Document:

Exhibit 10.1

                                  PHOENIX TOWER

                          OFFICE SPACE LEASE AGREEMENT

                                 BY AND BETWEEN

               UTAH STATE RETIREMENT INVESTMENT FUND, AS LANDLORD

                                       AND

                             BANK UNITED, AS TENANT

                          DATED AS OF NOVEMBER 21, 1997

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                                TABLE OF CONTENTS

I..............................................................................1
        1.1      Leased Premises ..............................................1
        1.2      Term .........................................................4
        1.3      Use ..........................................................5
        1.4      ATM Machines .................................................5
        1.5      Use of Lobby .................................................7
        1.6      Renewal Option ...............................................7
        1.7      Preferential Right to Lease ..................................7
        1.8      Right to Terminate ...........................................7
        1.9      Right to Contract ............................................7
        1.10     Exclusive Retail Banking Operation ...........................7

II.............................................................................8
        2.1      Rental Payments ..............................................8
        2.2      Payment ......................................................9
        2.3      Tenant's Additional Rental ...................................9
        2.4      Operating Expenses ..........................................10
        2.5      Tax Protests ................................................18
        2.6      Termination of Old Lease and ATM Agreement ..................18

III...........................................................................18
         3.1     Services ....................................................18
         3.2     Keys and Locks ..............................................23
         3.3     Tenant's Access Control Equipment ...........................23
         3.4     Signage/Graphics; Identity ..................................23
         3.5     Parking .....................................................26

IV............................................................................29
        4.1      Care of the Leased Premises .................................29
        4.2      Entry for Repairs and Inspection ............................29
        4.3      No Nuisance .................................................30
        4.4      Laws and Regulations; Building Rules and Regulations ........30
        4.5      Americans With Disabilities Act; Clean Air Act; Texas
                 Architectural Barriers Act ..................................30
        4.6      Legal Use and Violations of Insurance Coverage ..............31
        4.7      Environmental Matters .......................................31
        4.8      Window Coverings ............................................32
        4.9      NO WARRANTIES ...............................................32

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V.............................................................................33
        5.1      Leasehold Improvements ......................................33
        5.2      Repairs by Landlord ........................................ 34
        5.3      Repairs by Tenant ...........................................35
        5.4      Allowances ..................................................35

VI............................................................................37
        6.1      Condemnation ................................................37
        6.2      Damages from Certain Causes .................................37
        6.3      Fire or Other Casualty ......................................38
        6.4      Casualty Insurance ..........................................39
        6.5      Liability Insurance .........................................40
        6.6      Hold Harmless ...............................................40
        6.7      Waiver of Subrogation Rights ................................40

VII...........................................................................41
        7.1      Default by Tenant ...........................................41
        7.2      Non-Waiver ..................................................44
        7.3      Holding Over ................................................45
        7.4      Attorneys' Fees .............................................45
        7.5      Default by Landlord .........................................45

VIII..........................................................................46
        8.1      Assignment or Sublease by Tenant ............................46
        8.2      Assignment by Landlord ......................................50
        8.3      Peaceful Enjoyment ..........................................50
        8.4      Limitation of Landlord's Liability ..........................50
        8.5      Limitation of Tenant's Liability ............................51

IX............................................................................51
        9.1      Notices .....................................................51
        9.2      Miscellaneous ...............................................51
        9.3      Subordination ...............................................53
        9.4      Estoppel Certificate or Three-Party Agreement ...............53
        9.5      Brokerage Fees ..............................................53
        9.7      No Partnership ..............................................54
        9.8      No Press Release ............................................54
        9.9      Communications Equipment ....................................54

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Exhibits:

Schedule I  - Building Net Rentable Area
Exhibit A   - Floor Plans
Exhibit A-1 - Land
Exhibit B   - Options
Exhibit C   - Air Conditioning and Heating Services
Schedule II - Overtime HVAC Rate
Exhibit D   - Building Rules and Regulations
Exhibit E   - Construction of Leasehold Improvements
Exhibit F   - Janitorial Specifications
Exhibit G   - Tenant's Electrical Generator
Exhibit H   - Building Standard Items
Exhibit I   - Contractor Rules and Regulations
Exhibit J   - Termination Payment

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                                 LEASE AGREEMENT

STATE OF TEXAS       ss.
                     ss.
COUNTY OF HARRIS     ss.

            THIS LEASE AGREEMENT (this "Lease") is made and entered into as of
November 21, 1997, provided that the Commencement Date (as hereinafter defined)
shall be March 1, 1998, as provided below, by and between Utah State Retirement
Investment Fund, an independent agency of the State of Utah ("Landlord"), whose
address is c/o Westmark Realty Advisors, L.L.C., 865 South Figueroa Street,
Suite 3500, Los Angeles, California 90017-2543, Attention: Director of Asset
Management, and Bank United, a federal savings bank ("Tenant"), whose address is
that of the Building (as defined below), which is 3200 Southwest Freeway,
Houston, Texas 77027, Attention: Jonathon K. Heffron, Executive Vice President,
General Counsel, and Chief Operating Officer, with additional copies to Barry C.
Burkholder, President and Chief Executive Officer, and Ronald D. Coben,
Executive Vice President of Community Banking.

                                   WITNESSETH:

                                       I.

      1.1 Leased Premises.

            1.1.1 Definition of Leased Premises. Subject to and upon the terms,
provisions and conditions hereinafter set forth, and each in consideration of
the duties, covenants and obligations of the other hereunder, Landlord does
hereby lease to Tenant and Tenant does hereby lease from Landlord approximately
216,937 square feet of Net Rentable Area (as defined below) in the building
known as Phoenix Tower (the "Building"), located at 3200 Southwest Freeway, in
Houston, Harris County, Texas, the land upon which the Building is located being
described by metes and bounds on Exhibit A-1 attached hereto (the "Land"),
consisting of the following amounts of square feet of Net Rentable Area on the
following floors:

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                  square feet of
                 Net Rentable Area                     Floor

                        8,055                             9
                       11,101                            10
                       24,977                            13
                       24,314                            14
                       25,594                            15
                       24,314                            16
                       24,977                            17
                       24,314                            18
                       24,977                            19
                       24,314                            20

The Building, together with the Land, the parking garage within the Building
(the "Parking Garage"), all other improvements now or hereafter situated on the
Land or directly benefitting the Building shall collectively be referred to
herein as the "Project." The area leased in the Building under this Lease is
hereinafter called the "Leased Premises" and is shown on the floor plan(s)
contained in Exhibit A. Tenant shall also have the nonexclusive right to use the
Parking Garage, Building lobby, elevators and other common areas of the Project
for their intended purposes, subject to the further provisions hereof.

            1.1.2 Net Rentable Area. "Net Rentable Area" refers to the square
footage area or areas within the Building determined by adding the following:

            (i) the Usable Area (as defined below) of the area being measured;

            (ii) the portion of the Building-Shared Areas (as defined below)
      allocable to the area being measured; and

            (iii) the portion of the Floor-Shared Areas (as defined below)
      allocable to the area being measured.

            1.1.3 Usable Area. "Usable Area" means the square footage of the
areas within the Building measured from the inside surface of the outer glass,
finished column or exterior wall of the Building enclosing the Leased Premises
to the inside surface of the opposite outer glass, finished column or exterior
wall, or to the mid-point of the demising walls separating the Leased Premises
from

            (i) areas leased to or held for lease to other tenants,

            (ii) Building-Shared Areas,

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            (iii) Floor-Shared Areas, and

            (iv) Service Areas (as defined below), as the case may be.

No deductions from Usable Area shall be made for columns or projections
necessary to the Building.

            1.1.4 Service Areas. "Service Areas" means the square footage of the
areas within (and measured from the mid-point of the walls enclosing) the
Building stairs, fire towers, elevator shafts, flues, vents, stacks, pipe
shafts, vertical ducts, risers, and chases and other vertical penetrations.
Areas for the specific use of Tenant and installed at the request of Tenant such
as special stairs or elevators are not included within the definition of Service
Areas (i.e., such areas will be included in the Usable Area leased of the space
being measured).

            1.1.5 Building-Shared Areas. "Building-Shared Areas" means the
square footage of the areas within (and measured from the mid-point of the walls
enclosing) the Building elevator machine rooms, main mechanical and electrical
rooms, public lobbies, and other areas not leased or held for lease within the
Building but which are necessary or desirable for the proper utilization of the
Building or to provide customary services to the Building; provided, however, in
no event shall Building Shared-Areas include any Service Areas Floor-Shared
Areas, areas leased or held for lease to other tenants of the Project, food
service facilities, Parking Garage areas, management and/or leasing offices for
the Project, or any space that is not devoted exclusively to the operation of
the Project for the benefit of all tenants therein. The allocation to the Leased
Premises of the Building-Shared Areas shall be equal to the total
Building-Shared Areas within the Building multiplied by a fraction, the
numerator of which is the Usable Area of the Leased Premises and the denominator
of which is the Usable Area leased or held for lease in the Building.

            1.1.6 Floor-Shared Areas. "Floor-Shared Areas" means the square
footage of the areas within (and measured from the mid-point of the walls
enclosing) public corridors, elevator foyers, rest rooms, mechanical rooms,
janitor closets, telephone and equipment rooms, and other similar facilities for
the use of all tenants on the floor on which the Leased Premises are located. In
the case of a floor leased to more than one tenant, the allocation to the Leased
Premises of the Floor-Shared Areas on said floor shall be equal to the total
Floor-Shared Areas on said floor multiplied by a fraction, the numerator of
which is the Usable Area of the Leased Premises located on said floor and the
denominator of which is the Usable Area of said floor.

            1.1.7 Amount of Net Rentable Area. Landlord and Tenant hereby agree
that (a) the Net Rentable Area of the Leased Premises calculated on the basis of
the foregoing definitions is 216,937 square feet, (b) the Net Rentable Area of
the Building calculated on the basis of the foregoing definitions is 618,578
square feet, and (c) the current Net Rentable Area of each Building floor
calculated on the basis of the foregoing definitions is as reflected by Schedule
I attached hereto and incorporated herein.

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            1.1.8 No Modification of Net Rentable Area. The calculation of Net
Rentable Area of the Leased Premises and the Building has been confirmed prior
to the execution of this Lease by both Landlord and Tenant. No modification of
Net Rentable Area of the Leased Premises (except incident to additions thereto
pursuant to the terms hereof) or the Building shall be made for purposes of
this Lease except upon the mutual agreement of Landlord and Tenant.

