent,
non-discriminatory fashion with all tenants, except where leases or
circumstances require otherwise. At any time, Landlord may close any Common Area
to perform any acts in the Common Area as, in Landlord's reasonable judgment,
are desirable to improve the Property or to protect Landlord's rights with
respect to the Property. Landlord shall maintain the Common Areas in good

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order, condition, replacement and repair, subject to reasonable wear and tear.
Landlord shall maintain parking spaces for Tenant's use from time to time, which
spaces may be provided in common with other tenants and occupants in the
Building from time to time on a first-come, first-serve basis. The number of
Tenant's parking spaces shall be calculated on the basis of four (4.0) spaces
per one thousand square feet of Premises rentable square footage.

                ARTICLE III - TERM; LANDLORD'S AND TENANT'S WORK

         3.1 TERM. This Lease is for the Term beginning on the Commencement
Date.

         3.2 TENANT IMPROVEMENTS; CONDITION OF THE PREMISES. The tenant finish
improvements to be provided by Landlord for the Premises shall be described in a
set of plans and specifications to be developed by Landlord in cooperation with
Tenant ("Landlord's Work"). Landlord shall use reasonable efforts to achieve
Substantial Completion of Landlord's Work prior to the later to occur of (a) the
date which is 120 days after the date on which Landlord and Tenant approve in
writing a final set of plans and specifications (the "Plans"), or (b) August 1,
2000. As used herein, the term "Substantial Completion" shall mean completion of
Landlord's Work, subject to completion of punchlist details of construction or
mechanical adjustments which do not materially interfere with Tenant's work or
use of the Premises, and the obtaining of a Certificate of Occupancy for the
Premises if required by applicable law. At the time Landlord has completed
Landlord's Work, Landlord shall notify Tenant, and Tenant and Landlord shall
jointly inspect the Premises and prepare a punchlist of items to be completed,
if any. Landlord agrees to complete any such punchlist items with respect to
Landlord's Work within sixty (60) days after Substantial Completion of
Landlord's Work. Landlord and Tenant shall cooperate with each other in all
reasonable ways so as to coordinate their work and to achieve the completion of
the work. If Substantial Completion does not occur within one hundred twenty
(120) days after the later to occur of the dates specified in clauses (a) or (b)
of this sentence, as such period may be extended pursuant to Section 28(c)
hereof including, without limitation, because of delays caused by the action or
inaction of Tenant or due to long lead time items (the date as so extended being
referred to herein as the "Outside Delivery Date"), Tenant may elect to
terminate this Lease by giving written notice of such termination to Landlord on
or after the Outside Delivery Date. Such termination shall be effective thirty
(30) days after the receipt of such notice by Landlord unless Substantial
Completion occurs prior to the expiration of such thirty (30)-day period in
which event Tenant's termination notice shall be null and void and of no effect.
Landlord shall bear the cost of Landlord's Work, including, without limitation,
the costs of preparing the Plans and conducting other necessary architectural
and engineering work, up to a maximum of $740,000.00. Tenant shall be
responsible for the cost, if any, of Landlord's Work in excess of such amount,
and shall pay directly to Landlord's general contractor any such excess within
seven (7) business days of receipt by Tenant from Landlord of the invoice
therefor. In the event that the actual cost of Landlord's Work is less than
$740,000.00, Minimum Rent payable under this Lease shall be adjusted to reflect
the reduced cost of Landlord's Work.

         Landlord's Work shall be done in a good and workmanlike manner using
first-class new materials and equipment, and in accordance with the requirements
of all applicable Laws and Insurance Regulations as defined in Section 5.1(a).

         Subject to the completion of Landlord's Work, the Premises shall be
delivered "AS-IS", subject to all recorded matters, all applicable zoning, and
Laws and Insurance Regulations, as defined in Section 5.1(a), and Landlord shall
not be required to make any repairs or replacements (hereafter jointly
"Repairs") or improvements, alterations or additions (hereafter collectively
"Improvements") to the Premises. Tenant shall have the right to inspect the
Premises prior to delivery of the Premises to Tenant. Tenant's execution of this
Lease shall be deemed an acknowledgment that Tenant has inspected (or had the
opportunity to inspect) the Premises, is satisfied with the condition

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thereof and waives any existing defect in the condition of the Premises or
Property (latent or otherwise), subject to the completion of any necessary
punchlist items.

         All Improvements, whether placed in or attached or made to the Premises
prior to or during the Term, shall become and be the property of Landlord and
shall be and remain part of the Premises as of the end of the Term, except any
trade fixtures of Tenant. Tenant shall be solely responsible for the repair of
the Improvements within the Premises except general building systems unless
required as a result of the negligence or willful misconduct of Tenant, its
employees, agents, contractors or invitees. In case of damage or destruction of
such Improvements during the Term of this Lease, Landlord shall have the right
to recover its loss from any insurance company which has insured the same.

         3.3 TENANT'S WORK. Tenant's Work, if any, shall be done in a good and
workmanlike manner using first-class new materials and equipment, and in
accordance with the requirements of all applicable Laws and Insurance
Regulations as defined in Section 5.1(a). In the event that Tenant desires to
install communications lines (such as T1 and T3 lines), such installation shall
be at Tenant's sole cost and expense, and Tenant shall be required to post with
Landlord a deposit in the amount of not less than one (1) years service fees
depending upon the contract required by the Building's internet service
provider. In the event that Tenant is able to negotiate its own separate
contract with such internet service provider, then such deposit shall not be
required.

                                ARTICLE IV - RENT

         4.1 BASE RENT AND ADDITIONAL RENT. Tenant shall pay Base Rent monthly,
in advance, on the Commencement Date and on the first day of each calendar month
thereafter. Additional Rent, which includes Operating Cost Rent, Tax Rent and
all other sums (except Base Rent) payable by Tenant, shall be paid when due. If
(i) Base Rent and/or any Additional Rent is not received by Landlord or
otherwise paid by the due date, or (ii) Tenant's check is not honored, and
because actual damages result from late payments and dishonored checks are
difficult to fix, Tenant agrees to pay $100.00 as liquidated damages for each
late payment or dishonored check provided Tenant shall not be required to pay
liquidated damages with respect to the first such failure unless same is not
cured within five (5) days after written notice from Landlord. In addition,
Landlord may charge interest from the initial due date at the rate of the lesser
of eighteen percent (18%) or the maximum legal rate on all amounts not paid or
received by Landlord within five (5) days of the due date. If two (2) or more of
Tenant's checks are dishonored, Landlord may demand all future payments be by
certified or bank check or money order. The late charge and interest payments do
not modify Tenant's obligation to pay Base Rent and Additional Rent when due,
nor is Landlord precluded from pursuing other remedies under the Lease or as are
otherwise available.

         4.2 PAYMENT OF RENT. Tenant shall pay all Base Rent, Additional Rent
and costs of every kind relating to the Premises without notice, demand, setoff,
deduction, counterclaim, defense or abatement except as specifically provided in
the Lease.

         4.3 TAX RENT. Tenant shall pay Tenant's Pro Rata Share of all Taxes in
excess of the Tax Base ("Tax Rent"). For purposes hereof, the Tax Base shall be
the Taxes for Tax Fiscal Year 2002 (July 1, 2001 through June 30, 2002, based on
the assessment as of January 1, 2001). Taxes shall include real estate taxes,
assessments, sales or use taxes, sewer entrance fees, rent taxes and other
public charges on or relating to the Property including, without limitation, the
Building, other improvements, land and personalty, taxes on rentals, and taxes
in addition to or in lieu of existing taxes, foreseen and unforeseen, ordinary
and extraordinary, and all reasonable costs related to attempts to secure a
refund or abatement (together called "Taxes"); provided Taxes shall not include

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franchise, estate, inheritance, succession, transfer, income or excess profits
taxes assessed on Landlord. Tenant also shall pay before the due date all taxes
attributable to its signs or personal property, and all Tax increases resulting
from Tenant's Improvements to the Premises. If less than ninety-five percent
(95%) of the Building is leased and occupied on the applicable Taxes assessment
date, then the Taxes for such year shall be extrapolated to reflect the Taxes
that would have been assessed had the Building been ninety-five percent (95%)
leased and occupied on the applicable Taxes assessment date.

         Tenant's Pro Rata Share shall be based upon Taxes provided Landlord
first shall receive from any Tax refund all costs of securing the refund and, to
the extent Tenant paid Taxes for which the refund was received, Tenant then
shall be entitled to its Pro Rata Share of the balance. Landlord shall have sole
control of all tax abatement proceedings, and the pendency of abatement
proceedings or Landlord's withholding of tax payments shall not affect Tenant's
obligation to pay Taxes as provided herein.

         If the Property or the Premises is not separately assessed, Landlord
shall reasonably determine Tenant's Pro Rata Share of Taxes based on the
assessor's worksheet and other reasonably available information.

         Tax Rent shall be paid to Landlord monthly with Base Rent in the amount
which Landlord estimates, from time to time, will represent Tenant's Tax Rent.
Landlord shall notify Tenant of its actual Pro Rata Share after receipt of a Tax
bill, and any excess paid by Tenant shall be applied to Tenant's next Tax Rent
payment or refunded, at Landlord's election, or Tenant shall pay any deficiency
within thirty (30) days of such notice.

         4.4 OPERATING COSTS RENT. Commencing on January 1, 2002, Tenant shall
pay Tenant's Pro Rata Share of all of the "Operating Costs" in excess of the
Operating Cost Base ("Operating Cost Rent"). The Operating Cost Base shall be
the Operating Costs for the period of January 1, 2001 through December 31, 2001.

         (a) "Operating Costs" include all costs and expenses of every kind and
nature incurred by Landlord in operating, managing, equipping, lighting,
cleaning, maintaining, repairing and replacing the Premises, the Building and
the Property including, without limitation, costs for janitorial service,
rubbish removal, HVAC service, utilities, landscaping and snow removal; service
contracts with independent contractors including, but not limited to, elevator
and HVAC maintenance; management fees equal to six percent (6%) of all Rents,
Additional Rents and charges, wages, salaries, benefits, payroll taxes and
unemployment compensation insurance for employees of Landlord or any contractor
of Landlord engaged in the cleaning, operating, maintenance of security of the
Property; the cost of all of Landlord's insurance, including, without
limitation, casualty, liability and loss of rent insurance provided any and all
costs incurred by Landlord shall be properly allocated between the Building and
any other property of Landlord also benefitted. If less than ninety-five percent
(95%) of the Building is leased and occupied at any time during the calendar
year, then the Operating Costs for such year shall be extrapolated to reflect
the Operating Costs that would have been incurred had the Building been
ninety-five percent (95%) leased and occupied during such calendar year. In the
event that other buildings are constructed on the Property, the costs of
maintaining the access roads and other exterior Common Areas will be allocated
among all the buildings (including the Building) in accordance with the
leaseable square footage of such buildings. Operating Costs shall not include
financing expenses, real estate taxes, costs paid directly by individual tenants
to suppliers including tenant electricity and telephone costs. Operating Costs
shall not include any utilities which are separately metered to individual
tenants in the Building, the cost of build out or fit up for individual tenants
in the Building, Direct Reimbursable Expenses (as defined below) of the Tenant
or any other tenants, capital expenditures with respect to the Building made
within the first five (5) Lease Years, and initial construction costs of any
other improvements on the Property. In all Lease Years other than the first

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five (5) Lease Years, only that portion of any capital expenditures attributable
to any rental year (as determined by Landlord in accordance with its accounting
practices) shall be included in Operating Costs for that rental year.