            1.1.9 Limitation on Use of Areas. The foregoing determination of the
Leased Premises does not allow, and Tenant shall not be permitted to use Service
Areas, Building-Shared Areas or Floor-Shared Areas for storage or any other
purpose other than as expressly permitted by Landlord in writing.
Notwithstanding the foregoing, Tenant shall have the non-exclusive right to use
the Building's existing risers and chases which are designed for the purpose of
routing telecommunications cable as well as the electrical and mechanical rooms
on floors of the Building leased entirely by Tenant for cabling and computer
wiring provided (a) there is space available in such risers, chases, or rooms
for Tenant's intended use, (b) Tenant's use of such risers, chases, or rooms
will not interfere with Landlord's or other tenant's use of the Building or
their premises, (c) Tenant pays all costs and expenses incurred in connection
with the installation and use of such cabling and wiring, including all costs
incurred by Landlord, (d) Landlord reviews and approves, in its sole discretion,
plans and specifications for such wiring and cabling, (e) the installation of
such wiring and cabling is performed either by Landlord's contractor or a
contractor selected by Tenant and approved by Landlord and under the supervision
of a representative of Landlord, (f) all installations must be made in
accordance with applicable law, (g) all such installations must be designed,
installed, utilized and operated so as not to adversely affect or impact the
structural, mechanical, electrical, elevator, communications or other systems of
or serving the Building, (h) such installation and operation will not, in
Landlord's judgment, be likely to cause injury to persons or property (i) no
agent, employee or representative of Tenant shall enter into or upon any Service
Area, Building-Shared Area or Floor-Shared Area for any purpose without
Landlord's consent and only with a representative of Landlord present, (j)
Landlord shall not be obligated to maintain any such installations, (k) Landlord
shall not be obligated to construct or install or allow Tenant to construct or
install any additional risers, chases, electrical rooms or mechanical rooms and
(i) this Lease does not authorize Tenant to connect such cabling or wiring to
any facilities in the Building or to any facilities outside the Building
except for connections between Tenant's equipment in the Building and except for
connections to telephone lines made available in the Building with Landlord's
approval for access outside the Building. Landlord hereby approves of the
location of Tenant's existing equipment, wiring, and cabling.

      1.2 Term. Subject to and upon the terms and conditions set forth herein,
the term of this Lease (the "Term") shall be ten (10) years commencing upon
March 1, 1998 (the "Commencement Date") and expiring on February 29, 2008.
Tenant's obligation to pay Base Rental and Tenant's Additional Rental shall
commence on the date ("Rent Commencement Date") that is (a) the Commencement
Date as to the portion of the Leased Premises located on floors 9 (as to 3,369
square feet of Net Rentable Area as shown on the floor plans attached hereto as
Exhibit A), 13, 14, 16, 17, 18, 19, and 20, (b) as to each of floors 9 (as to
4,686 square feet of Net Rentable Area as shown on

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the floor plans attached hereto as Exhibit A) and 10 the earlier of the date (i)
sixty (60) days after Landlord makes the portion of the Leased Premises located
on each such floor available to Tenant, or (ii) Tenant occupies such portion of
the Leased Premises for the conduct of its business, and (c) as to floor 15, the
earlier of the date (i) sixty (60) days after Landlord makes floor 15 available
to Tenant, or (ii) Tenant occupies floor 15 for the conduct of its business.
Landlord shall make the portions of the Leased Premises not leased by Tenant
under the Old Lease and located on floor 9 and floor 10 available to Tenant on
January 2, 1998 Landlord shall make floor 15 available to Tenant as soon as
reasonably possible after the existing tenant of such floor vacates such floor.
Landlord will not contractually agree with such existing tenant of floor 15 to
extend the term of such tenant's lease as to floor 15. If Landlord does not make
floor 15 of the Building available to Tenant by January 1, 1999, then Tenant, as
its sole and exclusive remedy, shall have the right to terminate this Lease as
to floor 15 only and permanently exclude floor 15 from the Leased Premises.
Landlord will notify Tenant as soon as is reasonably possible of the date
Landlord expects that it will be able to deliver the portions of the Leased
Premises described in clauses (b) and (c) above to Tenant.

      1.3 Use. The Leased Premises shall be used and occupied by Tenant (and its
permitted assignees and subtenants) solely for general office purposes and for
other legally permitted uses consistent with the character of first-class office
buildings in the Greenway Plaza and Galleria areas in Houston, and for no other
purpose. Included within permitted uses of the Leased Premises are the customary
and reasonable activities of a bank, savings bank, savings and loan holding
company, their successors or affiliates, or any similar financial institution.
The Leased Premises shall not be used for any purpose which would increase the
rate of fire or liability or other insurance coverage on the Project or its
contents, lower the quality or character of the Project, create unreasonable
elevator loads, cause odors perceptible outside the Leased Premises, nor for a
travel agency, nor, for as long as the existing lease with Dean Witter & Co.
continues, for the retail or discount sale of stocks or bonds if such activities
constitute fifteen percent (15%) or more of the revenue generated by the
business activities conducted in the Leased Premises. Any use of the Leased
Premises for other than general office purposes shall be subject to the further
limitation that such use may not consume disproportionate share of standard
Building services or otherwise interfere with standard Building operations.
Landlord has no current actual knowledge that the uses made by Tenant of the
Leased Premises as of the date hereof violate either the Old Lease (hereinafter
defined) or this Lease, provided that Landlord is in no way waiving any failure
of Tenant to comply with the provisions of this Lease or the Old Lease. In
addition, Tenant may use a portion of the Leased Premises for purposes of a
health or fitness center, cafeteria, and/or executive dining room provided (a)
that such facilities are made available primarily to Tenant's employees and
their invitees and not to the public generally, (b) all improvements necessary
to such uses are approved by Landlord in its reasonable discretion, provided
that Landlord's approval, in its sole discretion, shall be required for the
installation and use of all kitchen and related facilities and equipment, are
installed by contractors approved by Landlord in accordance with the terms of
this Lease, and the cost of such improvements, including Landlord's review and
approval thereof, is paid by Tenant, and (c) Tenant's installation and use
complies in all respects with all applicable laws.

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      1.4 ATM Machines. For as long as (a) Tenant, a Permitted Assignee (as
hereinafter defined) or their Permitted Affiliates together are leasing at least
150,000 square feet of Net Rentable Area in the Building, (b) Tenant, a
Permitted Assignee, or a Permitted Affiliate is operating a retail banking
facility open to the public on the ninth (9th) floor of the Building in
accordance with this Lease, and (c) there is no uncured Event of Default under
this Lease, then Tenant, a Permitted Assignee, or a Permitted Affiliate shall
have the exclusive right to install, operate and maintain in a first class
manner, and to receive revenues from one or more automatic teller machines (each
an "ATM"), one of which shall be located in the current location of the existing
ATM on the ninth (9th) floor of the Building and the other ATMs to be located
either on the ninth (9th) floor or at other locations in the Building approved
by Landlord, which approval shall not be the unreasonably withheld as to
locations within the Leased Premises and which approval may be withheld by
Landlord in its sole discretion as to locations outside of the Leased Premises.
If Landlord permits Tenant, a Permitted Assignee, or a Permitted Affiliate to
operate an ATM (other than the existing ATM) outside of the Leased Premises,
this Lease shall be amended to include the portion of the Building in which the
ATM is located at a Base Rent to be mutually agreed upon by Landlord and Tenant.
As long as Tenant, a Permitted Assignee, or a Permitted Affiliate is operating
at least one ATM that is available to the public, then Landlord will not grant
to any other tenant or party the right to install and operate an ATM in the
Project that is available to the public. Landlord hereby approves the current
location of the ATM and all signage pertaining thereto. Any and all changes to
an ATM, its location or operation, or any signage pertaining to any ATM shall be
approved by Landlord in its sole discretion. Tenant, a Permitted Assignee, or a
Permitted Affiliate shall use such ATM in compliance with all applicable laws.
Tenant, a Permitted Assignee, or a Permitted Affiliate shall pay all costs and
expenses pertaining to the installation, use, and operation of its ATM. Tenant,
a Permitted Assignee, or a Permitted Affiliate will charge tenants and visitors
who use the ATM no more than the same charges charged by Tenant, a Permitted
Assignee, or a Permitted Affiliate to its other ATM users. Tenant shall promptly
make any repairs and perform any maintenance to the ATM as is necessary to
maintain the ATM in an operating condition consistent with and comparable to
ATMs located in other Class A buildings in the Greenway Plaza and Galleria areas
in Houston. Tenant shall properly repair any damage existing in the surrounding
area either directly or indirectly caused by the existence and operation of the
ATM. Tenant shall indemnify and hold Landlord harmless from and against any and
all claims, actions, damages or liens resulting from Tenant's ownership,
operation or maintenance of the ATM, including any reasonable attorneys' fees
incurred by Landlord. Landlord shall have the right to terminate the right
granted herein to install and operate ATMs (outside of the Leased Premises) and
Landlord may grant the right to install and operate ATMs to another party if (x)
any of the conditions set forth in (a), (b) and (c) above are not satisfied or
do not continue to be satisfied, provided that the condition set forth in (b)
above shall not be deemed to be unsatisfied until Landlord gives Tenant notice
of such failure and Tenant does not cure such failure within thirty (30) days
after Tenant's receipt of such notice, (y) the transaction fee charged by Tenant
exceeds that charged by Tenant, a Permitted Assignee, or a Permitted Affiliate
to its other ATM users, or (z) either (i) the ATM becomes and remains
non-functional or malfunctions for any five (5) consecutive business days or for
any two (2) consecutive business days more than six (6) times in any twelve (12)
months period and Tenant, a Permitted Assignee, or a

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Permitted Affiliate fails to correct the cause of such non-function or
malfunction within five (5) days after Landlord notifies Tenant thereof, or (ii)
Tenant, a Permitted Assignee, or a Permitted Affiliate fails for any reason to
operate an ATM that is available to the public in the Building for a period of
sixty (60) consecutive days. Immediately upon termination of Tenant's rights
under this Section, Tenant shall remove the ATM and all related attachments
from outside the Leased Premises, and shall restore the affected space to its
original condition. Tenant's rights under this Section may be assigned only to a
Permitted Assignee or a Permitted Affiliate only for as long as the conditions
of clauses (a), (b) and (c) above continue to be satisfied. All ATMs operated in
the Project must be operated by, and under the name of, only one entity so that
only Tenant, one Permitted Assignee or one Permitted Affiliate shall be entitled
to exercise such rights at any one time. No other assignment or sublease of such
rights shall be permitted hereunder.

      1.5 Use of Lobby. During the term, and only on weekends, Holidays (as
hereafter defined) and between the hours of 6:00 p.m. and 7:00 a.m. on weekdays
(other than Holidays), Tenant shall have the right to use the Building lobbies
located on the ground floor and the ninth (9th) floor, without charge, for any
Tenant sponsored special event, provided (a) Tenant gives Landlord reasonable
prior written notice of the date, time, and nature of the event, (b) the date
and time of the event do not conflict with another previously scheduled event,
(c) Tenant reimburses Landlord for all out-of-pocket expenses Landlord incurs in
connection with the event, (d) Tenant indemnifies and holds Landlord harmless
from and against any and all claims, actions, damages or liens resulting from
Tenant's use of the lobbies, including any reasonable attorneys' fees incurred
by Landlord, (e) Tenant complies in all respects with applicable law, (f)
Landlord approves, in its sole discretion, all aspects of Tenant's intended use
of the Building lobbies, and (g) Tenant shall not use the Building lobbies for
such events for more than twelve (12) days in any calendar year.

      1.6 Renewal Option. Tenant shall have the right and option to renew the
Term of this Lease as set forth in Article I of Exhibit B hereto.

      1.7 Preferential Right to Lease. Tenant shall have the preferential right
to lease certain space as set forth in Article II of Exhibit B hereto.

      1.8 Right to Terminate. Tenant shall have the one time right to terminate
this Lease as set forth in Article IV of Exhibit B hereto.

      1.9 Right to Contract. Tenant shall have the one time right to contract
the Leased Premises as set forth in Article V of Exhibit B hereto.