         (b) Operating Costs Rent shall be paid to Landlord monthly with Base
Rent in the amount which Landlord estimates, from time to time, will represent
Tenant's Operating Costs Rent. Landlord shall notify Tenant of its actual Pro
Rata Share within ninety (90) days of the end of each calendar year (provided
Landlord's failure to so notify Tenant shall not reduce Tenant's liability when
such notice is issued), and any excess paid by Tenant shall be applied shall be
applied to Tenant's next Operating Cost Rent payment or refunded, at Landlord's
election, or Tenant shall pay any deficiency within fifteen (15) days of such
notice.

         (c) In addition to Operating Costs Rent, Tenant shall reimburse
Landlord for Tenant's Direct Reimbursable Expenses. Direct Reimbursable Expenses
means operating costs which can be attributable directly to the operating,
maintenance, repair and/or replacement of the premises of an individual tenant
or group of tenants. Such expenses include, but are not limited to, building
repairs, utilities, janitorial services, HVAC and similar expenses which would
otherwise qualify as operating costs. At Landlord's option and to the extent
Landlord deems feasible, Landlord may (but shall not be required to) charge
Direct Reimbursable Expenses, for which Tenant is responsible, directly to
Tenant or pro rata to those tenants for which such expenses were incurred, and
such expenses shall be due and payable within fifteen (15) days of receipt of a
bill. To the extent Landlord elects to charge tenant or a group of tenants for
Direct Reimbursable Expenses, the applicable amount shall not be included in
Operating Costs for the purposes of determining Tenant's Pro Rata Share so as to
eliminate duplication of charges. If Tenant requests that Landlord perform work
on Tenant's behalf, there shall be added to the cost of such work a ten percent
(10%) administrative fee.

            ARTICLE V - TENANT'S COVENANTS AND LANDLORD'S OBLIGATIONS

         5.1 GENERAL COVENANTS. In addition to Tenant's other Lease covenants,
Tenant shall, at its expense,

         (a) use the Premises solely for the Permitted Use and for no other
purpose, procure all required licenses and permits (other than the building
permit for Landlord's Work and the certificate of occupancy with respect
thereto), and not use the Premises or Property in violation of any laws,
ordinances, orders or regulations of any public authority or of any insurer,
Board of Fire Underwriters, or similar insurance rating bureau having
jurisdiction over the Premises (hereafter collectively "Laws and Insurance
Regulations"), or in a manner which may be injurious to or adversely affect the
general character of the Property and not conduct any auction, bankruptcy or
similar sale thereon;

         (b) comply with Landlord's sign criteria, if any, and sign criteria
imposed by applicable governmental authorities and, in connection therewith, and
any signs or lettering in the public corridors or on the doors or visible from
the exterior of the Premises must be submitted to Landlord and its architect for
written approval of the size, color, design and location of such signs or
lettering before installation, such approval not to be unreasonably withheld or
delayed (Landlord hereby agreeing that, subject to the provisions of this
paragraph, Tenant may place an exterior sign on the third floor at the northeast
corner of the Building);

         (c) pay, as they become due, all charges for utilities for the Premises
and contract for same in Tenant's name, and Tenant acknowledges that the
electricity for lights, outlets and air conditioning for the Premises shall be
separately metered (the installation of such separate meters being part of

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Landlord's Work);

         (d) keep the Premises in a neat, clean, sanitary condition and in good
order and repair (making replacements as necessary) including, without
limitation, doors, locks, hardware, carpets, walls, ceilings, lighting, windows,
plumbing, electrical, sewage, mechanical, air conditioning, ventilating and
heating equipment, and all fixtures and equipment appurtenant to the Premises,
provided that if Tenant makes capital expenditures necessary for repair or
replacement of the HVAC systems serving the Premises during the final two (2)
years of the Term (as extended), Landlord shall reimburse Tenant for the
unamortized cost of such capital expenditures at the end of the Term (based on
the useful life of the item). By way of example, if Tenant replaces the
compressor in the HVAC system on the first day of the sixth (6th) lease year of
the initial term at a cost of $1,000, and if the useful life of the compressor
is five (5) years, then Landlord would reimburse Tenant on the last day of the
Term for three-fifths of the cost of the compressor ($600), and Tenant would
bear the remainder of the cost ($400), which would represent the two (2) years
of use of the compressor of which Tenant had the benefit. In the foregoing
example, if Tenant exercised its option to extend the term for an additional
five-year period, then Tenant would bear 100% of the cost of the compressor.

         (e) maintain kitchen areas and all similar areas in a clean and
sanitary condition free of all vermin, wash any dishes and perform any cleaning
necessary to maintain kitchen areas or any other areas in the Premises in which
beverages or foods may be prepared or dispensed; be responsible for any damage
to the Premises arising out of frozen sprinkler system pipes caused by Tenant's
failure to keep windows or doors in the Premises closed during cold weather;
replace broken glass with the same quality glass; and in any event at such times
as may reasonably be required to keep the Premises attractive in appearance; not
overload, damage or deface the Premises; properly store and dispose of all trash
using services (if any) designated by Landlord; and place and maintain business
machines and mechanical equipment and Tenant's other personal property in
settings sufficient to absorb and prevent vibration, noise and annoyance;

         (f) make Improvements and Repairs of whatever nature required by Laws
or Insurance Regulations, except that Tenant shall not be required to make any
structural Improvements, unless required as a result of Tenant's Improvements to
or use of the Premises;

         (g) pay for all repairs and replacements to the Premises, the Building
and the Property required by Tenant's misuse or negligence;

         (h) not act in any manner which prevents Landlord or Tenant from
obtaining, or makes void or voidable, any insurance, or creates extra premiums
for or increases the rate of, insurance, and if Tenant causes extra premiums or
increased rates, Tenant will pay the increased cost to Landlord upon demand;

         (i) not act in any manner which prevents Landlord or Tenant from
obtaining, or causes the revocation of, any government license, permit, or
authority, and if as a direct or indirect result of Tenant's business an
addition to or change in the same is required by Laws or Insurance Regulations,
Tenant shall pay for the addition or change;

         (j) not use, permit or suffer anything to be done in the Premises or
anything to be brought into or kept in the Premises, in either case, which
occasions undue discomfort or annoyance to any other tenants or occupants of the
Building, or which in Landlord's reasonable judgment may tend to impair the
reputation or appearance of the Building or tend to interfere with the proper
and economic operation of the Building by Landlord, not use the Premises or any
part thereof, or permit the Premises or any part thereof to be used, for the
preparation or dispensing of food, whether by vending machines or otherwise,
provided that subject to the other terms and conditions of this Article and this
Lease, Tenant may install at its own expense so-called hot-cold water fountains,

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coffee makers, beverage vending machines, microwave ovens, refrigerators, sinks
and stoves ("kitchen areas") for the preparation of beverages and foods for
consumption on the Premises by Tenant's employees only, provided that no
cooking, frying, etc. are carried on in the Premises to such extent as requires
special exhaust venting, and provided further that the installation and
operation of such kitchen areas shall not result in any increase in Landlord's
insurance premiums or costs, unless such increase is fully paid for, in advance,
by Tenant, and Tenant hereby acknowledges that the Building is not engineered to
provide any such special venting;

         (k) not assign, mortgage, license, transfer or encumber this Lease of
the Premises in whole or in part, or sublease all or any portion of the Premises
(each of the foregoing being a "Transfer") without Landlord's consent which
shall not be unreasonably withheld, and any purported Transfer shall be void and
confer no rights upon any third person unless Tenant first receives Landlord's
prior written consent. If there is a Transfer, Landlord may collect rent from
the transferee without waiving the prohibition against Transfers, accepting the
transferee, or releasing Tenant from full performance under this Lease, and, in
addition to any other remedies available to Landlord, Landlord shall have the
right to terminate this Lease on thirty (30) days written notice within sixty
(60) days after written notice from Tenant to Landlord of any Transfer, or
within one (1) year after Landlord first learns of the Transfer if no notice is
given. In addition, Landlord shall be entitled to fifty percent (50%) of all
consideration which Tenant receives from a sublessee or assignee (whether in a
lump sum, periodic installments or otherwise) in excess of the Base Rent and
Additional Rent due from Tenant under this Lease, less reasonable brokerage fees
incurred by Tenant in connection with such sublease or assignment; and

         (l) abide by the Rules and Regulations attached as EXHIBIT B and any
other reasonable rules and regulations made by Landlord from time to time such
rules and regulations to be applied in a consistent, non-discriminatory fashion
for all tenants except where leases or circumstances require otherwise.

         (m) provide security for the Premises and its own personnel.

         (n) not make any improvements or install any equipment or furniture or
otherwise do anything in the Premises which would cause the load capacity (100
pounds live load) to be exceeded.

         5.2 ENVIRONMENTAL COVENANTS.

         (a) DEFINITION. As used in this Lease, the term "Hazardous Material"
means any flammable items, explosives, radioactive materials, hazardous or toxic
substances, material or waste or related materials, including any substances
defined as or including in the definition of "hazardous substances", "hazardous
wastes", "infectious wastes", "hazardous materials" or "toxic substances" now or
subsequently regulated under any federal, state or local laws, regulations or
ordinances including, without limitation, oil, petroleum-based products, paints,
solvents, lead, cyanide, DDT, printing inks, acids, pesticides, ammonia
compounds and other chemical products, asbestos, PCBs and similar compounds, and
including any different products and materials which are subsequently found to
have adverse effects on the environment or the health and safety of persons.

         (b) GENERAL PROHIBITION. Tenant shall not cause or permit any Hazardous
Material to be generated, produced, brought upon, used, stored, treated,
discharged, released, spilled or disposed of in the Premises by Tenant, its
affiliates, agents, employees, contractors, sublessees, assignees or invitees,
provided that Tenant may, in accordance with applicable law, use and store
hazardous materials in the amounts and of the types typically used in offices
for cleaning and for office machines and computer equipment. Tenant shall
indemnify, defend and hold Landlord harmless from and against any and all
actions (including, without limitation, remedial or enforcement actions of any
kind, administrative or judicial proceedings, and orders or judgments arising

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out of or resulting therefrom), costs, claims, damages (including, without
limitation, punitive damages), reasonable expenses (including, without
limitation, attorneys', consultants' and experts' fees, court costs and amounts
paid in settlement of any claims or actions), fines, forfeitures or other civil,
administrative or criminal penalties, injunctive or other relief (whether or not
based upon personal injury, property damage, or contamination of, or adverse
effects upon, the environment, water tables or natural resources), liabilities
or losses arising from a breach of this prohibition by Tenant, its affiliates,
agents, employees, contractors, sublessees, assignees or invitees.