      1.10 Exclusive Retail Banking Operation. For as long as (a) Tenant, a
Permitted Assignee satisfying the requirements of the second to last sentence of
this Section, or their Permitted Affiliates, together are leasing and occupying
at least 150,000 square feet of Net Rentable Area in the Building, (b) Tenant, a
Permitted Assignee, or a Permitted Affiliate is operating a retail banking
facility open to the public on the ninth (9th) floor of the Building in
accordance with the terms of

                                       -7-
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this Lease, (c) there is no uncured Event of Default under this Lease, and (d)
Tenant, a Permitted Assignee, or a Permitted Affiliate is permitted under
applicable law to operate a retail banking facility and complies in all respects
with applicable laws, then Tenant, a Permitted Assignee, or a Permitted
Affiliate satisfying the requirements of this Section shall have the exclusive
right to offer retail banking services to the public from the Project. Such
retail banking services shall be operated by, and under the name of, only one
entity so that only Tenant, one Permitted Assignee, or one Permitted Affiliate
shall be entitled to operate such retail banking facility at any one time. The
foregoing shall not prohibit the operation of, or the provision of services by,
credit unions, commercial banks, or any other bank, savings and loan, or other
financial institutions in the Building, except the provision of retail banking
services open to the public. In addition, the foregoing exclusive shall not
apply to the lease executed with Centeq Investments Company or any affiliates
thereof or successors thereto. Landlord shall have the right to grant to another
party the right to provide retail banking services to the public in the Building
if any of the conditions set forth in (a), (b), (c), or (d) above are not
satisfied or do not continue to be satisfied, provided that the conditions set
forth in (b) and (d) above shall not be deemed to be unsatisfied until Landlord
gives Tenant notice of such failure and Tenant does not cure such failure within
(30) days after Tenant's receipt of such notice. Tenant's rights under this
Section may only be assigned to a Permitted Assignee or a Permitted Affiliate
that is a savings and loan association, federal or state chartered lending
institution, national or state banking institution or federal savings bank, or
other business permitted under applicable law to offer retail banking services
and only so long as the conditions of clauses (a), (b), (c), and (d) above
continue to be satisfied. No other assignment or sublease of such rights shall
be permitted hereunder.

                                       II.

      2.1 Rental Payments. Throughout the Term, Tenant shall pay a base annual
rental ("Base Rental") equal to the product of (i) the Base Rate set forth below
multiplied by (ii) the Net Rentable Area of the Leased Premises. The "Base Rate"
is as follows:

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Rental Period                                                      Base Rate
(Dates)                                                          (Per sq. ft.)

Commencement Date until the third
(3rd) anniversary of the Commencement Date                         $15.50

Third (3rd) anniversary of the Commencement Date until
the fifth (5th) anniversary of the Commencement Date               $16.00

Fifth (5th) anniversary of the Commencement Date until
the eighth (8th) anniversary of the Commencement Date              $18.00

Eighth (8th) anniversary of the Commencement Date until
the tenth (10th) anniversary of the Commencement Date              $19.00

The Base Rate is quoted per square foot of Net Rentable Area within the Leased
Premises. In addition to Base Rental, Tenant shall also pay, as additional
rental, all of Tenant's Additional Rental (as hereinafter defined) and all such
other sums as may become due from and payable by Tenant to Landlord under this
Lease. Landlord shall have the same remedies for default in the payment of
Tenant's Additional Rental and other Rent as are available to Landlord in the
case of default in payment of Base Rental. (Base Rental, Tenant's Additional
Rental and all such other sums due hereunder being herein collectively called
"Rent").

      2.2 Payment. The Base Rental for each year, together with any Tenant's
Forecast Additional Rental provided for in Section 2.3 below, shall be due and
payable in twelve (12) equal installments on the first day of each
calendar month during the Term, and any extensions or renewals thereof, and
Tenant agrees to pay the same to Landlord at Landlord's address (or such other
address as may be designated by Landlord from time to time) monthly in advance.

            2.2.1 Proration. If the Rent Commencement Date as to a portion of
the Leased Premises is other than the first day of a calendar month or if this
Lease terminates on other than the last day of a calendar month, then the Base
Rental and Additional Rental for such month or months shall be prorated and paid
in advance. The payment for such prorated month shall be calculated by
multiplying the Base Rental and Additional Rental, as appropriate, by a
fraction, the numerator of which shall be the number of days of the Term
occurring during said commencement or termination month, as the case may be, and
the denominator of which shall be three hundred sixty-five (365).

            2.2.2 No Offset. Tenant shall pay all Rent that becomes payable by
Tenant to Landlord under this Lease at the times and in the manner provided in
this Lease without demand, set-off or counterclaim except as otherwise expressly
provided herein. All Rent owed by Tenant to Landlord under this Lease shall bear
interest from the date due until paid at a rate (the "Applicable Rate") equal to
the lesser of (i) two percent (2%) above the per annum "base rate" (or if the
"base

                                       -9-
<PAGE>

rate" is discontinued, the rate announced as that being charged to the most
creditworthy commercial borrowers for ninety (90) day unsecured loans) announced
by Citibank, N.A. (or its successor), from time to time, or (ii) the maximum
lawful rate per annum, provided that, the first late payment of Rent made by
Tenant during any twelve (12) month period shall not begin to accrue interest at
the Applicable Rate until ten (10) days after the date when such payment of Rent
is due if such payment is not made within said ten (10) day period.

      2.3 Tenant's Additional Rental.

            2.3.1 Tenant's Forecast Additional Rental. Commencing with the
calendar year 1999 and continuing thereafter for each calendar year during the
Term, Landlord shall not later than thirty (30) days after the beginning of each
calendar year, provide to Tenant a statement setting forth in reasonable detail
Landlord's good faith estimate of Tenant's Additional Rental ("Tenant's Forecast
Additional Rental") for such calendar year (or portion thereof). Commencing with
the calendar year 1999, Tenant shall pay Tenant's Forecast Additional Rental
for such year in the manner and at the times set forth in Section 2.2 above.

            2.3.2 Tenant's Additional Rental. "Tenant's Additional Rental" for
each calendar year means the Operating Expenses Increase for such year
multiplied by the Net Rentable Area within the Leased Premises. "Operating
Expenses Increase" means the positive difference, if any, between the Operating
Expenses Amount (as defined below) and the Base Operating Expenses Amount (as
defined below). "Operating Expenses Amount" means an amount equal to the amount
of Operating Expenses (as defined below) for such year divided by the greater of
ninety-five percent (95%) of the total Net Rentable Area of the Building or the
total Net Rentable Area of space actually leased in the Building for the
applicable year. "Base Operating Expenses Amount" means the Operating Expenses
Amount for the calendar year 1998.

            2.3.3 Statement to Tenant. Within one hundred fifty (150) days, or
as soon thereafter as practical, after the end of each calendar year during the
Term and after the termination of this Lease (Landlord and Tenant agreeing that
the provisions of this Section 2.3.3 shall survive the termination of this
Lease), Landlord shall provide Tenant a statement showing the actual Operating
Expenses for said calendar year, as prepared by a certified public accounting
firm, and a statement prepared by Landlord comparing Tenant's Forecast
Additional Rental with Tenant's Additional Rental. If Tenant's Forecast
Additional rental exceeds Tenant's Additional Rental for said calendar year,
Landlord shall refund to Tenant the excess paid by Tenant within thirty (30)
days after providing Tenant the statement. If Tenant's Additional Rental exceeds
Tenant's Forecast Additional Rental for said calendar year, Tenant shall pay to
Landlord within thirty (30) days of receipt of the statement an amount equal to
such difference. Notwithstanding anything in this Lease to the contrary,
Landlord acknowledges and agrees that in no event shall any Operating Expenses
be billed or chargeable to Tenant after the date which is three (3) years
following the calendar year end in which such Operating Expenses were incurred
by Landlord. In the event Landlord (or any successor to Landlord in the event
the Building is conveyed to a new owner during the Term of this

                                      -10-
<PAGE>

Lease, as the Term may be renewed as provided herein) fails to bill any such
Operating Expenses to Tenant within the aforementioned three (3) year period,
Tenant shall have no obligation to pay any such Operating Expenses. For purposes
of this Section 2.3.3, third-party expenses shall be deemed to have been
incurred by Landlord on the date that Landlord receives an invoice for such
third-party expense. Additionally, the aforementioned three (3) year limitation
shall not apply with respect to amortization or depreciation included in
Operating Expenses so long as the expense to which the amortization or
depreciation charge relates was included on Landlord's statement of Operating
Expenses within the required three (3) year period.

            2.3.4 Increases In Operating Expenses. All increases in Operating
Expenses shall be paid by Tenant in the proportion that the Net Rentable Area of
the Leased Premises bears to the greater of ninety-five percent (95%) of the
total Net Rentable Area in the Building or the total Net Rentable Area of space
actually leased in the Building.

            2.3.5 No Reduction. Nothing contained in this Section 2.3 shall be
construed at any time so as to reduce the annual Base Rental payable hereunder.

      2.4 Operating Expenses.

            2.4.1 Definition. "Operating Expenses" means all reasonable
expenses, costs and disbursements of every kind and nature relating to or
incurred or paid in connection with the ownership and operation of the Project,
computed on an accrual basis and determined in accordance with generally
accepted accounting principles consistently applied, including, but not limited
to, the following:

            (i) wages and salaries of all persons directly engaged in the
      operation, maintenance or access control of the Project, including all
      taxes, insurance, and reasonable benefits relating thereto; wages and
      salaries of executive personnel not primarily engaged in the management of
      the Project shall not be included in Operating Expenses; provided that a
      reasonable allocation of wages, salaries and other compensation and
      benefits of central accounting, risk management, and payroll personnel may
      be included in Operating Expenses which accurately reflects their
      involvement with respect to the Property; and if any such persons engaged
      in the operation, maintenance or access control of the Project work on
      other projects, an equitable allocation of the wages, salaries and other
      compensation and benefits of such personnel shall be made among all such
      projects in proportion to their time spent in performing services other
      than for the Project;

            (ii) market rental and other normal office expenses for Landlord's
      on-site management office (but only to the extent that Landlord's on-site
      management office does not exceed 2,700 square feet of Net Rentable Area);

                                      -11-
<PAGE>

            (iii) the cost of all supplies, tools, equipment, and materials
      directly used in the operation and maintenance of the Project;

            (iv) the cost of all utilities for the Project, including, but not
      limited to, steam, sewer, waste disposal, gas, electricity, the cost of
      water and power for heating, lighting, air conditioning, and ventilating
      the Project (excluding those costs billed to specific tenants);

            (v) the cost of all maintenance and service agreements for the
      Project and the equipment therein, including, but not limited to, access
      control, window cleaning, elevator maintenance, traffic control, and
      janitorial service;

            (vi) the cost of repairs and general maintenance, excluding (a)
      repairs and general maintenance paid by proceeds of insurance, by Tenant
      or by other third parties, (b) alterations attributable solely to tenants
      of the Project and (c) repairs and general maintenance required to be paid
      by other tenants or which would have been paid by insurance required to
      be maintained by Landlord under this Lease;

            (vii) amortization (together with reasonable financing charges) of
      the cost of capital investment items that (a) are installed primarily for
      the purpose of reducing Operating Expenses, but only to the extent of the
      actual savings achieved thereby, as reasonably estimated by Landlord, (b)
      are installed primarily for the purpose of promoting safety, or (c) are
      required by law, including all accessibility or hazardous substances laws
      (Landlord and Tenant acknowledging that Operating Expenses, including the
      Base Operating Expenses Amount, will include costs incurred by Landlord as
      part of its ongoing program to cause the Building to comply with
      applicable accessibility laws);

            (viii) the cost of all insurance relating to the Project, including,
      but not limited to, the cost of casualty, rental loss and liability
      insurance applicable to the Project and Landlord's personal property used
      in connection therewith and the cost of deductibles paid on claims made by
      Landlord; provided, however, with respect to rental loss insurance,
      Operating Expenses shall not include any additional premiums associated
      with covering rental loss for a period in excess of twelve (12) months;