         (c) NOTICE. In the event that Hazardous Materials are discovered in the
Premises, and any governmental agency or entity having jurisdiction over the
Premises requires the removal of such Hazardous Materials, Tenant shall be
responsible for removing those Hazardous Materials arising out of or related to
the use or occupancy of the Premises by Tenant or its affiliates, agents,
employees, contractors, sublessees, assignees or invitees but not those of its
predecessors. Notwithstanding the foregoing, Tenant shall not take any remedial
action in or about the Premises without first notifying Landlord of Tenant's
intention to do so and affording Landlord the opportunity to protect Landlord's
interest with respect thereto. Tenant immediately shall notify Landlord in
writing of: (i) any spill, release, discharge or disposal of any Hazardous
Material in, on or under the Premises, the Premises or any portion thereof, (ii)
any enforcement, clean-up, removal or other governmental or regulatory action
instituted, contemplated, or threatened (if Tenant has notice thereof) pursuant
to any Hazardous Materials Laws; (iii) any claim made or threatened by any
person against Tenant, the Premises, relating to damage, contribution, cost
recovery, compensation, loss or injury resulting from or claimed to result from
any Hazardous Materials; and (iv) any reports made to any governmental agency or
entity arising out of or in connection with any Hazardous Materials in, on,
under or about or removed from the Premises, including any complaints, notices,
warnings, reports or asserted violations in connection therewith. Tenant also
shall supply to Landlord as promptly as possible, and in any event within five
(5) business days after Tenant first receives or sends the same, copies of all
claims, reports, complaints, notices, warnings or asserted violations relating
in any way to the Premises, the Premises or Tenant's use or occupancy thereof.

         (d) SURVIVAL. The respective rights and obligations of Landlord and
Tenant under this subsection shall survive the expiration or earlier termination
of this Lease.

         5.3 LANDLORD'S OBLIGATIONS.

         (a) Landlord shall provide subject to such reimbursement as may be
provided for in Section 4.4:

                  1. Access to the Building (8:00 a.m. to 8:00 p.m. Monday
                  through Friday and 8:00 a.m. to 1:00 p.m. on Saturdays) on
                  business days (Sundays and Holidays are to be excepted) and at
                  all other times Landlord agrees to provide limited access to
                  the Building through mechanical systems.

                  2. Necessary elevator facilities during regular business hours
                  (8:00 a.m. to 8:00 p.m. Monday through Friday) on business
                  days and 8:00 a.m. to 1:00 p.m. on Saturdays (Sundays and
                  Holidays are to be excepted) and at all other times Landlord
                  agrees to provide limited automatic elevator service to the
                  Premises by at least one elevator.

                  3. Heat and cooling to the Common Areas on business weekdays
                  from 8:00 a.m. to 8:00 p.m. and on Saturdays from 8:00 a.m. to
                  1:00 p.m., when heat or cooling may reasonably be required for
                  the comfortable occupancy of the Building.

                                      -9-
<PAGE>   10

                  4. Cleaning of the lobby, elevators, public corridors,
                  washrooms and stairs, and routine cleaning (such as dusting
                  and vacuuming) of the Premises, including routine trash
                  removal.

                  5. Hot and cold running water for washrooms and lavatories and
                  hot and cold running water to kitchen areas.

                  6. Electricity for normal lighting of the main lobby,
                  elevators, washrooms and stairs, but not for the Premises.

                  7. Shoveling of snow and sanding of ice at the entry and
                  sidewalks to the Building and plowing of parking areas and
                  access roads, and maintenance of landscape areas, plantings,
                  parking areas, and Common Area lighting.

                  8. Display of Tenant's firm name on the lobby directory as per
                  the Building standard.

                       ARTICLE VI - CONDITION OF PREMISES

         6.1 IMPROVEMENTS. Landlord shall be responsible for the cost of
preparation of the initial floor plan for Tenant's Improvements prepared by
Dacon and the cost breakdown of the floorplan. Notwithstanding the foregoing,
Tenant may not make structural or non-structural Improvements to the Premises
(or create additional access points to common areas in the Building) without
Landlord's prior written consent which consent with respect to non-structural
Improvements shall not be unreasonably withheld or delayed. Landlord may
require, without limitation, that Tenant submit to Landlord in advance for
Landlord's approval detailed plans and specifications describing Tenant's
Improvements. Landlord shall present any objection to such plans and
specifications within thirty (30) days after their receipt by Landlord. Upon
approval of such plans and specifications by Landlord, Tenant shall construct
Tenant's Improvements. All work by Tenant shall be done at Tenant's own cost
(subject to Section 3.5 hereof), in a good and workmanlike manner, using
first-class materials and in accordance with all Laws and Insurance Regulations,
and any work which affects the structure of the Building or the Building systems
shall be performed so as not, in Landlord's sole judgment, to adversely affect
same. Tenant shall pay when due all charges for labor and materials in
connection with any work on the Premises. Tenant shall furnish indemnification
bonds against performance, liens, costs, damages and expenses in form and amount
satisfactory to Landlord. Tenant's Improvements shall be deemed Improvements. At
the end of the Term of this Lease, Tenant shall, at the option of Landlord,
remove any and all of Tenant's Improvements and restore the Premises to their
original configuration and condition (reasonable wear and tear excepted) to the
installation of Tenant's Improvements including, without limitation, cutting,
capping and disconnecting pipes and wires constituting Tenant's Improvements and
sealing them off in a safe and lawful manner flush with the applicable wall,
floor or ceiling, and redecorating the area consistent with the Improvements in
the Premises.

         6.2 FIXTURES; YIELD-UP. Except as Landlord directs in writing, Tenant
shall remove its goods, effects, signs and trade fixtures, and peaceably
yield-up the Premises, broom-clean and in the same condition as at the
Commencement Date, reasonable wear and tear excepted, with all Repairs,
including painting and patching to the Premises required by such removal, having
been made and all utility lines left exposed or unconnected having been capped.
If Tenant fails to remove its property or to make the Repairs by the end of the
Term, Landlord may remove and store Tenant's property in a public warehouse at
Tenant's expense or sell same at public auction, and make the Repairs, and
Tenant promptly shall reimburse Landlord for its costs.

                                      -10-
<PAGE>   11

         6.3 MECHANIC'S LIEN. Tenant shall immediately discharge (by payment,
filing of bonds or otherwise) any mechanic's, materialmen's or other lien
against the Premises and/or Landlord's interest therein arising out of any
payment due, or purported to be due, for any labor, services, materials,
supplies, or equipment alleged to have been furnished to or for Tenant.

                                  ARTICLE VII -

         7.1 INSURANCE. TENANT shall maintain, at its sole expense, coverages in
the following amounts, and such additional types and amounts of insurance as
Landlord may reasonably require in accordance with customary practices, or as
may be required by Landlord's lender, including the following coverages:

         (a) COMMERCIAL GENERAL LIABILITY INSURANCE covering the insured against
claims of Bodily Injury, Personal Injury and Property Damage arising out of
Tenant's operations, assumed liabilities or use of the Property and the
Premises, including the performance by Tenant of the indemnity agreements set
forth in Section 7.3 of this Lease, for limits of liability not less than: (i)
Bodily Injury and Property Damage Liability $1,000,000.00 Each Occurrence and
$3,000,000.00 Annual Aggregate and (ii) Personal Injury Liability $1,000,000.00
Each Occurrence and $3,000,000.00 Annual Aggregate, or combined single limit
coverage of $3,000,000.00 or in such higher limits as or may be reasonably
required by Landlord based upon inflation, increased liability awards,
recommendations of Landlord's professional insurance advisors and other relevant
factors or any Mortgagee, as hereinafter defined. Liability policies obtained
should be extended to include Contractual Liability, Personal Advertising
Injury, Products/Completed Operations, Host or Full Liquor Liability and Fire
Legal Liability.

         (b) PROPERTY DAMAGE INSURANCE covering (i) all office furniture, trade
fixtures, office equipment, merchandise and all other items of Tenant's property
on the Premises installed by, for, or at the expense of Tenant, (ii) all Tenant
improvements, and (iii) all other improvements, alterations and additions to the
Premises. Such insurance shall be written on an "all risks" of physical loss or
damage basis, for the full replacement cost value new without deduction for
depreciation of the covered items and in amounts that meet any co-insurance
clauses of the policies of insurance, and shall include a vandalism and
malicious mischief endorsement, sprinkler leakage coverage and earthquake
coverage.

         (c) BOILER AND MACHINERY INSURANCE. If during the Term of this Lease,
Tenant shall receive Landlord's prior written consent to operate on the Property
a boiler or other pressured vessels, Tenant shall, as a pre-condition to
installing the same, place and maintain Boiler Insurance with Limits of
Liability in an amount not less than $250,000.00 Per Occurrence or as needed,
and providing coverage for the full replacement value thereof.

         (d) WORKER'S COMPENSATION/EMPLOYER'S LIABILITY INSURANCE. If the nature
of Tenant's use of the Premises requires that any or all of its employees be
provided coverage under State Worker's Compensation Insurance or similar
statutes, Tenant shall keep in force Worker's Compensation Insurance or similar
statutory coverage containing statutorily prescribed limits and Employer's
Liability with limits of at least $1,000,000.00 Bodily Injury by Accident for
Each Accident, $1,000,000.00 Bodily Injury by Disease for Each Person and
$1,000,000.00 Bodily Injury by Disease policy limit.

         Landlord and Tenant acknowledge that insurance markets experience rapid
changes, and that insurance in the form and amounts described in this Lease may
not be available in the future. Therefore, if Tenant is unable to maintain the
insurance required under this Lease, Tenant shall remain obligated to maintain
insurance coverage which is customary and commercially reasonable in the
insurance industry for Tenant's type of business, as that coverage may change

                                      -11-
<PAGE>   12

from time to time. Landlord makes no representation as to the adequacy of any
insurance required under this Lease and, as a result, Tenant shall obtain any
such additional insurance which Tenant deems necessary to protect Landlord and
Tenant. The amount and coverage of Tenant's insurance shall not limit Tenant's
liability nor relieve Tenant of any obligation under this Lease.

         7.2 TENANT'S RISK. Except as modified by statute, all merchandise,
furniture, fixtures and property which may be on or about the Premises, Building
or Property shall be at the sole risk and hazard of Tenant.

         7.3 GENERAL REQUIREMENTS. All insurance policies shall be with
companies qualified to do business in the state in which the Premises are
located and acceptable to Landlord, and shall name Landlord, and if Landlord so
requests, Landlord's mortgagee(s) and any other party, as insured parties on
casualty policies and additional named insureds on liability policies. In
addition, all liability insurance obtained by Tenant shall be (a) primary
insurance as to all claims thereunder and provide that any insurance carried by
Landlord is not excess and is non-contributing with any insurance of Tenant; (b)
contain cost liability endorsements or a severability of interest clause
acceptable to Landlord; (c) be written on an occurrence basis; and (d)
specifically cover the liability assumed by Tenant under this Lease including,
but not limited to, Tenant's obligations under Section 7.4. Tenant shall deliver
a copy of the policies or certificates of all insurance to Landlord prior to the
earlier of entry on the Premises or the Commencement Date, and copies of the new
policies or new certificates not later than thirty (30) days prior to the
expiration of each policy. Each policy shall provide (and the certificate shall
evidence) that it will not expire, or be cancelled or modified without thirty
(30) days prior written notice to Landlord and, if Landlord requests, to
Landlord's mortgagee(s). If Tenant fails to deliver a policy or certificate to
Landlord as required or if any policy is cancelled or modified during the term
without Landlord's consent, Landlord may obtain such insurance on behalf of
Tenant in which case Tenant shall reimburse Landlord, as additional rent, for
the cost of such insurance plus interest at the rate set forth in Section 4.1
within fifteen (15) days after receipt of a statement indicating the cost of
such insurance.

         7.4 INDEMNITY. Tenant shall save Landlord harmless, and shall exonerate
and indemnify Landlord from all claims, liabilities, penalties and expenses
arising (a) in connection with death, injury and/or property damage on or
related to the Premises which Tenant acknowledges are, subject to the terms of
the Lease, under Tenant's exclusive or substantial control, charge, custody and
possession (except to the extent caused by any act or omission of Landlord, its
agents contractors, or employees), or (b) anywhere if caused wholly or in part
by any act or omission of Tenant, its officers, agents, employees, other
occupants of the Premises or Tenant's invitees. If Landlord is threatened with
or made a party to any litigation commenced by or against Tenant or any of the
above parties, or with respect to any matter described above, Tenant shall
indemnify and defend Landlord with counsel reasonably acceptable to Landlord or,
at Landlord's option, shall advance to Landlord all costs including reasonable
attorney's fees in connection with such litigation. All of the foregoing shall
be limited to the extent required by Law.

         7.5 WAIVER OF SUBROGATION.

         (a) Landlord and Tenant release each other and each other's officers,
directors, employees and agents from liability or responsibility for any loss or
damage to their respective property covered by valid and collectible insurance,
or which would have been covered if the party complied with the provisions of
this Lease. The release shall apply to the parties and anyone claiming through
or under the parties by way of subrogation or otherwise, and even if the
occurrence was caused by the fault or negligence of a party or anyone for whom a
party is responsible, provided the release shall be applicable only for loss or
damage occurring when the releasor's policies provide that the release shall not
adversely affect the policies or the releasor's recovery rights. Landlord and

                                      -12-
<PAGE>   13

Tenant each agree that its policies will include such a provision if available
without extra cost, or if the other party pays the extra cost, and each promptly
shall notify the other of any extra cost.

         (b) Notwithstanding any other provision of this Lease and subject to
applicable law, (i) Landlord shall not be liable to Tenant for any loss or
damage, whether or not such loss or damage is caused by the negligence of
Landlord, its agents, servants or employees, to the extent that such loss or
damage is covered by valid and enforceable insurance carried by Tenant; and (ii)
Tenant shall not be liable to Landlord for any loss or damage, whether or not
such loss or damage is caused by the negligence of Tenant or its agents,
servants or employees, to the extent that such loss or damage is covered by
valid and enforceable insurance carried by Landlord.

         7.6 LANDLORD'S INSURANCE. Landlord represents and warrants to Tenant
that, on the date of this Lease, Landlord carries insurance with respect to the
Building and the Property of the types and in the amounts set forth on EXHIBIT C
hereto, and Landlord agrees to maintain throughout the Term such insurance or
such other insurance as may be required by Landlord's lender or as may be
customary for buildings similar to the Building.

                  ARTICLE VIII - CASUALTIES AND EMINENT DOMAIN

         8.1 DAMAGE. If the Premises become untenantable in whole or part
because of fire or other casualty covered by insurance, or as the result of a
taking of, or damage to, the Premises or the Building as a result of the
exercise of any power of eminent domain, condemnation, or purchase under threat
or in lieu thereof ("Taking"), then unless the Lease is terminated in accordance
with Section 8.2, Landlord, with reasonable dispatch (but subject to delays for
adjustment of insurance proceeds and causes beyond Landlord's reasonable
control), shall repair the damage so that the Premises are in substantially the
same condition as on delivery of possession subject to rights of mortgagees,
zoning laws, and building codes then in existence, and provided Landlord shall
not be required to expend more than the net insurance proceeds Landlord receives
for damage to the Premises or the net Taking award attributable to the Premises.
"Net" means the insurance proceeds or award less all costs and expenses,
including adjusters and attorney's fees, of obtaining the same. Notwithstanding
the foregoing to the contrary, (a) Tenant shall be required to pay to Landlord
the amount of any deductible under Landlord's insurance policy if the casualty
is the result of the acts or omissions of Tenant, its subtenants, assignees or
the employee, agents, or visitors of any of such parties and (b) Landlord shall
have the right to require Tenant to perform all or any portion of the repair
which Landlord would otherwise make and Landlord shall reimburse Tenant for the
cost thereof. Tenant immediately shall give written notice to Landlord of any
damage to the Premises.

         8.2 TERMINATION RIGHTS.

         (a) If either the Premises or Building are damaged to the extent of 10%
or more of its insurable value, or by a risk not covered by Landlord's
insurance, or the cost of repair would excess $50,000.00, or the damage is of a
character that it cannot reasonably be repaired within sixty (60) days of the
date on which repair work commences, or

         (b) If 25% or more of either (i) the floor area of the Building, or
(ii) the land which constitutes the Premises is Taken,

then Landlord may elect to terminate this Lease by written notice to Tenant (x)
within sixty (60) days after the damage or (y) within six (6) months of the date
on which the condemning authority has the right to possession ("Taking Date") in
which case the Lease shall terminate as of the Taking Date. If the entire
Premises are taken by eminent domain, except for temporary use, this Lease shall
terminate automatically as of the Taking Date.

                                      -13-
<PAGE>   14

         8.3 ABATEMENT. If a portion of the Premises is damaged or Taken, except
for temporary use, and this Lease is not terminated, the Base Rent and Tenant's
Pro Rata Share shall be reduced proportionately based on the area of the
Premises damaged and therefore not used by Tenant, or Taken, until the earlier
of when Landlord's Repairs to the Premises are completed or Tenant begins using
the damaged area.

         8.4 TAKING FOR TEMPORARY USE. If the Premises is Taken for temporary
use, this Lease and Tenant's obligations shall continue, except to the extent
the Taking renders compliance impossible or impracticable.

         8.5 DISPOSITION OF AWARDS. Except for any separate award for Tenant's
movable trade fixtures or relocation expenses which does not reduce Landlord's
award, all Taking awards to Landlord or Tenant shall be Landlord's property
without Tenant's participation. Tenant assigns to Landlord Tenant's share of
such award, waives any rights with respect to the loss of its leasehold interest
and the Premises, and agrees to execute such instruments as may be necessary to
confirm the assignment and to deliver to Landlord any such award recovered by
Tenant except the separate award described above.

                       ARTICLE IX - DEFAULTS AND REMEDIES

         9.1 TENANT'S DEFAULT. The following conditions shall be considered a
"Default" by Tenant:

         (a) failure to pay Base Rent or the scheduled amount of any Additional
Rent when due, provided that with the first failure to pay on any twelve (12)
month period, Tenant shall be entitled to written notice and five (5) day cure
period, or failure to pay any unscheduled payment of Additional Rent or any
other charge payable by Tenant to Landlord hereunder within fifteen (15) days of
receipt by Tenant of Landlord's notice that such amount is due; or

         (b) Tenant's leasehold estate is taken by execution or other process of
law; or Tenant is liquidated, dissolved, commits an act of bankruptcy, is
declared bankrupt or insolvent according to law or admits in writing its
inability to pay debts generally as they become due, or an assignment of
Tenant's property is made for the benefit of creditors or a receiver, guardian,
conservator, trustee or assignee, or any other similar officer or person is
appointed to take charge of any part of Tenant's property; or any reorganization
or similar proceedings are commenced by or against Tenant under any bankruptcy
or insolvency law and not dismissed within sixty (60) days from its
commencement; or any court enters an order providing for the modification of
rights of Tenant's creditors; or

         (c) vacating the Premises or closing for business for an aggregate
period during the Term exceeding thirty (30) days except for fire or casualties;
or

         (d) a Transfer without Landlord's prior written consent; or

         (e) failure to perform or observe any other Lease terms or covenants
for a period of thirty (30) days after notice, or if same shall reasonably take
longer than thirty (30) days, if Tenant fails to commence same promptly and to
complete same with due diligence; or

         (f) any other breach for which the Lease gives Landlord the right of
termination.

         If Tenant Defaults, Landlord may at any time until the Default is cured
either (1) terminate this Lease by written notice effective on the date of the
notice or on any date specified in the notice, or (2) without demand or notice,

                                      -14-
<PAGE>   15

re-enter, take possession and repossess the Premises and, with a court order and
at Tenant's risk, expel Tenant and those claiming under Tenant and remove, store
and sell their effects at public action, all without prejudice to any remedies
for arrearages or preceding Defaults. The net proceeds of any sale shall be
applied to sums due to Landlord from Tenant and the balance paid to Tenant.
Tenant waives all statutory rights (including rights of redemption) to the
extent such rights may be lawfully waived. With or without terminating this
Lease, Landlord may re-let all or any part of the Premises from time to time for
periods (even if beyond the Term of this Lease), at such rental, and upon the
terms and conditions as Landlord deems advisable, and may make Improvements and
Repairs to the Premises. No re-entry or taking of possession by Landlord shall
terminate this Lease unless Landlord gives a written notice of such intention to
Tenant or a court of competent jurisdiction terminates the Lease.

         9.2 DAMAGES. Tenant's liability and obligations under this Lease shall
survive termination or repossession, and Tenant shall pay as current damages the
Base Rent, Additional Rent and other sums up to what would have been the end of
the Term in the absence of the termination or repossession, with a credit for
the net proceeds, if any, Landlord receives from any reletting of the Premises,
after deducting all of Landlord's expenses in connection with the reletting
including, without limitation, expenses of preparing the Premises for the
reletting. Tenant shall pay the current damages to Landlord on the days Base
Rent would have been payable if not for the termination or repossession. In
addition, and notwithstanding any Lease provision or the termination of this
Lease, Tenant shall reimburse Landlord for any free rent and construction
allowance, and all other reasonable and customary expenses and liabilities
incurred by Landlord in connection with Tenant's Default including brokerage
commissions, reasonable attorneys' fees, and reasonable alteration costs.
Landlord shall have an obligation to use commercially reasonable efforts to
re-let the Premises and otherwise to use commercially reasonable efforts to
mitigate damages.

         After any termination or repossession, whether or not Landlord has
collected any current damages, Tenant shall pay to Landlord, at Landlord's
option and on demand, liquidated final damages in lieu of all current damages
beyond the date final damages are paid. The final damages shall be the amount by
which (i) all rent and other charges which would be payable from the date to
which Tenant paid current damages through what would have been the unexpired
Term exceeds (ii) the then fair net rental value of the Premises for the same
period. If any law validly limits the amount of final liquidated damages to less
than described above, Landlord shall be entitled to the maximum amount legally
allowed. For purposes of this Section, the rent is Tenant's highest total Base
and Additional Rent due for any twelve (12) month period preceding the
termination or repossession.

         9.3 LANDLORD'S SELF HELP. If Tenant Defaults, Landlord may, at its
option, without waiving its right to terminate this Lease or its claim for
damages, cure the Default, and Tenant shall reimburse Landlord for any amount
paid or contractual liability incurred by Landlord in doing so; provided
Landlord may immediately cure any Default or failure by Tenant to perform any
Lease obligation if the cure or performance is reasonably necessary to protect
the Premises or Landlord's interests, or to prevent injury or damage to persons
or property. If Tenant fails to reimburse Landlord upon demand, such amount
shall be added to the next payment of rent due without further notice. Landlord
agrees to give Tenant prior notice of Landlord's intention to enter the Premises
for the purposes of exercising such self-help right, except in case of
emergency.

         9.4 LANDLORD'S DEFAULT. Landlord shall not be deemed to be in default
hereunder unless its default continues for thirty (30) days, or such additional
time as is reasonably required to correct its default, after Tenant has given
written notice to Landlord specifying the nature of the alleged default. If
Landlord is in default, Landlord shall use due diligence to commence curing the

                                      -15-
<PAGE>   16

default within a reasonable time after receipt of notice thereof.