            (ix) all taxes, assessments, and governmental charges, whether
      directly paid by Landlord, whether federal, state, county, municipal or
      otherwise, and whether imposed by taxing districts or authorities
      presently taxing the Project or by others subsequently created or
      otherwise, including improvement district or associations, and any other
      taxes and assessments attributable to the Project or its operation
      (including leasehold improvements unless a separate allocation is made
      therefor by the applicable taxing authority), excluding, however, federal
      and state taxes on

                                      -12-
<PAGE>

      income, death taxes, franchise taxes, and any taxes imposed or measured on
      or by the income of Landlord from the operation of the Project (excluding
      ad valorem taxes on the Project determined by reference to Landlord's
      income from the Project) or imposed in connection with any change of
      ownership of the Project; provided, however, that if at any time during
      the Term, the present method of taxation or assessment shall be so changed
      that the whole or any part of the taxes, assessments, levies, impositions
      or charges now levied, assessed or imposed on real estate and the
      improvements thereof shall be changed and as a substitute therefor, or in
      lieu of an addition thereto, taxes, assessments, levies, impositions, or
      charges shall be levied, assessed, or imposed wholly or partially as a
      capital levy or otherwise on the rents received from the Project or the
      Rent reserved herein or any part thereof, then such substitute or
      additional taxes, assessments, levies, impositions or charges, to the
      extent so levied, assessed, or imposed, shall be deemed to be included
      within the Operating Expenses to the extent that such substitute or
      additional tax would be payable if the Project were the only property of
      the Landlord subject to such tax; consultation, accounting and legal fees
      and other fees and costs resulting from any challenge of tax assessments
      as reasonably allocated by Landlord also shall be included in Operating
      Expenses; and all taxes, assessments and governmental charges shall be
      included in Operating Expenses in the calendar year in which such taxes,
      assessments or governmental charges are levied, assessed or imposed
      without regard to when such taxes, assessments or governmental charges are
      payable;

            (x) all landscape maintenance costs for the Project;

            (xi) any lease payments made by Landlord for any equipment used in
      the operation or maintenance of the Project, excluding, however, any part
      of such lease payments that constitutes capital expenditures under
      generally accepted accounting principles, except as provided in clause
      (vii) of this Section 2.4.1;

            (xii) Landlord's (or Landlord's managing agent's) accounting and
      audit costs and attorneys' fees applicable to the Project;

            (xiii) costs of licenses, permits and inspection fees related to the
      Project; and

            (xiv) a net management fee payable to the property manager for the
      management of the Project of three percent (3%) of the gross revenues of
      the Project for such calendar year; provided, however, in lieu thereof,
      Landlord may charge Tenant separately, and not as a part of Operating
      Expenses, for a management fee contribution of three percent (3%) of the
      Base Rental and Tenant's Additional Rental (exclusive of the management
      fee payable under this Section 2.4.1 (xiv) payable by Tenant for such
      calendar year; provided that revenue from visitor parking shall not

                                      -13-
<PAGE>

      be included in gross revenue from the Project for purposes of determining
      such management fee.

            2.4.2 Exclusions. (a) Notwithstanding the foregoing, in addition to
any exclusions set forth in Section 2.4.1 above, Operating Expenses shall not
include any of the following:

            (1) Costs of repairs, replacements or other work occasioned by
      casualties covered by fire and extended coverage insurance required to be
      maintained hereunder, or by the exercise by governmental authorities of
      the right of eminent domain.

            (2) Leasing commissions, attorney's fees, costs, disbursements and
      other expenses incurred by Landlord or its agents in connection with the
      solicitation of, advertising for, negotiating with or entering into leases
      or other prospective tenancy arrangements for space in the Building, or in
      connection with negotiations or disputes with and/or enforcement of
      agreements with such prospective tenants, tenants or other occupants of
      the Project, marketing or leasing consultants, management agents,
      purchasers, ground lessors, prior owners or mortgagees of the Project
      including leasing commissions and fees of attorneys or of marketing or
      leasing consultants.

            (3) "Tenant allowances", "tenant concessions", workletters, and
      other costs or expenses (including permit, license and inspection fees)
      incurred in completing, fixturing, furnishing, renovating or otherwise
      improving, decorating or redecorating space for tenants or other occupants
      of the Building, or vacant, leaseable space in the Building, including
      space planning/interior design fees for same.

            (4) Depreciation or other "non-cash" expense items or amortization,
      except for amortization charges as provided for in Section 2.4.1(vii)
      above.

            (5) Costs of a capital nature, except as provided for in Section
      2.4.1(vii) above, including, but not limited to, capital additions,
      capital improvements, capital repairs, capital maintenance, capital
      alterations, capital replacements, capital equipment and capital tools,
      and/or capital redesign, all in accordance with generally accepted
      accounting principles, consistently applied.

            (6) Costs in connection with services (including electricity), items
      or other benefits of a type which are not standard for the Building and
      which are not available to Tenant without specific charge therefor, but
      which are provided to another tenant or occupant of the Building, whether
      or not such other tenant or occupant is specifically charged therefor by
      Landlord.

                                      -14-
<PAGE>

            (7) Services, items and benefits for which Tenant or any other
      tenant or occupant of the Building specifically reimburses Landlord or for
      which Tenant or any other tenant or occupant of the Building pays third
      persons.

            (8) Costs or expenses (including fines, penalties and legal fees)
      incurred due to the violation by Landlord, its employees, agents and/or
      contractors, any tenant (other than Tenant) or other occupant of the
      Building, of any terms and conditions (other than by Tenant) of this Lease
      or of the leases of other tenants in the Building, and/or of any valid,
      applicable laws, rules, regulations and codes of any federal, state,
      county, municipal or other governmental authority having jurisdiction
      over the Building that would not have been incurred but for such violation
      by Landlord, its employees, agents and/or contractors, tenants or other
      occupants of the Building, it being intended that each party shall be
      responsible for the costs resulting from its own violation of such leases
      and laws, rules, regulations and codes as same shall pertain to the
      Building.

            (9) Penalties for late payment, including, without limitation,
      penalties for late payment of taxes, equipment leases, etc.

            (10) Payments to any subsidiary or Affiliate of Landlord for
      services (other than the management fee) on or to the Building and/or the
      Land, or for goods, supplies or other materials, to the extent that the
      costs of such services, goods, supplies and/or materials exceed the costs
      that would have been paid had the services, goods, supplies or materials
      been provided by parties unaffiliated with Landlord.

            (11) Payments of principal, finance charges or interest on debt or
      amortization on any mortgage, deed of trust or other debt, and rental
      payments (or increases in same) under any ground or underlying lease or
      leases (except to the extent the same may be made to pay or reimburse, or
      may be measured by, real estate taxes or insurance otherwise included in
      Operating Expenses).

            (12) To the extent that a separate allocation has been made therefor
      by the applicable taxing authority, real estate taxes allocable to the
      leasehold improvements of Tenant or any other tenants in the Building (in
      excess of Building standard); should a separate allocation be made, taxes
      attributable to leasehold improvements of Tenant (in excess of Building
      standard) shall be payable directly by Tenant in accordance with Section
      5.1.4 hereof.

            (13) Wages, salaries, benefits and expenses attributable to
      Landlord's or its property management company's executive personnel above
      the level of building manager or central office administrative personnel,
      provided that Operating Expenses

                                      -15-
<PAGE>

      may include an allocation for central accounting, risk management, and
      payroll personnel in accordance with the provisions of Section 2.4.1(i).

            (14) Compensation paid to clerks, attendants or other persons in
      commercial concessions (such as a snack bar, restaurant or newsstand), if
      any, operated by Landlord or any subsidiary or Affiliate of Landlord.

            (15) Rentals and other related expenses, if any, incurred in leasing
      air conditioning systems, elevators or other equipment ordinarily
      considered to be of a capital nature, except equipment which is used in
      providing janitorial services and which is not affixed to the Building and
      security equipment.

            (16) Advertising and promotional expenses.

            (17) Costs or expenses incurred with respect to the purchase,
      ownership, leasing, showing, promotion and/or repairs of sculptures,
      paintings or other works of art; maintenance (as opposed to repairs) of
      any such sculptures, paintings or other works of art shall be included in
      Operating Expenses.

            (18) Costs for which Landlord is compensated through or reimbursed
      by insurance or other means of recovery.

            (19) Costs of correcting or repairing defects, including latent
      defects, in the construction of the Building (and/or any associated
      parking facilities, and/or equipment or the replacement of defective
      equipment, to the extent such costs are covered by warranties of
      manufacturers, suppliers or contractors, or are otherwise borne by parties
      other than Landlord).

            (20) Contributions to operating expense reserves.

            (21) Contributions to charitable organizations.

            (22) Costs incurred in removing the property of former tenants
      and/or other occupants of the Building.

            (23) Rental and any other expenses, including wages, salaries and
      benefits, and adjustments thereto, for Landlord's on-site leasing office
      or on-site management office (except to the extent permitted under Section
      2.4.1(11) above).

            (24) Consulting costs and expenses incurred by Landlord except to
      the extent same relate exclusively to the improved management or operation
      of the Building.

                                      -16-
<PAGE>

            (25) The costs of any "tap fees" or one-time lump sum sewer or water
      connection fees for the Building.

            (26) Costs or fees relating to the defense of Landlord's title to or
      interest in the Building and/or the Land, or any part thereof.

            (27) Premiums for rental loss insurance except to the extent
      permitted under Section 2.4.1(viii).

            (28) Unless Tenant's prior written approval has first been obtained,
      costs incurred in installing, operating, maintaining and/or owning any
      specialty facilities or specialty services not customarily installed,
      operated and/or maintained in first-class office buildings in the Greenway
      Plaza and Galleria areas in Houston, such as an observatory, beacon(s),
      broadcasting facilities (other than the Building's music system, life
      support and security systems), luncheon club, athletic or recreational
      club, helicopter pad, child care center, or similar facilities or
      services.

      (b) The term "Affiliate" shall mean and refer to any person or entity
controlling, controlled by, or under common control with another such person or
entity. "Control", as used herein, shall mean the possession, direct or
indirect, of the power to direct or cause the direction of the management and
policies of such controlled person or entity; the ownership, directly or
indirectly, of at least fifty-one percent (51%) of the voting securities of, or
possession of the right to vote, in the ordinary direction of its affairs, at
least fifty-one percent (51%) of the voting interest in, any person or entity
shall be presumed to constitute such control. In the case of Landlord, the term
Affiliate shall include any person or entity controlling or controlled by or
under common control with any general partner of Landlord or any general partner
of Landlord's general partner.

            2.4.3 Adjustments. Notwithstanding any other provision herein to the
contrary, if less than ninety-five percent (95%) of the Net Rentable Area leased
or held for lease in the Building is not occupied and fully provided with
Building standard services during any partial year or any full calendar year, an
adjustment shall be made in computing each component of Operating Expenses for
such year so that Operating Expenses shall be computed for such year as though
ninety-five percent (95%) of the Net Rentable Area leased or held for lease in
the Building had been occupied and fully provided with Building standard
services during such partial or full year. The provisions of this Section 2.4.3
shall also be applicable to the calculation of the Operating Expenses Amount for
the calendar year 1998 in determining the Base Operating Expenses Amount.

            2.4.4 Application of Revenue. Landlord shall apply to the payment of
Operating Expenses the net revenue received by Landlord from the provision of
after hours heating, ventilation and air-conditioning, and from metered above
building standard electrical service.

                                      -17-
<PAGE>

            2.4.5 Audit. Landlord shall maintain or cause to be maintained
complete and accurate records of all Operating Expenses. Tenant, at its sole
expense, except as provided below, shall have the right once per calendar year
during the Term to audit Landlord's books and records relating to the Operating
Expenses for the immediately preceding two (2) calendar years for the sole
purpose of determining whether Operating Expense calculations were accurate and
whether generally accepted accounting principles have been followed and
consistently applied. This audit must take place on mutually agreeable dates
during reasonable business hours at Landlord's office at the address stated
above, or, at Tenant's request, Landlord's management office located in the
Building, and only after Tenant has given Landlord at least thirty (30) days'
prior written notice of the dates and times Tenant desires to conduct such
audit. Any such audit must be conducted by a big six (6) accounting firm or
other nationally or locally recognized public accounting firm having expertise
in accounting for office buildings that charges fees on an hourly or other fixed
cost basis, but not on a contingency fee basis. No person or entity in the
business of auditing building operating expenses in exchange for a percentage of
the savings shall be permitted to conduct such audit. If Tenant elects to
exercise this right, Tenant must undertake and complete such audit within two
(2) years following the year end to which such Operating Expense statement to be
audited relates or Tenant shall be deemed to have accepted the Operating
Expenses as presented by Landlord in such statement. If Tenant's audit
determines that Tenant's Additional Rental for any year or years is less than
previously determined, Landlord shall, unless Landlord contests such, audit, pay
the difference to Tenant within thirty (30) days after such determination is
made. In addition, if an audit that Landlord does not contest reflects that
Operating Expenses for any year shall have been overstated by three percent (3%)
or more, Landlord shall reimburse Tenant for its reasonable out-of-pocket
expenses in conducting the audit, but in no event shall any fee payable to any
auditor utilized by Tenant be calculated upon a contingency based upon the
extent of any such overstatement. As a condition to such audit by Tenant, Tenant
and any auditor selected by Tenant shall sign a reasonable confidentiality
agreement as required by Landlord concerning non-disclosure of any and all
information related to such audit. The foregoing audit rights shall survive
termination of this Lease.

            2.5 Tax Protests. Tenant hereby waives any and all rights under
applicable law to an administrative or judicial review of any determination of
the appraised value of the Project, including without limitation, any rights
available under the Texas Tax Code (as amended). At Tenant's request, provided
Tenant can demonstrate to Landlord's reasonable satisfaction that the assessed
valuation of the Project is higher than it should be and that Landlord has a
reasonable possibility of success in obtaining a reduction in such assessed
valuation, Landlord will institute and pursue a protest of the assessed value of
the Project ("Tax Protest"). Any information Landlord makes available to Tenant
in connection with any Tax Protest shall not be disclosed by Tenant to any third
party without Landlord's consent and Tenant shall cooperate with Landlord to
keep any such information from becoming discoverable by any applicable
authorities in any Tax Protest except that Tenant may disclose such information
to the extent legally required to do so. If Landlord is successful in connection
with any such Tax Protest, Tenant shall receive its share of any such reduction
after Landlord has been paid all costs and expenses incurred by Landlord. If
Landlord is

                                      -18-
<PAGE>

unsuccessful in connection with a Tax Protest initiated at Tenant's request, the
expenses incurred by Landlord in connection with any such Tax Protest shall be
Operating Expenses.

      2.6 Termination of Old Lease and ATM Agreement. The lease between
Landlord's predecessor in interest in the Project, Homart Development Co., and
Tenant's predecessor in interest, United Savings Association of Texas FSB, dated
April 1, 1989, as amended (the "Old Lease"), and the License Agreement,
dated February 24, 1992 concerning the use of an automatic teller machine ("ATM
Agreement") will automatically terminate effective as of the Commencement Date,
except for those obligations of Tenant that expressly survive any termination
thereof. All work required to be performed and all amounts required to be paid,
including all tenant improvement or refurbishment allowances, by Landlord under
the Old Lease and ATM Agreement have been performed and paid in full.
Notwithstanding anything in the Old Lease or in this Lease to the contrary,
Section 18 of the Old Lease shall not survive the termination of the Old Lease.
The Old Lease and the ATM Agreement shall, however, remain in effect and shall
govern the relationship of Landlord and Tenant as to the Leased Premises subject
to the Old Lease and the ATM Agreement until the Commencement Date.

                                      III.

      3.1 Services.

            3.1.1 Description. Landlord shall operate and maintain the Project
in accordance with the standards customarily followed in the operation and
maintenance of first-class office buildings in the Greenway Plaza and Galleria
areas in Houston, and Landlord shall furnish to Tenant and its permitted
sublessees and assigns, while Tenant and its permitted sublessees and assigns
are occupying the Leased Premises, the following services, which services shall
be in keeping with the services customarily provided in first-class office
buildings in the Greenway Plaza and Galleria area in Houston:

            (i) hot and cold domestic water at those points of supply provided
      for general use of tenants in the Building;

            (ii) central heat and air conditioning in season, subject to
      curtailment as required by governmental laws, rules, or regulations, in
      such amounts as are necessary for reasonable comfort under load conditions
      which do not exceed occupancy of one person per 200 square feet of Net
      Rentable Area, all as more particularly described on Exhibit C;

            (iii) electric lighting service for all public areas and special
      service areas of the Project;

                                      -19-
<PAGE>

            (iv) janitorial service on a five (5) day-week basis (exclusive of
      Holidays, as defined in Exhibit C), and generally in accordance with the
      janitorial specifications set forth in Exhibit F attached hereto and made
      a part hereof for all purposes; provided, however, if Tenant's floor
      coverings or other improvements are other than Building standard (as
      hereinafter defined), Tenant shall pay the additional cleaning cost, if
      incurred, attributable thereto, plus a charge equal to seven percent (7%)
      of such additional costs for administrative cost recovery;

            (v) security equipment, personnel, procedures and systems
      (commensurate with that provided first-class office buildings in the
      Greenway Plaza and Galleria areas in Houston); PROVIDED, HOWEVER,
      LANDLORD SHALL HAVE NO RESPONSIBILITY TO PREVENT, AND SHALL NOT BE LIABLE
      TO TENANT FOR AND SHALL BE INDEMNIFIED BY TENANT AGAINST, LIABILITY OR
      LOSS TO TENANT, ITS AGENTS, CONTRACTORS, CUSTOMERS, EMPLOYEES, INVITEES,
      LICENSEES, SERVANTS AND VISITORS ARISING OUT OF LOSSES DUE TO THEFT OR
      BURGLARY IN THE LEASED PREMISES, OR DAMAGE OR INJURY TO PERSONS OR
      PROPERTY OCCURRING WITHIN THE LEASED PREMISES CAUSED BY PERSONS GAINING
      ACCESS TO THE LEASED PREMISES, AND TENANT HEREBY RELEASES LANDLORD FROM
      ALL LIABILITY RELATING THERETO, REGARDLESS OF WHETHER SUCH LOSS, DAMAGE OR
      INJURY IS THE RESULT IN WHOLE OR IN PART OF THE NEGLIGENCE OF LANDLORD, OR
      LANDLORD'S AGENTS, CONTRACTORS OR EMPLOYEES; LIKEWISE, TENANT SHALL HAVE
      NO RESPONSIBILITY TO PREVENT, AND SHALL NOT BE LIABLE TO LANDLORD FOR, AND
      SHALL BE INDEMNIFIED BY LANDLORD AGAINST, LIABILITY OR LOSS TO LANDLORD,
      ITS AGENTS, CONTRACTORS, CUSTOMERS, EMPLOYEES, INVITEES, LICENSEES,
      SERVANTS, AND VISITORS ARISING OUT OF LOSSES DUE TO THEFT OR BURGLARY IN
      THE COMMON AREAS OF THE BUILDING, OR DAMAGE OR INJURY TO PERSONS OR
      PROPERTY OCCURRING WITHIN THE COMMON AREAS OF THE BUILDING CAUSED BY
      PERSONS GAINING ACCESS TO THE COMMON AREAS OF THE BUILDING, AND LANDLORD
      HEREBY RELEASES TENANT FROM ALL LIABILITY RELATING THERETO, REGARDLESS OF
      WHETHER SUCH LOSS, DAMAGE OR INJURY IS THE RESULT IN WHOLE OR IN PART OF
      THE NEGLIGENCE OF TENANT, OR TENANT'S AGENTS, CONTRACTORS OR EMPLOYEES;

            (vi) sufficient electrical capacity transformed to a panel box
      located in the core of each floor of the Leased Premises for (A) machines
      of low electrical consumption at standard voltage (120 volts,
      single-phase) to the extent that the total demand load at 100% capacity of
      said machines of low electrical consumption does

                                      -20-
<PAGE>

      not exceed two (2) watts per square foot of Usable Area, and (B) lighting
      and equipment at high voltage (277 volts, single-phase) to the extent that
      the total demand load at 100% capacity of said lighting and equipment
      does not exceed two (2) watts per square foot of Usable Area (each such
      rated electrical design load to be hereinafter referred to as the
      "Building Standard Rated Electrical Design Load").

                  Should Tenant's non-linear electrical load (created by
      equipment such as personal computers, television sets, laser printers,
      copiers or other electronic devices connected to the power system)
      result in harmonic distortion conditions which cause any adverse effects
      in the Project, including but not limited to, deration of any transformer,
      distribution stepdown transformer failures, overheating or melting of
      neutral conductors, or malfunctioning of various electronic components,
      Tenant acknowledges that Tenant, at Tenant's sole cost, shall be obligated
      to eliminate such harmonic distortion conditions and to repair any damage
      which results from such harmonic distortion within thirty (30) days of
      Landlord's request. If Tenant fails to eliminate such harmonic distortion
      and repair such damage caused thereby within such thirty (30) day period,
      Landlord, at its option, may make such corrections deemed necessary by
      Landlord to eliminate such harmonic distortion and make such repairs, and
      Tenant shall pay to Landlord on demand Landlord's cost thereof plus a
      charge equal to seven percent (7%) of such costs for administrative cost
      recovery.

                  Tenant shall cause Tenant's electrical system serving any
      equipment producing non-linear electrical loads to be designed to
      accommodate such non-linear electrical loads, including but not limited
      to, over-sizing neutral conductors, derating transformers and/or providing
      power line filters.

                  If Tenant's electrical equipment and lighting require
      electrical circuits, transformers or other additional equipment in excess
      of what is currently in the Leased Premises (which additional equipment
      shall be hereinafter referred to as the "Additional Electrical
      Equipment"), Tenant may (at Tenant's cost, including the cost to design,
      install, maintain and replace the Additional Electrical Equipment
      [including the meters]) install the same, provided such installation is
      compatible with existing Building systems, will not compromise Landlord's
      ability to provide services to Tenant or other tenants of the Building and
      will not be burdensome to the Project or to Landlord, in Landlord's
      reasonable opinion, and Tenant shall pay all operating costs related to
      that requirement (including, without limitation, the cost of electricity,
      water or other services consumed through, or in connection with, the
      Additional Electrical Equipment).

                  The method of design and installation of any Additional
      Electrical Equipment (including any related meter) required by Tenant
      shall be subject to the prior written approval of Landlord and shall be
      performed by Landlord at Tenant's sole cost (including a charge equal to
      seven percent (7%) of such cost for the review and installation of such
      Additional Electrical Equipment for administrative cost recovery).