                            ARTICLE X - SUBORDINATION

         10.1 SUBORDINATION. Tenant's rights and interests under this Lease
shall be (i) subject and subordinate to any existing or future mortgages, deeds
of trust, overlease, or similar instruments covering the Premises and to all
advances, modifications, renewals, replacements, and extensions ("Mortgages")
provided Tenant receives from each Mortgagee (which shall include ground lessor)
a Non-Disturbance Agreement whereby Tenant's rights to possess the Premises
shall not be disturbed in the event of a foreclosure of the applicable Mortgage,
or (ii) if the Mortgagee elects, prior to the lien of any present or future
Mortgagee. Tenant further shall attorn to and recognize any successor landlord,
whether through foreclosure or otherwise, as if the successor landlord were the
originally named Landlord. Tenant concurrently shall give Mortgagee the same
notices given to Landlord, and Mortgagee shall have the same opportunity and
rights to cure as is available to Landlord to cure a default provided Mortgagee
shall have an additional thirty (30) days after the expiration of Landlord's
cure period within which to commence a cure or such longer period as may be
reasonably necessary including, without limitation, any period of time
reasonably required for the Mortgagee to obtain possession of the Property or
the Premises from Landlord. Mortgagee's curing of any of Landlord's default
shall be treated as performance by Landlord. Although this Section shall be
self-executing and no further instrument shall be necessary, Landlord agrees to
give Tenant written notice of any Mortgages, and Tenant shall execute and
deliver any instruments Landlord reasonably requires for the above purposes,
provided that Tenant receives a Non-Disturbance Agreement from the Mortgagee as
set forth above. An assignment of lease or similar document shall not result in
the assignee having any liability until the assignee takes possession.
Notwithstanding the foregoing to the contrary, Landlord shall use reasonable
efforts to obtain a so-called "non-disturbance agreement" for Tenant from any
existing and future mortgagees.

         10.2 REQUEST BY MORTGAGEE. If a Mortgagee or prospective Mortgagee
requests any Lease modifications which do not have a material adverse effect on
Tenant's rights, Tenant will enter into a written modification agreement in
recordable form (which shall have the same force as a Lease amendment) if the
Mortgagee forecloses or takes similar action. The modification shall not affect
the length of the Term or the size, use, or location of the Premises.

                      ARTICLE XI - MISCELLANEOUS PROVISIONS

         11.1 PARTIES BOUND. Except as otherwise provided, the Lease agreements
and conditions to be performed and observed by Landlord or Tenant shall bind and
inure to the heirs, legal representatives, successors and assigns of each,
provided no reference to Tenant's successors and assigns will constitute a
consent to a Transfer by Tenant. If Tenant consists of more than one person or
entity, or if there is a guarantor, then all such persons, entities and
guarantors shall be jointly and severally liable and the word "Tenant," as used
in this Lease, including Article IX, includes such person, entities, and
guarantors. The word "Landlord" means only the owner, or the lessee if this
Lease becomes subject to an overlease, or the mortgagee in possession of the
Premises, for the time being, so that if the Premises is sold, a mortgagee takes
possession, or another becomes landlord, all prior landlords, including
Landlord, automatically shall be entirely relieved of all landlord covenants and
obligations accruing thereafter. If the entity which holds Landlord's interest
in this Lease is a trust, then the Landlord obligations shall be binding upon
the trustees of said trust, as trustees and not individually, and not upon the
trust estate.

                                      -16-
<PAGE>   17

         11.2 LANDLORD'S LIABILITIES AND ADDITIONAL RIGHTS.

         (a) Landlord shall have no obligations or liability with respect to or
in any way connected with the Premises or the Building, or services to be
provided from same, except to the extent, if any, specifically set forth in the
Lease. Landlord shall not be deemed to have committed a breach of any repair
obligations unless it makes repairs negligently or fails to commence repairs
within a reasonable time after Landlord receives notice from Tenant, and
Landlord's liability in any case shall be limited to the cost of making the
required repairs.

         (b) Landlord shall not be liable for indirect or consequential damages
for any reason, or for any inconvenience, interruption or consequences resulting
from the failure of utilities or any service, making repairs, improvements or
resulting from leaks of steam, gas, electricity, water, or any other substance
from pipes, wires or other conduits, or from the bursting or stoppage thereof,
or from leaks of water, snow, or rain from the plumbing, roof, or for wetness or
dampness for any reason.

         (c) Tenant agrees for itself and each succeeding holder of Tenant's
interest, or any portion thereof, that any judgment, decree or award obtained
against Landlord, or any succeeding owner of Landlord's interest, which is
related to this Lease or the Premises, whether at law or in equity, shall be
satisfied out of Landlord's equity in the Premises, and further agrees to look
only such assets and to no other assets of Landlord for satisfaction. In no
event shall Tenant have the right to deduct any amount allegedly owed to Tenant
from any rent or other sums payable to Landlord hereunder, Tenant's sole remedy
being an independent action against Landlord for such claim.

         (d) Landlord reserves the right at any time or times during the Term
and without charge, abatement or reduction in rent, after prior reasonable
notice to Tenant (except in the case of an emergency) (i) to examine the
Premises at reasonable times; (ii) to show the Premises at reasonable times
commencing six (6) months prior to the end of the Term; (iii) to put up "For
Sale" or "For Rent" signs, which signs Tenant shall not move, remove, block or
otherwise interfere with; (iv) to perform such work as may be required by this
Lease, any public authority, or to facilitate making repairs or improvements to
the Building, the Property or any portion thereof, provided that unless any such
work is of an emergency nature, Landlord shall give reasonable notice and shall
use reasonable efforts to minimize interference with Tenant's operations; (v) to
make repairs which Tenant fails to make promptly; and (vi) to enter upon the
Premises for the foregoing purposes.

         11.3 COVENANTS AND CONDITIONS. Each term and each provision of this
Lease to be performed by Tenant shall be construed to be both a covenant and a
condition.

         11.4 COSTS AND EXPENSES. Acts to be done by Tenant pursuant to this
Lease shall be at the cost and expense of Tenant unless a contrary intent is
expressed. In addition, Tenant shall reimburse Landlord for any costs or
expenses incurred in connection with enforcement of this Lease by Landlord.

         11.5 HOLDING OVER. If Tenant or anyone claiming under it holds over
after end of the Term, the party shall, prior to Landlord's acceptance of rent,
be a tenant at sufferance, and, after Landlord's acceptance of rent, be a tenant
at will subject to the provisions of this Lease insofar as the same may be made
applicable to a tenancy at will; provided that Tenant shall pay Base Rent for
the period of such tenancy at the greater of 1.75 times the highest rate of Base
Rent payable during the Term or market rent, and, in addition, Tenant shall be
liable for all damages incurred by Landlord (including consequential damages) as
a result of the holding over.

         11.6 QUIET ENJOYMENT. Provided Tenant timely pays all rent and performs
and observe the terms, conditions and covenants of the Lease, Tenant may

                                      -17-
<PAGE>   18

peaceably and quietly have, hold and enjoy the Premises as provided in the
Lease, without hindrance or molestation from Landlord or anyone claiming legally
under Landlord, subject to the terms of this Lease and any instruments having
priority.

         11.7 NO BROKERAGE. Tenant warrants and represents that it has dealt
with no broker in connection with this Lease except the Broker (if any). Tenant
agrees to defend and indemnify Landlord against any brokerage claims related to
this Lease other than by the Broker. Landlord shall pay all commissions due to
Broker in accordance with a separate agreement.

         11.8 CERTIFICATES. Within ten (10) days after Landlord's request,
Tenant shall deliver to Landlord or to any prospective Mortgagee or purchaser
(a) an estoppel certificate in recordable form stating such information as
Landlord reasonably requests, and the certificate shall be binding on Tenant,
and (b) such financial statements as Landlord reasonably requires to verify the
net worth of Tenant or any Transferee or Guarantor of Tenant, and Tenant
represents and warrants that each such financial statement shall be true and
accurate as of the date thereof. All financial statements shall be confidential
and shall be used only for the purposes relating to this Lease or the Property.
Landlord agrees to deliver to Tenant within ten (10) days after Tenant's
request, an estoppel certificate stating whether this Lease is in full force and
effect and whether Landlord is aware of any defaults hereunder and providing
such other information as is reasonable and customary in a landlord's estoppel.

         11.9 NOTICES. Any notice, consent, or other communication relating to
this Lease shall be given in writing and by hand, by registered or certified
mail or overnight express mail such as "Federal Express", postage or charges
prepaid, to the other party's Notice Address or for Tenant to the Premises, to
such other address or addresses as may be designated by the party by notice, and
if to a Mortgagee, to such address as the Mortgagee shall designate.

         11.10 NO WAIVER. Landlord's or Tenant's failure to complain of any act
or omission of the other, no matter how long it continues, shall not be deemed a
waiver of any of Landlord's or Tenant's rights. Landlord's or Tenant's waiver,
express or implied, of any breach of this Lease shall not be deemed a waiver of
a breach of any other provision or a consent to any subsequent breach of the
same or any other provision. Landlord's or Tenant's consent to or approval to
any action on one occasion shall not be deemed a consent to or approval of any
other action or to such action on any subsequent occasion. Tenant's payment or
Landlord's acceptance of a lesser amount than is due from Tenant to Landlord
shall not be deemed anything but payment on account and Landlord's acceptance of
a check for a lesser amount with an endorsement or statement thereon or upon a
letter accompanying the check that the lesser amount is payment in full shall
not be deemed an accord and satisfaction, and Landlord may accept the check
without prejudice to recover the balance due or pursue any other remedy. All of
Landlord's and Tenant's rights and remedies under this Lease or by operation of
law, either at law or in equity, for any breach shall be distinct, separate,
cumulative and non-exclusive and shall not be deemed inconsistent with each
other.

         11.11 FORCE MAJEURE. If Landlord's or Tenant's performance of any act
(other than the payment of money) is delayed, or prevented because of strikes,
lockouts, labor troubles, inability to procure materials, power failures,
restrictive Laws, riots, insurrection, war, collection of insurance proceeds or
taking awards or other causes beyond Landlord's or Tenant's reasonable control,
then Landlord's or Tenant's performance shall be excused for the period of the
delay and any time period shall be extended for an equivalent period.

         11.12 RECORDING. Tenant shall not record this Lease, but may record a
memorandum in form acceptable to Landlord and Tenant hereof. Any breach of this
covenant shall cause this Lease to terminate automatically, if Landlord so
elects in writing.

                                      -18-
<PAGE>   19

         11.13 PARAGRAPH HEADINGS. All paragraph headings are for convenience
and reference only, and shall not be held to explain, modify, amplify or aid in
the construction, interpretation or meaning of the provisions of this Lease.

         11.14 GOVERNING LAW. This Lease shall be governed by the laws of the
state in which the Premises are located.

         11.15 SEPARABILITY; CONSTRUCTION AND INTERPRETATION. If any Lease term
or provision or the application thereof to any person or circumstance is invalid
or unenforceable, the remainder of this Lease, or the application of the term or
provision to other persons or circumstances shall not be affected, and the Lease
shall be valid and be enforced to the fullest extent permitted by law. If any
Lease provision is capable of two constructions, then the provision shall have
the meaning which renders it valid.

         11.16 WHEN LEASE BECOMES BINDING; ENTIRE AGREEMENT. Landlord's
employees or agents have no authority to make or agree to make a lease or any
other agreement or undertaking, and the submission of this document for
examination and negotiation does not constitute an offer to lease, or a
reservation of, or option for, the Premises, and this document shall become
effective and binding only upon the execution and delivery by both Landlord and
Tenant. All negotiations, considerations, representations, and understandings
between Landlord and Tenant are incorporated herein, and no oral statements or
prior or contemporaneous written matter, whether by the parties or otherwise,
which is not specifically incorporated herein shall be of any force or effect.
In entering into this Lease, Tenant relies solely upon the representations and
agreements contained herein. This Lease shall not be modified except by writing
executed by both parties and no act or omission of any employee or agent of
Landlord shall alter, change or modify any of the provisions hereof.

         11.17 SECURITY DEPOSIT.Within seven (7) days after full execution and
delivery of this Lease by the parties hereto, Tenant shall deposit with Landlord
an irrevocable standby letter of credit in form and substance satisfactory to
Landlord in the amount of $650,000.00 (the "Security Deposit") as security for
the faithful performance and observance by Tenant of the terms, provisions and
conditions of this Lease. It is agreed that in the event Tenant defaults in
respect of any of the terms, provisions and conditions of this Lease, Landlord
may use, apply or retain the whole or any part of the Security Deposit to the
extent required for payment of any Rent or any other sum as to which Tenant is
in default or for any sum which Landlord may expend or may be required to expend
by reason of Tenant's default in respect of any of the terms, covenants and
conditions of this Lease, including but not limited to any damage or deficiency
accrued before or after summary proceedings or other reentry by Landlord,
including the costs of such proceeding or reentry and further including, without
limitation, reasonable attorney's fees. It is agreed that Landlord shall always
have the right to apply the Security Deposit, or any part thereof, as aforesaid,
without notice and without prejudice to any other remedy or remedies which
Landlord may have, or Landlord may pursue any other such remedy or remedies in
lieu of applying the Security Deposit or any part thereof. No interest shall be
payable on the Security Deposit. If Landlord shall use, apply or retain the
Security Deposit in whole or in part and the Lease continues or Tenant's
occupancy continues in the Premises, Tenant shall within ten (10) days after
written notice form the Landlord make such further or other deposit of monies as
may be necessary to bring the balance of the deposit to a sum equal to the
initial Security Deposit. In the event that Tenant shall fully and faithfully
comply with all of the terms, provisions, covenants and conditions of this
Lease, the Security Deposit shall be returned to Tenant within ninety (90) days
after the date fixed as the end of the Lease and after delivery of entire
possession of the Premises to Landlord in accordance with the terms of this
Lease. In the event of a sale or other transfer of the Building, or leasing of
the entire Building including the Premises subject to Tenant's tenancy
hereunder, Landlord shall transfer the Security Deposit then remaining to the

                                      -19-
<PAGE>   20

vendee or lessee and Landlord shall thereupon be released from all liability for
the return of such Security Deposit to Tenant; and Tenant agrees to look solely
to the new Landlord for the return of said Security Deposit then remaining. The
holder of any mortgage upon the Building or Lot shall never be responsible to
Tenant for the Security Deposit or its application or return unless the Security
Deposit shall actually have been received in hand by such holder. Tenant further
covenants that it will not assign or encumber or attempt to assign or encumber
the Security Deposit and that neither Landlord nor its successors or assigns
shall be bound by any such assignment, encumbrance, attempted assignment or
attempted encumbrance. Notwithstanding the foregoing, in the event that Tenant,
during the term of this Lease, raises in excess of $25,000,000.00 in equity
capital, the amount of the Security Deposit required hereunder shall be reduced
to $325,000.00, and in the event that Tenant, during the term of this Lease,
raises in excess of $50,000,000.00 in equity capital, then Landlord agrees to
return the unused portion of the Security Deposit to Tenant. Landlord agrees to
notify Tenant in the event that Landlord intends to draw upon the Security
Deposit, but the giving of such notice shall not be a precondition to the
exercise of Landlord's rights to draw upon the Security Deposit.

                                      -20-
<PAGE>   21

         11.18 EXECUTION. This Lease may be executed in any number of original
counterparts. Each fully executed counterpart shall be deemed an original for
all purposes.

      EXECUTED AS A SEALED INSTRUMENT.

LANDLORD:
CLAREMONT BRIDGEWATER I, LLC

By: /s/ Michael Cahill
  -------------------------------
Claremont Bridgewater I, LLC

TENANT:
ENVISION DEVELOPMENT CORPORATION

By: /s/ William J. Patch
  -------------------------------
                                          its
Print Name: William J. Patch              hereunto duly authorized

                                      -21-<PAGE>   1
                                                                    EXHIBIT 10.2

                            MASTER SECURITY AGREEMENT

         This Master Security Agreement (this "Agreement") is entered into as of
December 23, 1999, by and among SOUND ADVICE, INC., a Florida corporation whose
business address is 1901 Tigertail Boulevard, Dania Beach, Florida 33004
(Telecopy No. (954) 926-4389) and SAI DISTRIBUTORS, INC., a Florida corporation
whose business address is 1901 Tigertail Boulevard, Dania Beach, Florida 33004
(Telecopy No. (954) 926-4389), (collectively "Borrower"), and HELLER FINANCIAL
LEASING, INC., a Delaware corporation, whose address is 500 West Monroe Street,
Chicago, IL 60661 (Telecopy No. (312) 441-6915) ("Lender"). Capitalized terms
used in this Agreement and not otherwise defined shall have the meanings set
forth in Section 14 of this Agreement.

         1. SECURE PAYMENT. To secure payment of all Indebtedness, Borrower
hereby grants and conveys to Lender a continuing lien and security interest in
the Collateral, PROVIDED, HOWEVER, if Lender assigns any Notes, then, the term
"Indebtedness" as used herein with respect to any assignee shall mean only the
indebtedness evidenced by or related to Notes held by the assignee, and the term
Collateral as used herein with respect to such assignee shall mean only the
Collateral described on the Schedules that specifically refer to the Notes held
by such assignee. Each advance of principal under a Note shall be on and subject
to the terms and conditions set forth in the Loan Documents.

         2. REPRESENTATIONS, WARRANTIES AND COVENANTS. Borrower represents,
warrants and covenants to Lender that the following statements are true, correct
and complete and, unless specifically limited, shall remain so until payment in
full of all Indebtedness:

             (a) PERFORM OBLIGATIONS. Borrower shall pay and perform all
Indebtedness as and when due. Borrower shall use the loan proceeds evidenced by
the Notes for business purposes only, in accordance with the terms of the Loan
Documents.

             (b) COLLATERAL FREE AND CLEAR. Borrower shall keep the Collateral
free and clear of any and all Liens, except for Permitted Liens.

             (c) POSSESSION AND OPERATION OF COLLATERAL. Borrower shall retain
possession of the Collateral at all times and shall not sell, exchange, assign,
loan, deliver, lease, mortgage or otherwise dispose of the Collateral or any
part thereof without the prior written consent of Lender. Borrower shall at all
times keep the Collateral at the locations specified on the Schedules (except
for removals therefrom in the usual course of business for temporary periods).
Borrower shall keep the Collateral, at Borrower's sole cost and expense, in good
repair and condition and not misuse, abuse, waste, or allow it to deteriorate
except for normal wear and tear. Borrower shall make the Collateral available
for inspection by Lender at all reasonable times. The Collateral at all times
shall be operated by competent, properly trained and, if applicable, legally
licensed operators. In the event the Collateral or any part thereof is vehicles,
Borrower shall at all times operate such vehicles only in the United States and
if any vehicle is not in use, Borrower shall keep it at the location specified
in the Schedules.

             (d) INSURANCE. With respect to its business and properties,
Borrower maintains, and shall continue to maintain, adequate insurance for
public liability, property damage and product liability, against loss or damage
of the kinds customarily carried or maintained by companies of established
reputation engaged in similar businesses and in amounts acceptable to Lender.
Borrower shall cause Lender to be named as loss payee on all insurance policies
relating to any Collateral and shall cause Lender to be named as additional
insured under all liability policies, in each case pursuant to appropriate
endorsements in form and substance satisfactory to Lender. No notice of
cancellation has been received with respect to such policies and Borrower is,
and shall continue to be, in full compliance with all requirements and
conditions contained in such policies. Borrower shall give immediate written
notice to Lender and to insurers of loss or damage to the Collateral and shall
promptly file proofs of loss with insurers. Borrower hereby irrevocably appoints
Lender as Borrower's attorney-in-fact, coupled with an interest, for the purpose
of obtaining, adjusting and canceling any such insurance and endorsing
settlement drafts. Borrower hereby assigns to Lender, as additional security for
the Indebtedness, all sums which may become payable under such insurance.

             (e) In the event Borrower fails to provide Lender with evidence of
the insurance coverage required by this Agreement, Lender may purchase insurance
at Borrower's expense to protect Lender's interests in the Collateral. This
insurance may, but need not, protect Borrower's interests. The coverage
purchased by Lender may not pay any claim made by Borrower or any claim that is
made against Borrower in connection with the Collateral. Borrower may later
cancel any insurance purchased by Lender, but only after providing Lender with
evidence that Borrower has obtained insurance as required by this Agreement. If
Lender purchases insurance for the Collateral, Borrower shall be responsible for
the costs of that insurance, including interest and other charges imposed by
Lender in connection with the placement of the insurance, until the effective
date of the cancellation or expiration of the insurance. The costs of the
insurance may be added to the Indebtedness. The costs of the insurance may be
more than the cost of insurance Borrower is able to obtain on its own.

             (f) IF COLLATERAL ATTACHES TO REAL ESTATE. If the Collateral or any
part thereof has been attached to or is to be attached to real estate, a
description of the real estate and the name and address of the record owner is
set forth on the Schedules and Borrower shall promptly following request
therefor furnish Lender with a disclaimer or waiver of any interest in the
Collateral satisfactory to Lender.

             (g) FINANCIAL STATEMENTS. If at any time Borrower or any Corporate
Guarantor is required to file Forms 10-K and 10-Q with the SEC, Borrower shall
cause to be delivered to Lender copies of such forms within ten days of the
filing thereof. If Borrower or any Corporate Guarantor is not required to file
such forms, Borrower shall deliver and shall cause each Corporate Guarantor to
deliver to Lender for Borrower and each such Corporate Guarantor respectively:
(i) as soon as practicable, and in any event within 60 days after the end of
each fiscal quarter, unaudited financial statements including in each instance,
balance sheets, income statements, and statements of cash flow, on a
consolidated and consolidating basis, as appropriate, and separate profit and
loss statements as of and for the quarterly period then ended and for the fiscal
year to date, prepared in accordance with GAAP, and certified by Borrower's CFO
to be true and correct, and (ii) as soon as practicable, and in any event within
90 days after the end of each fiscal year, annual audited financial statements,
including balance sheets, income statements and statements of cash flow for the
fiscal year then ended, on a consolidated and consolidating basis, as
appropriate, which have been prepared by its independent accountants in
accordance with GAAP. Such audited financial statements shall be accompanied by
the independent accountant's opinion, which opinion shall be in form generally
recognized as "unqualified." Borrower shall cause each Individual Guarantor to
deliver such financial information as Lender shall require from time to time.

             (h) AUTHORIZATION. Borrower is now, and shall at all times remain,
duly licensed, qualified to do business and in good standing in every
jurisdiction where failure to be so licensed or qualified and in good standing
would have a material adverse effect on its business, properties or assets. The
execution and delivery of the Loan Documents have been duly authorized by

<PAGE>   2

Borrower and the Loan Documents constitute the legal valid and binding
obligations of Borrower, enforceable against Borrower in accordance with their
respective terms. Borrower shall not, without 30 days prior written notice to
Lender, (1) change its name or its structure such that any financing statement
or other record notice becomes misleading or (2) change its principal place of
business or chief executive or accounting offices from the address stated
herein.