                                      -21-
<PAGE>

                  Tenant shall pay to Landlord the cost of electricity consumed
      in excess of the Building Standard Rated Electrical Design Load as
      determined by meter, or if not metered, as otherwise reasonably estimated
      by Landlord, plus any actual accounting expenses incurred by Landlord in
      connection with the metering thereof. Landlord may cause the entire Leased
      Premises to be separately metered (at Tenant's expense, including, without
      limitation, the cost of installing, maintaining, repairing and replacing
      such meters to the extent necessary), in which event Tenant shall pay the
      actual cost of electricity consumed by Tenant, in which case such amounts
      will not be included in Operating Expenses.

            (vii) all Building standard fluorescent bulb and ballast replacement
      in all areas and all incandescent bulb replacement in public areas, toilet
      and restroom areas and stairwells. At Tenant's expense, Landlord shall
      provide non-Building standard bulb replacement in the Leased Premises;

            (viii) nonexclusive passenger elevator service to the Leased
      Premises twenty-four (24) hours per day, nonexclusive freight elevator
      service during normal business hours, and subject to advance scheduling,
      nonexclusive freight elevator service after normal business hours; and

            (ix) extermination services as shall be reasonably appropriate.

Except as otherwise provided above or in Exhibits C or F, and subject in any
event to the limitation of remedies set forth in Section 3.1.3 below for the
failure to provide such services, Building services required above shall be
provided twenty-four (24) hours a day, seven (7) days a week. The cost of
Building services shall, to the extent permitted in Section 2.4, be included in
Operating Expenses.

            3.1.2 Reasonable Efforts to Provide Utilities. To the extent the
services described in Section 3.1.1 require electricity, gas, and water supplied
by public utilities, Landlord's covenants thereunder shall only impose on
Landlord the obligation to use reasonable and good faith efforts to cause the
applicable public utilities to furnish the same. Landlord does not warrant that
such utilities will be free from any irregularity or stoppage of service by such
public utilities or other causes beyond Landlord's control.

            3.1.3 Interruption of Services. If any of the services described in
Section 3.1.1 or any of the machinery or equipment in the Project should cease
to function properly or in accordance with the requirements therefor described
in Section 3.1.1, break down or be intentionally turned off for testing or
maintenance purposes (provided such services shall not be intentionally turned
off for testing or maintenance purposes except in the case of any situation
Landlord reasonably determines to be an emergency without reasonable prior
notice to Tenant, and, in the case of electricity, such electricity shall not be
intentionally turned off without seventy-two (72) hours prior notice), Tenant
shall have no claim for abatement or reduction of Rent or damages, nor shall
Tenant be relieved of

                                      -22-
<PAGE>

its obligations under this Lease, nor shall such condition be construed as an
eviction of Tenant, provided, however, if:

            (i) there occurs an interruption in the HVAC, electricity, water or
      elevator services (the "Essential Services") to the Building or Leased
      Premises;

            (ii) such interruption renders more than an Insignificant Portion
      (hereinafter defined) of the Leased Premises Untenantab1e (hereinafter
      defined); and

            (iii) such interruption continues to render more than an
      Insignificant Portion of the Leased Premises Untenantable for three (3)
      consecutive days,

then, the Rent (including charges for a pro rata portion of the parking permits
applicable to Tenant) shall abate as to that portion of the Leased Premises that
is rendered Untenantable, and in the event that more than fifty percent (50%) of
the Leased Premises is rendered Untenantable, such abatement shall apply as to
the entirety of the Leased Premises (as well as to the entirety of the parking
permits). The abatement shall commence upon the expiration of the third (3rd)
day and continue for so long as the interruption exists; provided, however, if
the interruption continues to render more than an Insignificant Portion of the
Leased Premises Untenantable for ninety (90) consecutive days, Tenant shall have
the right thereafter to terminate this Lease during the period such interruption
shall continue to exist, in which event Tenant will be relieved of all
obligations arising after such date hereunder. In addition to and
notwithstanding the foregoing, in the event there occurs an interruption in
Essential Services that renders more than an Insignificant Portion of the
Leased Premises Untenantable on any seven (7) days (in the aggregate, whether
consecutively or otherwise) during a calendar year, then the Rent shall abate
(as provided above) on each day thereafter during such calendar year that more
than an Insignificant Portion of the Leased Premises is rendered Untenantable.
For purposes of this Section 3.1.3, "Insignificant Portion" shall mean ten
thousand (10,000) square feet of Net Rentable Area, except for purposes of
abatement of Rent only (not termination of this Lease), "Insignificant Portion"
for interruption in electrical services shall mean one thousand (1,000) square
feet of Net Rentable Area.

            In consideration of the terms of this Section 3.1.3, Tenant waives
all rights Tenant may have at law or in equity, including any rights Tenant may
have arising from implied warranties of suitability, to abate Rent or terminate
this Lease under circumstances other than as provided by this Section 3.1.3; and
Landlord agrees to use diligent efforts to restore the services described in
Section 3.1.1 and to promptly repair said equipment or machinery.

      3.2 Keys and Locks. Pursuant to the terms of the Old Lease, Landlord has
previously furnished Tenant with keys for the Building standard corridor doors
serving the Leased Premises as well as keys or security cards to permit Tenant
and its employees access to the Project. After the date hereof, additional keys
and/or security cards will be furnished by Landlord upon an order signed by
Tenant and at Tenant's expense. In the event that Landlord changes the keys or
security devices

                                      -23-
<PAGE>

with regard to access to the Project (as opposed to the Leased Premises),
Landlord will furnish without cost to Tenant one access device (e.g., key,
security card) for each of Tenant's employees. Thereafter, additional keys
and/or security cards will be furnished by Landlord upon an order signed by
Tenant and at Tenant's expense. All keys and security cards furnished to Tenant
by Landlord shall remain the property of Landlord. Subject to Section 3.3 and
the following sentence, no additional locks shall be allowed on any door of the
Leased Premises and Tenant shall not make or permit to be made any duplicate
keys except those furnished by Landlord. Notwithstanding the foregoing, Tenant,
at Tenant's sole cost and expense, shall have the right to change or replace any
locks within the Leased Premises or place additional locks within the Leased
Premises provided such locks conform to the Building key system and Landlord is
provided keys therefor. Upon termination of this Lease, Tenant shall surrender
to Landlord all keys to any locks on doors entering or within the Leased
Premises and shall give to Landlord the combination for all safes, safe cabinets
and vault doors, if any, in the Leased Premises.

      3.3 Tenant's Access Control Equipment. Tenant shall have the right to
install, at Tenant's sole risk and expense, and provided the same are compatible
with the access control equipment and systems for the Building, (i) access
control equipment to limit and monitor normal business and after hours elevator
bank and Leased Premises access to any floor in the Building that Tenant fully
occupies, and (ii) access control equipment to limit and monitor normal business
and after hours stairwell access to any floor in the Building on which Tenant
occupies space. Such equipment shall be subject to the approval by Landlord,
which shall not be unreasonably withheld, delayed or conditioned.

      3.4 Signage/Graphics; Identity.

            3.4.1 Leased Premises' Graphics and Directory Board. Tenant shall
have the right, at Tenant's sole cost and expense, to install appropriate
signage, letters or numerals on the walls of the elevator bank lobbies (only
applicable to Building floors wholly leased by Tenant and no other tenants) and
on the entrance doors to the Leased Premises, subject to Landlord's approval,
which approval shall not be unreasonably withheld or delayed, provided
Landlord's approval as to signage on the ninth (9th) and tenth (10th) floors of
the Building may be given or withheld in its sole discretion. In any event, all
signage must be consistent with the Building's design, signage and graphics
program. Tenant shall have the right to its proportionate share of any directory
board or other Building directory mechanism maintained by Landlord. In no event
may Tenant install any graphics which may be visible from the exterior of the
Building or which are illuminated except as provided in Sections 3.4.2 and
3.4.3.

            3.4.2 Building Graphics. For so long as (a) Tenant, a Permitted
Assignee or their Permitted Affiliates together lease and occupy more than
(i) 200,000 square feet of Net Rentable Area in the Leased Premises pursuant to
this Lease for as long as the existing lease with Midcon Corp. for space in the
Building is in effect or (ii) 150,000 square feet of Net Rentable Area in the
Leased Premises pursuant to this Lease after the termination of the lease with
Midcon Corp., and

                                      -24-
<PAGE>

(b) there is no uncured Event of Default under this Lease, Tenant, a Permitted
Assignee or a Permitted Affiliate shall have the non-exclusive right, at
Tenant's, such Permitted Assignee's, or such Permitted Affiliate's sole cost and
expense to install and maintain such entity's name, logo, or symbol on up to
two (2) signs on the top portion of the exterior of the Building; provided if
Tenant, a Permitted Assignee, or a Permitted Affiliate cannot place, or is
prohibited from placing, its signs on the top of the Building, Tenant, a
Permitted Assignee, or a Permitted Affiliate may place its signs on top of the
Parking Garage in a location approved by Landlord in its sole discretion
provided such signage complies with, and is permitted by, all local laws and
restrictions, including any applicable scenic district; and provided further,
that, after the termination of the lease with Midcon Corp., if Tenant, a
permitted Assignee, or their Permitted Affiliates, together are leasing and
occupying more than 150,000 but less than 200,000 square feet of Net Rentable
Area, Landlord shall have the right in its sole discretion, at any time and from
time to time, to terminate Tenant's rights to maintain the signage on the top of
the Building and/or Parking Garage in order to grant such top of the Building or
Parking Garage signage rights to any other tenant or prospective tenant of the
Building that is leasing, or has agreed to lease, more space in the Building
than Tenant, a Permitted Assignee, or a Permitted Affiliate together are then
leasing. Landlord makes no warranties as to whether any such signage is
permitted or will be permitted by applicable law, restrictions, or the rights of
associations or districts. In addition, for as long as Tenant, a Permitted
Assignee, or their Permitted Affiliates together lease and occupy not less than
150,000 square feet of Net Rentable Area in the Leased Premises under this Lease
and there is no uncured Event of Default under this Lease, Tenant, a Permitted
Assignee or a Permitted Affiliate shall have the right to maintain the existing
monument ("Monument") signage located at the Southeast corner of the Land. The
location, design, method of attachment, size, materials, coloring, lettering and
lighting of all such top of the Building or the Parking Garage and Monument
signage shall be subject to Landlord's approval, in its sole discretion, and
further subject to all other approvals as may be required including without
limitation the City of Houston, City of Houston Scenic District, and Greenway
Improvement Association, and in any event to be consistent with the Building's
design, signage and graphics program. If at any time it is necessary to remove
the signage due to the requirements of applicable laws or restrictive covenants,
Landlord shall be entitled to replace the signage with another sign on or about
the Building which provides substantially the same exposure. Landlord shall at
all times be entitled to make such changes in the signage as may be required by
applicable laws as a condition of the continued use of the top of the Building
or Parking Garage and/or the Monument. Landlord currently approves the size,
location, and materials used for the names currently appearing on the Monument.
Any change in the names displayed on the top of the Building or Parking Garage
or the Monument (i) shall be made by Landlord at Tenant's, such Permitted
Assignee's, or such Permitted Affiliate's sole cost and expense, (ii) shall
utilize the materials, colors, method of illumination and lettering type
currently utilized, and (iii) must be approved by Landlord in its sole
discretion. In the event Tenant's, a Permitted Assignee's, or a Permitted
Affiliate's name is changed, Landlord will not unreasonably withhold approval of
a change to the name displayed on the top of the Building or Parking Garage or
the Monument. Only the name, logo, and/or symbol of one entity, whether such
name, logo, and/or symbol is Tenant's, a Permitted Assignee's or a Permitted
Affiliate's, shall appear on all exterior signage on the Monument, the Building,
or the Parking Garage at any one time. Neither

                                      -25-
<PAGE>

Tenant, a Permitted Assignee, nor any Permitted Affiliate shall have any right
to request or install signage identifying more than one entity. Upon the
expiration or earlier termination of this Lease (as concerns all signage), or in
the event the conditions of this Section no longer are satisfied, Tenant, a
Permitted Assignee, or a Permitted Affiliate, at its expense, shall remove
all such signage for which such conditions are no longer satisfied and make all
necessary repairs to the Building and/or Monument so as to return the Building
and Monument to their respective original condition. Tenant, its Permitted
Assignees and Permitted Affiliates shall have no right to install any signage on
the concrete apron of the Building or in any other location except as expressly
set forth in this Lease. Tenant's, rights under this Section may only be
assigned to a Permitted Assignee or a Permitted Affiliate only for as long as
the conditions of this Section continue to be satisfied. No other assignment or
sublease of such rights shall be permitted hereunder.