             (i) LITIGATION. Except as disclosed by Borrower to Lender in
writing as of the date of this Agreement, there are no judgments outstanding
against or affecting Borrower, its officers, directors or affiliates or any part
of the Collateral and no Litigation exists. Borrower shall furnish to Lender all
information regarding any material Litigation as Lender shall reasonably request
and in any event Borrower shall promptly notify Lender in writing of Litigation
against it if the outcome of such Litigation may materially or adversely affect
the finances or operations of Borrower (for purposes of this provision,
$500,000.00 shall be deemed material).

             (j) NO CONFLICTS. Borrower is not in violation of any material term
or provision of its by-laws, or of any material agreement or instrument
applicable to it or any Applicable Law. The execution, delivery, and performance
of the Loan Documents do not and shall not violate, constitute a default under,
or otherwise conflict with any such term or provision or result in the creation
of any Lien upon any of the properties or assets of Borrower, except for the
security interest created hereunder.

             (k) COMPLIANCE WITH LAWS. In all material respects, Borrower is and
shall remain at all times in compliance with all Applicable Laws.

             (L) TAXES. Should any stamp, excise, or other tax, including
mortgage, conveyance, deed, intangible, or recording taxes become payable in
respect of any Loan Documents, Borrower shall pay the taxes (including interest
and penalties, if any) and shall hold Lender harmless with respect thereto.

             (m) REGULATIONS. No proceeds of the loans or any other financial
accommodations under the Loan Documents shall be used, directly or indirectly,
for the purpose of purchasing or carrying any margin security, as that term is
defined in Regulation U of the Board of Governors of the Federal Reserve System.

             (n) NO LIABILITY. Borrower acknowledges and agrees that Lender
shall not be liable for any acts or omissions nor for any error of judgment or
mistake of fact or law other than as a result of Lender's gross negligence or
willful misconduct.

             (o) SETOFF. Without limiting any other right of Lender, whenever
Lender has the right to declare any Indebtedness to be immediately due and
payable (whether or not it has so declared), Lender is hereby authorized at any
time to the fullest extent permitted by law, to set off and apply against any
and all of the Indebtedness, any and all monies then or thereafter owed to
Borrower by Lender in any capacity, whether or not the obligation to pay such
monies owed by Lender is then due. Lender shall be deemed to have exercised such
right of set-off immediately at the time of such election even though any charge
therefor is made or entered on Lender's records subsequent thereto.

             (p) BOOKS AND RECORDS. Borrower shall maintain, at all times, true
and complete books, records and accounts in which true and correct entries are
made of its transactions in accordance with GAAP and consistent with those
applied in the preparation of Borrower's financial statements. At all reasonable
times, upon reasonable notice, and during normal business hours, Borrower shall
permit Lender or its agents to audit, examine and make extracts from or copies
of any of its books, ledgers, reports, correspondence, and other records.

             (q) INDEMNITY. Borrower shall indemnify, defend and hold harmless
Lender, its parent, officers, directors, agents, employees, and consultants from
and against any loss, expense (including reasonable attorneys' fees and costs),
damage or liability arising directly or indirectly from (i) any breach of any
representation, warranty or covenant contained herein and in the other Loan
Documents, (ii) any claim or cause of action that would deny Lender the full
benefit or protection of any provision herein and in the Loan Documents and
(iii) the ownership, possession, lease, operation, use, condition, sale, return,
or other disposition of the Collateral, except to the extent the loss, expense,
damage or liability arises solely and directly from Lender's gross negligence or
willful misconduct. If after receipt of any payment of all or any part of the
Indebtedness, Lender is for any reason compelled to surrender such payment to
any person or entity, because such payment is determined to be void or voidable
as a preference, an impermissible set-off or for any other reason, the Loan
Documents shall continue in full force and effect and Borrower shall be liable
to Lender for the amount of such payment surrendered together with interest at
the applicable rate. The provisions of this paragraph shall survive termination
of the Loan Documents.

             (r) COLLATERAL DOCUMENTATION. Borrower shall deliver to Lender
prior to any advance of principal under a Note, satisfactory documentation
regarding the Collateral to be financed, including, but not limited to,
invoices, canceled checks evidencing payments therefore, or other documentation
as may be reasonably requested by Lender. Immediately prior to any advance,
Borrower shall satisfy Lender that Borrower's business and financial information
is as represented and there has been no material change in Borrower's business,
financial condition or operations since the date of the most recent audited
financial statement delivered under this Agreement.

             (s) YEAR 2000 COMPLIANCE. Borrower has made an assessment of the
microchip and computer-based systems and the software used in its business and
based upon such assessment believes that it shall be "year 2000 Compliant" by
January 1, 2000. For purposes of this paragraph, "year 2000 Compliant" means
that all software, embedded microchips and other processing capabilities
utilized by, and material to the business, operations or financial condition of
Borrower are able to interpret, store, transmit, receive and manipulate data
involving all calendar dates correctly and without causing any abnormal ending
scenarios in relation to dates on and after the Year 2000. From time to time, at
the request of Lender, Borrower shall provide to Lender such updated information
as is requested regarding the status of its efforts to become Year 2000
Compliant.

             (t) EXPENSES AND ATTORNEYS' FEES. Borrower shall be liable for all
charges, costs, expenses and attorneys' fees incurred by Lender (including
allocated costs of internal counsel): (i) in perfecting, defending, protecting
or terminating its security interest in the Collateral, or any part thereof,
including all costs of registration or of titling the Collateral; (ii) in the
negotiation, execution, delivery, administration, amendment or enforcement of
the Loan Documents or any provision thereof or the collection of any amounts due
under any Note or other Loan Document; (iii) in any lawsuit or other legal
proceeding in any way connected with any of the Loan Documents, including, any
contract or tort or other actions, any arbitration or other alternative dispute
resolution proceeding, all appeals and judgment enforcement actions and any
bankruptcy proceeding (including any relief from stay and/or adequate protection
motions, cash collateral disputes, assumption/rejection motions and disputes or
objections to any proposed disclosure statement or reorganization plan). The
provisions of this paragraph shall survive the termination of the Loan Documents
and any judgment with respect to the Indebtedness or any part thereof.

             (u) COMPLETE INFORMATION. No representation or warranty made by
Borrower in this Agreement and no other document or statement furnished to
Lender by or on behalf of Borrower contains any material misstatement of a

                                       2
<PAGE>   3

material fact or omits to state any material fact necessary in order to make the
statements contained herein or therein not misleading.

         3. PREPAYMENT. Borrower may NOT prepay the Indebtedness, whether in
whole or in part, at any time during the term of this Agreement except as set
forth in the Notes.

         4. EVENTS OF DEFAULT. Each of the following events shall constitute an
Event of Default: (a) Borrower fails to pay any part of the Indebtedness within
five calendar days of receipt of written notice, (b) any warranty or
representation of Borrower in any Loan Document is materially untrue, misleading
or inaccurate at the time it is made, (c) Borrower or any Guarantor breaches or
defaults in the performance of any other agreement or covenant under any Loan
Document, (d) Borrower or any Guarantor breaches or defaults in the payment or
performance of any debt or other obligation owed by it to Lender or any
affiliate of Lender, and Lender has (without being obligated to do so) declared
such event, an Event of Default hereunder, (e) Borrower breaches or defaults in
the payment or performance (including but not limited to compliance with
financial covenants) of any debt or other obligation, whether now or hereafter
existing, with an outstanding principal balance in excess of $1,000,000.00, (f)
there shall be a change in the beneficial ownership and control, directly or
indirectly, of the majority of the outstanding voting securities or other
interests entitled to elect or appoint members of the board of directors or
other managing body of Borrower or any Corporate Guarantor (a "change of
control"), or there is any merger, consolidation, dissolution, liquidation,
winding up or sale or other transfer of all or substantially all of the assets
of Borrower or any Corporate Guarantor pursuant to which there is a change of
control or cessation of Borrower or the Corporate Guarantor or the business of
either, (g) death or incompetency of any Individual Guarantor or Borrower if
Borrower is a natural person, (h) any money judgment is entered or filed against
Borrower or any Guarantor in excess of insurance coverage of $1,000,000.00, (i)
the appointment of a receiver for all or any part of the property of Borrower or
any Guarantor, or any assignment for the benefit of creditors by Borrower or any
Guarantor, (j) the filing of a petition by Borrower or any Guarantor under any
bankruptcy, insolvency or similar law, or the filing of any such petition
against Borrower or any Guarantor if the same is not dismissed within 45 days of
such filing (k) failure to maintain working capital of at least $2,000,000.00 at
any quarter end, and/or net cumulative aggregate losses from and after October
1, 1997 in excess of $4,000,000.00, or (l) Borrower shall fail to comply with
section 15 hereof.

         5. REMEDIES. Upon the occurrence of an Event of Default, in addition to
all rights and remedies of a Lender under the UCC and under any other applicable
law, Lender may, at its option, at any time (a) declare the Indebtedness to be
immediately due and payable without notice to Borrower or any Guarantor; (b)
without demand or legal process, enter any premises where the Collateral may be
and take possession and/or remove the Collateral all without charge to or
liability on the part of Lender, (c) require Borrower to assemble the
Collateral, crate, pack, ship, and deliver the Collateral to Lender in such
manner and at such place as Lender may require, all at Borrower's sole cost and
expense, (d) render the Collateral unusable at the Borrower's premises and
dispose of such Collateral on such premises without liability for rent or costs
(e) sell the Collateral at public or private sales, in whole or in part, and
have the right to bid and purchase at said sale, and/or (f) lease or otherwise
dispose of all or part of the Collateral, applying proceeds therefrom to the
Indebtedness. Any notice which Lender is required to give to Borrower under any
Applicable Law of the time and place of any public sale or the time after which
any private sale or other intended disposition of the Collateral is to be made
shall be deemed to constitute reasonable notice if such notice given to the last
known address of Borrower at least five days prior to such action. Borrower
shall remain fully liable for any deficiency, with interest thereon at the
applicable rate set forth in the related Notes.

         6. CUMULATIVE REMEDIES. Lender's remedies hereunder or otherwise are
cumulative, are in addition to any other remedies provided for by law or in
equity and may, to the extent permitted by law, be exercised concurrently or
separately, and the exercise of any one remedy shall not be deemed an election
of such remedy or to preclude the exercise of any other remedy. No failure on
the part of Lender to exercise, and no delay in exercising any right or remedy,
shall operate as a waiver thereof or in any way modify or be deemed to modify
the terms of this Agreement or the other Loan Documents or the Indebtedness, nor
shall any single or partial exercise by Lender of any right or remedy preclude
any other or further exercise of the same or any other right or remedy. Lender
shall not be under any obligation to marshal any assets in favor of Borrower,
any Guarantor or any other person or against or in payment of any or all of the
Indebtedness. If Debtor shall fail to comply with any provision of any of the
Loan Documents, Secured Party shall have the right, but shall not be obligated,
to take action to address such non-compliance, in whole or in part, and all
expenses and obligations incurred or assumed by Secured Party together with
interest thereon at the applicable rate shall be added to the Indebtedness and
paid by Debtor upon demand.