            3.4.3 Retail Signage. As long as Tenant, a Permitted Assignee, and
their Permitted Affiliates continue to satisfy the conditions set forth in
Section 1.10, Tenant, a Permitted Assignee, or Permitted Affiliate satisfying
the requirements of this Section shall have the right to have exclusive signage
for a retail banking facility, which signage shall be located on the ninth (9th)
floor and which signage shall be approved by Landlord in its sole discretion.
Only the name, logo, and/or symbol of one entity, whether such name, logo,
and/or symbol is Tenant's, a Permitted Assignee's or a Permitted Affiliate's,
shall appear on all retail signage at any one time. Neither Tenant, a Permitted
Assignee or any Permitted Affiliate shall have any right to request or install
signage identifying more than one entity. If any of the conditions set forth in
Section 1.10 is not satisfied or does not continue to be satisfied, then
Landlord shall have the right to grant to another tenant the right to have
exclusive signage on the ninth (9th) floor of the Building for retail banking
purposes. Tenant's rights under this Section may be assigned only to a Permitted
Assignee or Permitted Affiliate that is a savings and loan association, federal
or state chartered lending institution, national or state banking institution or
federal savings bank, or other business permitted under applicable law to offer
retail banking services. No other assignment or sublease of such rights shall be
permitted hereunder.

            3.4.4 Limitations on Signage and Building Names. As long as (a)
Tenant, a Permitted Assignee satisfying the requirements of this Section, or
their Permitted Affiliates together are leasing and occupying more than 200,000
square feet of Net Rentable Area in the Building and (b) there is no uncured
Event of Default under this Lease, Landlord shall not (a) grant to any other
savings and loan association, federal or state chartered lending institution,
national or state banking institution or federal savings bank any right to place
exterior signage on the top of the Building or Parking Garage or on any monument
sign or elsewhere on the exterior of the Project, or (b) change the name of the
Building to a name that includes the name of a savings and loan association,
federal or state chartered lending institution, national or state banking
institution or federal savings bank. In no event shall Tenant, any Permitted
Assignee, or any Permitted Affiliate have any right to require that the Building
be named for any Building tenant including a Building tenant whose business is
primarily that of natural gas transmission. Landlord shall have no obligation to
name or rename the Building and Landlord shall have the right to change the name
of the Building from time to time as

                                      -26-
<PAGE>

it desires except as limited in this Section 3.4.4. The foregoing restriction
shall terminate if any of the foregoing conditions are not satisfied or do not
continue to be satisfied. The foregoing restriction will run only to the benefit
of a Permitted Assignee that is a savings and loan association, federal or
state chartered lending institution, national or state banking institution or
federal savings bank, or other business permitted under applicable law to offer
retail banking services.

            3.4.5 General Signage Requirements. Upon termination or expiration
of this Lease, an Event of Default under this Lease, or the occurrence of any
event that results in the termination of the signage rights hereunder, Tenant,
its Permitted Assignee and their Permitted Affiliates shall lose its signage
rights and Tenant, its Permitted Assignees and their Permitted Affiliates shall,
at its sole cost and expense, remove all such signage and restore the Building,
Parking Garage, and Monument to its original condition. If Tenant, its Permitted
Assignee and their Permitted Affiliates fail to do so within thirty (30) days
after Landlord's request, Landlord then shall have the right to remove all such
signage and restore the Building, Parking Garage, and the Monument, in which
case Tenant its Permitted Assignee and their Permitted Affiliates shall
reimburse Landlord for all costs incurred plus an amount equal to seven percent
(7%) of such costs for Landlord's overhead. If any signage requires utilities,
such as electrical lighting, Landlord must first approve the design,
installation and use of such utilities in Landlord's sole discretion and Tenant
its Permitted Assignee and their Permitted Affiliates shall pay, at its sole
cost and expense, all costs and expenses associated with the design,
installation and use of any such utilities.

      3.5 Parking.

            3.5.1. Unassigned Permits. Landlord agrees to make available to
Tenant throughout the Term, and Tenant agrees to take and lease, two and
eight-tenths (2.8) permits to park passenger vehicles (excluding buses) for
every one thousand (1,000) square feet of Net Rentable Area within the Leased
Premises (rounded down to the nearest whole number) on an unassigned basis in
the Parking Garage ("Unassigned Permits"). Each Unassigned Permit shall be made
available at no cost to Tenant until the fifth (5th) anniversary of the
Commencement Date; thereafter through the remainder of the initial Term, each
such Permit shall be available for a cost to Tenant of Thirty-Five and No/100
Dollars ($35.00) plus any applicable sales tax per Permit per month; and during
any Renewal Term, each such Unassigned Permit shall be available for a cost to
Tenant equal to the then market monthly rate for unreserved contract parking in
the Parking Garage plus any applicable sales tax. At Tenant's option, and at
Tenant's cost, up to five (5) of the Unassigned Permits may be allocated to five
(5) spaces located in the Parking Garage (as determined by Landlord) and
designated as "Bank United Visitor Parking", in which event, Tenant shall
continue to pay the applicable monthly rate plus sales tax, and Landlord shall
provide Tenant with One Hundred Twenty-Five and No/100 Dollars ($125.00) per
month in parking validation coupons for use by Tenant's visitors utilizing such
spaces for the initial Term of this Lease. Additional Unassigned Permits in the
Parking Garage may be available to Tenant on an as available basis ("Additional
Unassigned Permits") at a cost to Tenant of Twenty-Five and No/100 Dollars
($25.00) plus any applicable sales tax per Permit per month from the
Commencement Date until the fifth (5th)

                                      -27-
<PAGE>

anniversary of the Commencement Date, thereafter through the remainder of the
initial Term at a cost to Tenant of Thirty-Five and No/100 Dollars ($35.00)
plus any applicable sales tax per Permit per month; and during any Renewal Term
at a cost to Tenant equal to the then market monthly rate for unreserved
contract parking in the Parking Garage plus any applicable sales tax. Additional
Unassigned Permits shall be made available on a month-to-month basis and may be
terminated by Landlord at any time for any reason. No specific spaces are to be
assigned to Tenant for the Unassigned Permits, but Landlord may designate the
area in which vehicles with Unassigned Permits may be parked, which designations
may change from time to time. Any Unassigned Permits may be utilized by Tenant
for double shift parking (i.e., use by a second employee after 5:30 p.m. and
until 6:30 a.m. the next morning) at no cost to Tenant except for the cost of
the additional access card as provided below; and except that Tenant shall bear
all increased costs to Landlord resulting from such double shift parking
including without limitation increased security or other personnel,
modifications to maintenance, repair or janitorial services, and other costs of
operating the Parking Garage and the Building.

            3.5.2 Assigned Permits. Landlord agrees to make available to Tenant,
and Tenant agrees to take and lease, throughout the Term, and in addition to the
Unassigned Permits provided pursuant to Section 3.5.1, permits to park one
passenger vehicle (excluding buses) for every five thousand (5,000) square feet
of Net Rentable Area within the Leased Premises in reserved spaces designated by
Landlord from time to time in the Parking Garage ("Assigned Permits"). Each such
Assigned Permit shall be made available at no cost to Tenant until the first
(1st) anniversary of the Commencement Date; thereafter through the remainder of
the initial Term, each such Assigned' Permit shall for a cost to Tenant of
Fifty and No/100 Dollars ($50.00) plus any applicable sales tax per Permit per
month; and during any Renewal Term, each such Assigned Permit shall be available
for a cost to Tenant equal to the then market monthly rate for reserved contract
parking in the Parking Garage plus any applicable sales tax. Landlord will
designate a specific space in the Parking Garage for each Assigned Permit,
issued by Landlord to Tenant, which designated space may be changed by Landlord
from time to time. Landlord shall have the right, from time to time, to relocate
the areas in the Parking Garage in which the holders of Assigned Permits park,
provided that all of the areas in which holders of Assigned Permits park shall
be located within two (2) floors of the Parking Garage, and provided that in all
events ten (10) spaces will be assigned to Tenant for the holders of Assigned
Permits to park on the level of the Parking Garage where the holders of Assigned
Permits currently park. In addition, Landlord shall have the right to relocate
the specific spaces assigned to Tenant for its Assigned Permits if necessary to
create space for the generator to which Tenant is entitled under Exhibit G to
this Lease. Notwithstanding the foregoing, Landlord will not relocate the
specific Spaces assigned to Tenant for its Assigned Permits solely to
accommodate another tenant of the Building by giving such specific spaces to
such other tenant to use for parking.

            3.5.3 Surface Visitor Parking. Landlord agrees to make available to
Tenant, so long as such spaces are available to Landlord, and at a cost to
Tenant equal to Landlord's cost for such spaces (which shall be equal to
Landlord's cost of all surface parking spaces multiplied by a

                                      -28-
<PAGE>

fraction, the numerator of which is the number of Surface Spaces (defined
below), and the denominator of which is the total number of surface parking
spaces), up to ten (10) passenger vehicle spaces (excluding buses) ("Surface
Spaces") located on the surface parking area on the west side of the Building,
to be used by Tenant as visitor parking. The Surface Spaces shall be designated
as visitor parking for Tenant by the installation of signage paid for by Tenant
and approved by Landlord in its sole discretion. Landlord's rights to such
spaces are derived from a month-to-month lease terminable at any time by the
lessor thereunder. Any termination of such month-to-month lease shall
automatically terminate Tenant's rights to use such Surface Spaces hereunder
without any cost or liability to Landlord. Tenant may, after completion of its
initial construction pursuant to Exhibit E, terminate right to use the Surface
Space at any time effective on the first day of a calendar month after at least
thirty (30) days prior written notice.

            3.5.4 Basic Terms. All such parking permits shall be made available
to Tenant on the following terms and conditions:

            (a) Tenant shall pay to Landlord or the operator of the Parking
      Garage, as may be designated from time to time by Landlord, monthly in
      advance, the above stated monthly rate (or in the case of the surface
      parking, Landlord's cost) for Unassigned Permits, Assigned Permits and/or
      Surface Spaces, a pro rata portion, of which shall be payable for any
      partial month during the Term.

            (b) Tenant shall pay to Landlord Landlord's then applicable charge
      for the issuance of any parking card or sticker, including any
      replacements therefor, for each Parking Garage access card provided by
      Landlord to Tenant.

            (c) Tenants obligation to pay parking rental hereunder shall be
      considered an obligation to pay Rent for all purposes hereunder and shall
      be secured in like manner as in Tenant's obligation to pay Rent.