         7. ASSIGNMENT. Lender may transfer or assign all or any part of the
Indebtedness and the Loan Documents without releasing Borrower or the
Collateral, and upon such transfer or assignment the assignee or holder shall be
entitled to all the rights, powers, privileges and remedies of Lender to the
extent assigned or transferred. The obligations of Borrower shall not be
subject, as against any such assignee or assignee, to any defense, set-off, or
counter-claim available to Borrower against Lender and any such defense,
set-off, or counter-claim may be asserted only against Lender.

         8. GOVERNING LAW. THE LOAN DOCUMENTS SHALL BE GOVERNED BY AND SHALL BE
CONSTRUED AND ENFORCED IN ACCORDANCE WITH THE INTERNAL LAWS OF THE STATE OF
ILLINOIS, WITHOUT REGARD TO CONFLICTS OF LAW PRINCIPLES.

         9. CONSENT TO JURISDICTION. BORROWER HEREBY CONSENTS TO THE
JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED WITHIN THE COUNTY OF COOK,
STATE OF ILLINOIS, AND IRREVOCABLY AGREES THAT, SUBJECT TO LENDER'S ELECTION,
ALL ACTIONS OR PROCEEDINGS ARISING OUT OF OR RELATING TO THE LOAN DOCUMENTS
SHALL BE LITIGATED IN SUCH COURTS. BORROWER EXPRESSLY SUBMITS AND CONSENTS TO
THE JURISDICTION OF THE AFORESAID COURTS AND WAIVES ANY DEFENSE OF FORUM NON
CONVENIENS. BORROWER HEREBY WAIVES PERSONAL SERVICE OF ANY AND ALL PROCESS AND
AGREES THAT ALL SUCH SERVICE OF PROCESS MAY BE MADE UPON DEBTOR BY CERTIFIED OR
REGISTERED MAIL, RETURN RECEIPT REQUESTED, ADDRESSED TO BORROWER, AT THE ADDRESS
SET FORTH IN THIS AGREEMENT AND SERVICE SO MADE SHALL BE COMPLETE TEN (10) DAYS
AFTER THE SAME HAS BEEN POSTED.

         10. FURTHER ASSURANCE; NOTICE. Borrower shall, at its expense, execute,
and deliver such documents and do such further acts as Lender may from time to
time reasonably require to assure and confirm the rights created or intended to
be created under the Loan Documents to facilitate the performance of the Loan
Documents or to assure the validity, perfection, continuing first priority or
enforceability of any security interest created hereunder. Borrower agrees to
execute any instrument or instruments necessary or expedient for filing,
recording, registering, perfecting, notifying, foreclosing, and/or liquidating
of Lender's interest in the Collateral upon request of, and as determined by,
Lender, and Borrower hereby specifically authorizes Lender to prepare and file
UCC financing statements and other documents necessary to perfect Lender's
interests hereunder, and to execute same for and on behalf of Borrower as

                                       3
<PAGE>   4

Borrower's attorney-in-fact, irrevocably and coupled with an interest, for such
purposes. Any written notice to be given under this Agreement shall be in
writing addressed to the respective party as set forth in the heading to this
Agreement (or such other address as may have been designated in a written
notice) and shall be deemed to have been given: (a) if delivered in person, when
delivered; (b) if delivered by telecopy, on the date of transmission if
transmitted on a business day before 4:00 p.m. Central Standard time or, if not,
on the next succeeding business day; (c) if delivered by overnight courier, two
days after delivery to such courier properly addressed; or (d) if by U.S. Mail,
four business days after depositing in the United States mail, with postage
prepaid and properly addressed.

         11. JOINT AND SEVERAL OBLIGATION. If this Agreement is executed by more
than one person as Borrower, each such person hereby acknowledges it is jointly
and severally liable for and unconditionally guarantees the prompt and full
payment and performance of all obligations of each other Borrower hereunder and
under the other Loan Documents.

         12. WAIVER OF JURY TRIAL. BORROWER AND LENDER HEREBY WAIVE THEIR
RESPECTIVE RIGHTS TO A JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION BASED UPON OR
ARISING OUT OF THE LOAN DOCUMENTS. BORROWER AND LENDER ACKNOWLEDGE THAT THIS
WAIVER IS A MATERIAL INDUCEMENT TO ENTER INTO A BUSINESS RELATIONSHIP, THAT EACH
HAS RELIED ON THE WAIVER IN ENTERING INTO THE LOAN DOCUMENTS AND THAT EACH WILL
CONTINUE TO RELY ON THE WAIVER IN THEIR RELATED FUTURE DEALINGS. BORROWER AND
LENDER WARRANT AND REPRESENT THAT EACH HAS HAD THE OPPORTUNITY OF REVIEWING THIS
JURY WAIVER WITH LEGAL COUNSEL, AND THAT EACH KNOWINGLY AND VOLUNTARILY WAIVES
ITS JURY TRIAL RIGHTS.

         13. ENTIRE AGREEMENT. THE LOAN DOCUMENTS EMBODY THE ENTIRE AGREEMENT
AMONG THE PARTIES HERETO AND SUPERSEDE ALL PRIOR COMMITMENTS, AGREEMENTS,
REPRESENTATIONS, AND UNDERTAKINGS, WHETHER WRITTEN OR ORAL, RELATING TO THE
SUBJECT MATTER HEREOF, AND MAY NOT BE CONTRADICTED OR VARIED BY EVIDENCE OF
PRIOR CONTEMPORANEOUS, OR SUBSEQUENT ORAL AGREEMENTS OR DISCUSSIONS OF THE
PARTIES HERETO. THIS AGREEMENT MAY NOT BE AMENDED OR MODIFIED EXCEPT BY
INSTRUMENT IN WRITING EXECUTED BY ALL PARTIES HERETO.

         14. CERTAIN DEFINED TERMS. The following terms used in this Agreement
shall have the following meanings:

"APPLICABLE LAWS" means any and all existing and future laws, rules,
regulations, ordinances, decrees and codes relating to Borrower's business and
operations including, without limitation, all present and future federal, state,
and local laws, rules, regulations, orders, and decrees relating to pollution,
hazardous substances, waste disposal or the protection of human health or
safety, plant life or animal life, national resources or the environment, all as
amended from time to time (collectively "Environmental Laws").

"COLLATERAL" means the property described on each Schedule, together with all
attachments, accessories, substitutions, additions, and replacements therefor
and all proceeds thereof, including insurance proceeds, and any and all
accounts, chattel paper, contract rights and general intangibles arising from
the sale, lease or other disposition thereof.

"CORPORATE GUARANTOR" means any guarantor of all or any part of the Indebtedness
that is not an Individual Guarantor.

"ENVIRONMENTAL LAWS" means all present and future federal, state, and local
laws, rules, regulations, orders, and decrees relating to pollution, hazardous
substances, waste disposal or the protection of human health or safety, plant
life or animal life, national resources or the environment, all as amended from
time to time.

"GAAP" means generally accepted accounting principles, applied consistently with
past periods.

"GUARANTOR" means collectively, Individual Guarantors and Corporate Guarantors.

"INDIVIDUAL GUARANTOR" means any guarantor of all or any part of the
Indebtedness that is a natural person.

"INDEBTEDNESS" means all obligations, liabilities and indebtedness of every
nature of Borrower from time to time owed to Lender evidenced by the Notes or
otherwise incurred pursuant to this Agreement or the other Loan Documents, now
existing or hereafter arising including, without limitation, all interest, fees,
cost and expenses accrued or incurred after the filing of any petition under any
bankruptcy or insolvency law.

"LIEN OR LIENS" means any lien, mortgage, pledge, security interest, charge or
encumbrance of any kind, whether voluntary or involuntary, (including any
conditional sale or other title retention agreement, any lease in the nature
thereof, and any agreement to give any security interest).

"LITIGATION" means any and all actions, charges, claims, demands, suits,
proceedings, or governmental investigations now pending or threatened against
Borrower or any of Borrower's property.

"LOAN DOCUMENTS" means this Agreement, the Schedules, the Notes , the Conditions
Rider, if any, and any other documents and instruments executed
contemporaneously with or delivered pursuant to this Agreement or the Notes, all
as amended, modified, extended or renewed from time to time.

"MATERIAL ADVERSE EFFECT" means a material adverse effect upon (a) the business,
operations, prospects, properties, assets or condition (financial or otherwise)
of Borrower or any Guarantor or (b) the ability of Borrower or any Guarantor to
perform its obligations under any Loan Document to which it is a party or (c)
the ability of Lender to enforce its security interests or collect any of the
Indebtedness.

"NOTE" or "NOTES" means any and all promissory notes which Borrower has executed
and delivered or will execute and deliver to Lender and which are identified on
a Schedule evidencing Indebtedness.

"PERMITTED LIENS" means the following types of Liens, claims, charges, taxes,
and assessments of any kind: (a) Liens (other than Liens relating to
Environmental Laws) for taxes, assessments or other governmental charges not yet
due and payable; (b) statutory Liens of landlords, carriers, warehousemen,
mechanics, materialmen and other similar Liens imposed by law, which are
incurred in the ordinary course of business for sums not more than 30 days
delinquent; (c) Liens in favor of Lender, and (d) Liens set forth on any
Schedule.

"SCHEDULE" or "SCHEDULES" means any and all Schedules which Borrower has
executed and delivered or will execute and deliver to Lender in connection with
this Agreement.

"SEC" means the Securities and Exchange Commission.

"UCC" means the Uniform Commercial Code as in effect on the date hereof in the
State of Illinois, as amended from time to time, and any successor statute.

                                       4
<PAGE>   5

         15. Additional Terms. Borrower shall maintain a minimum Interest
Coverage Ratio ("Interest Coverage Ratio" shall mean, for any trailing twelve
month period of Borrower, EBITDA (Earnings before Interest, Taxes, Depreciation,
and Amortization) for such period divided by total cash interest expense of
Borrower and its subsidiaries for such period) tested quarterly, of no less than
3.50 : 1.00 through the period ending January 31, 2001. If the Borrower's
Interest Coverage Ratio is less than 3.50 : 1.00, then Borrower will immediately
furnish a Five Hundred Thousand and 00/100 Dollar ($500,000.00) letter of
credit, in form and substance satisfactory to Lender, for the benefit of Lender
from an institution approved by the Lender, for the remaining term of the
transaction. (Lender agrees that Foothill Capital Corporation would be an
acceptable institution.)

         IN WITNESS WHEREOF, Lender and Borrower have each signed this Master
Security Agreement as of the day and year first above written.
<TABLE>
<CAPTION>

<S>                                                                      <C>
LENDER                                                                   BORROWER

HELLER FINANCIAL LEASING, INC., a Delaware corporation                   SOUND ADVICE, INC., a Florida corporation

By: /s/ PATRICK J. BROGAN                                                By: /s/ KENNETH L. DANIELSON
    -----------------------------------                                      ---------------------------------
Name: Patrick J. Brogan                                                  Name:   Kenneth L. Danielson
    -----------------------------------                                      ---------------------------------
Title: Vice President                                                    Title:  CFO & Treasurer
    -----------------------------------                                      ---------------------------------

                                                                         SAI DISTRIBUTORS, INC., a Florida corporation

                                                                         By: /s/ KENNETH L. DANIELSON
                                                                            -----------------------------------
                                                                         Name:   Kenneth L. Danielson
                                                                            -----------------------------------
                                                                         Title:  CFO & Treasurer
                                                                            -----------------------------------
</TABLE>

                                       5

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