            (d) The market monthly rent for Unassigned Permits or Assigned
      Permits in the Parking Garage shall be the rate charged for comparable
      parking in the Greenway Plaza and Galleria areas taking into account all
      relevant factors.

            3.5.5 Parking Spaces with Additions or Reductions to Leased
Premises. Should additional space be added to the Leased Premises (whether
through the exercise of Tenant's Preferential Rights or otherwise), Landlord
agrees to make available to Tenant throughout the remainder of the Term, and
Tenant agrees to take and lease, two and eight-tenths (2.8) Additional
Unassigned Permits to park passenger vehicles (excluding buses) for every one
thousand (1,000) square feet of Net Rentable Area within the additional space
added to the Leased Premises (rounded down to the nearest whole number) on an
unassigned basis in the Parking Garage at a cost to Tenant equal to the then
market monthly rate for unreserved contract parking in the Parking Garage plus
any applicable sales tax. No additional Assigned Permits will be available to
Tenant. In addition, should

                                      -29-
<PAGE>

space be deleted from the Leased Premises pursuant to Tenant's exercise of its
Contraction Option set forth in Article V of Exhibit B, then Landlord shall no
longer be obligated to make available to Tenant, and Tenant shall no longer
have any right or obligation to lease, the Permits allocate to such space under
Sections 3.5.1 and 3.5.2 hereof.

            3.5.6 Tenant's Right to Reduce and Increase Permits. Tenant shall
have the right, from time to time, to elect to lease fewer Permits than the
amount to which Tenant is entitled, such election to be effective as of the
first day of a calendar month after at least thirty (30) days prior
written notice from Tenant making such election. Permits that Tenant has elected
not to lease may be leased by Landlord to other tenants of the Building or to
other third parties. Tenant shall have the right to request in writing that
Landlord lease to Tenant those Permits to which Tenant is entitled under this
Lease, but which Tenant had previously elected not to lease provided (a) in no
event shall Tenant be entitled to lease more Permits (or a different ratio of
Assigned Permits or Unassigned Permits) than provided in Sections 3.5.1 and
3.5.2, (b) Tenant must deliver to Landlord written notice of its request to
lease any such Permits, and (c) Landlord shall have twelve (12) months following
receipt of Tenant's written notice to make such Permits available to Tenant

                                       IV.

      4.1 Care of the Leased Premises. Tenant shall not commit and shall use
reasonable efforts to prevent any party under Tenant's reasonable control from
committing any waste or damage to any portion of the Leased Premises or the
Project, and at the termination of this Lease, by lapse of time or otherwise,
Tenant shall deliver up the Leased Premises to Landlord in as good condition as
existed on the date of possession by Tenant, excepting only ordinary wear and
tear, alterations and additions permitted to be made and removed under the terms
of this Lease, and damage or destruction from casualty or condemnation for which
Tenant is not obligated repair. Upon such termination of this Lease, Landlord
shall have the right to reenter and resume possession of the Leased Premises.

      4.2 Entry for Repairs and Inspection. Landlord and its contractors,
agents, or representatives shall have the right to enter into and upon any part
of the Leased Premises at all reasonable hours to inspect, maintain or clean the
same, make repairs, alterations or additions thereto, to show the same to
mortgagees or prospective purchasers, and unless Tenant has elected (deemed or
otherwise) to renew or extend the Term of this Lease, to show the Leased
Premises to prospective tenants during the final twelve (12) months of the Term
of this Lease (or, if Tenant has elected to renew the Term under Article I of
Exhibit B, then during the final twelve (12) months of such Renewal Term), and
Tenant shall not be entitled to any abatement or reduction of Rent by reason
thereof. In exercising this right Landlord agrees to use reasonable efforts not
to interfere with the conduct of Tenant's business in the Leased Premises.
Except in the event of an emergency, all repairs, alterations, or additions that
would interfere in any material respect with Tenant's use and enjoyment of the
Leased Premises shall, to the extent reasonably possible under the
circumstances, be made after normal business hours. Unless otherwise requested
by Tenant in writing, Landlord

                                      -30-
<PAGE>

shall not enter into any areas previously designated in writing by Tenant as
high security areas unless (a) Landlord shows cause therefor and provides Tenant
with not less than twenty-four (24) hours advance written notice thereof, or (b)
in the event of an emergency, in which event Landlord shall use reasonable
efforts to notify Tenant's emergency response team (which Tenant shall supply to
Landlord in the event that Tenant designates any high security areas) and in
either such case, in no event shall Landlord enter into any such high security
areas without notifying and being accompanied by one of Tenant's on site
security personnel. Landlord's obligations under this Lease shall be reduced
to the extent of Tenant's refusal to grant access to such portions of the
Leased Premises.

      4.3 No Nuisance. Tenant shall conduct its business and control its agents,
contractors, customers, employees, invitees, licensees, servants and visitors in
such manner so as not to create any nuisance or unreasonably interfere with,
annoy or disturb any other tenant or Landlord in its operation of the Project.

      4.4 Laws and Regulations; Building Rules and Regulations. Tenant shall
comply with, and Tenant shall cause its agents, contractors, customers and
employees to comply with, all laws, ordinances, orders, rules and regulations
(state, federal, municipal and other agencies or bodies having any jurisdiction
thereof) relating to the use, condition or occupancy of the Leased Premises or
the conduct of Tenant's business therein, and with the Building Rules and
Regulations set forth on Exhibit D and such other rules and regulations as are
reasonably adopted by Landlord from time to time, for the safety, care or
cleanliness of the Leased Premises, the Building and the Project, or for
preservation of good order therein, all of which will be sent by Landlord to
Tenant in writing and shall be thereafter consistently applied by Landlord and
carried out and observed by Tenant, its agents, contractors, customers and
employees. In the event of a conflict between the Building Rules and
Regulations and the provisions of this Lease, the provisions of this Lease shall
control, subject to applicable governmental requirements.

      4.5 Americans With Disabilities Act; Clean Air Act; Texas Architectural
Barriers Act. Landlord shall be responsible, as an Operating Expense (including
all consultation, architectural and engineering fees and expenses), for making
any alterations, additions and improvements and/or renovations, if any, required
to cause the base Building, Building systems and the common areas of the
Project (excluding core restrooms located within the existing Leased Premises)
to comply with the provisions of the Americans With Disabilities Act ("ADA"),
the Texas Architectural Barriers Act ("TABA") and Section 604 of the Clean Air
Act Amendments of 1990 (codified at 42 U.S.C. ss.7671c) (the "Clean Air Act
Amendments"). Tenant shall be responsible, at Tenants sole cost and expense
(including all consultation, architectural and engineering expenses), for making
any alterations, additions, improvements and/or renovations, if any, to cause
the Leased Premises, including core restrooms and elevator lobbies located in
the Leased Premises, to comply with the ADA, TABA and Clean Air Act Amendments.
If any multi-tenant floor in the Building on which Tenant hereafter leases space
together with other tenants is not in compliance with the provisions of the ADA,
TABA and Clean Air Act Amendments, Landlord shall cause the Floor-Shared Areas

                                      -31-
<PAGE>

on such floor (including, core restrooms, elevator lobbies and multi-tenant
corridors) to so comply. Capital costs incurred by Landlord pursuant to this
Section 4.5 shall be included in Operating Expenses under Section 2.4.1 (vii),
and maintenance (or other similar non-capital costs) shall be included in
Operating Expenses under Section 2.4.

      4.6 Legal Use and Violations of Insurance Coverage. Tenant shall not
occupy or use the Leased Premises, or permit any portion of the Leased Premises
to be occupied or used for any business or purpose which is unlawful,
disreputable or deemed to be hazardous on account of fire or other hazards, or
permit anything to be done which would in any way increase the rate of fire or
liability or any other insurance coverage on the Project or its contents. In
addition, Landlord shall comply with all laws, ordinances, orders, covenants,
and restrictions running with the Land, all rules and regulations (state,
federal and municipal and other agencies or bodies having jurisdiction thereof)
relating to the ownership and operation of the Project.

      4.7 Environmental Matters.

            4.7.1 Definitions. For purposes of this Lease, "Hazardous Materials"
shall mean those elements, materials, compounds, mixtures or substances,
including, but not limited to asbestos, which are contained in the list of
hazardous substances adopted by the United States Environmental Protection
Agency (the "EPA") or which are defined as hazardous, toxic, pollutant,
infectious, flammable or radioactive by any Environmental Law. For purposes of
this Lease, "Environmental Law" shall mean any Federal, State, or local statute,
law, ordinance, code, rule, regulation, order; or decree regulating, relating
to, or imposing liability or standards of conduct concerning, any hazardous,
toxic, or dangerous waste, substance, element, compound, mixture or material, as
now or at any time hereafter in effect including, without limitation, the
Federal Comprehensive Environmental Response, Compensation and Liability Act of
1980, as amended, or rules and regulations of the EPA or any other state or
federal department, board or agency, or other governmental department, board or
agency.

            4.7.2 Landlord Obligations; Indemnity. Landlord hereby represents to
Tenant that to the best of Landlord's knowledge, (i) Landlord has not used or
knowingly permitted the Project to be used in violation of any Environmental
Laws and (ii) the Project does not contain material amounts of Hazardous
Materials in violation of any applicable Environmental Laws. Notwithstanding the
foregoing, Landlord makes no representations or warranties respecting any
portion of the Project leased or occupied by Tenant pursuant to the Old Lease or
any portion of the Leased Premises leased to Tenant hereunder. Landlord shall
not use or knowingly permit the use of any Hazardous Materials in violation of
applicable Environmental Laws in the operation, maintenance or use of the
Project (other than the Leased Premises). Landlord shall indemnify, defend and
hold Tenant harmless, from and against all claims, liens, losses, damages and
expenses, including without limitation attorneys' fees and court costs
(collectively, "Losses"), arising out of, directly or indirectly, a breach of
Landlord's representations or obligations set forth in this Section 4.7.2 as an
Operating Expense. In addition to and without limiting the foregoing, in the
event any

                                      -32-
<PAGE>

Hazardous Materials are discovered at or in the Project (other than the Leased
Premises) in violation of any applicable Environmental Laws, and the presence of
the same was caused by Landlord, Landlord agrees to undertake, as an Operating
Expense, all reasonable actions necessary to effect compliance with such
applicable Environmental Laws relating thereto.

            4.73 Tenant Obligations; Indemnity. Tenant hereby represents to
Landlord that, (i) to Tenant's actual knowledge, Tenant has not used or
knowingly permitted the Leased Premises to be used in violation of any
Environmental Laws and (ii) Tenant has not placed on the Leased Premises any
Hazardous Materials in violation of any applicable Environmental Laws. Tenant
shall not cause or knowingly permit any Hazardous Materials to be brought upon,
kept, used or installed in the Leased Premises in violation of applicable
Environmental Laws. Tenant shall indemnify, defend and hold Landlord harmless,
from and against all Losses arising out of, directly or indirectly, Tenant's
breach of its representations or obligations under this Section 4.7.3. In
addition to and without limiting the foregoing, in the event any Hazardous
Materials are discovered at or in the Project in violation of any applicable
Environmental Laws, and the presence of the same was caused by Tenant, or
Hazardous Materials are discovered in the Leased Premises in violation of any
applicable Environmental Laws, Tenant agrees to undertake, at Tenant's sole cost
and expense, all reasonable actions necessary to effect compliance with such
applicable Environmental Laws relating thereto.

      4.8 Window Coverings. Tenant agrees to use the Building standard window
coverings on all exterior windows of the Building. Tenant shall not place or
maintain any window coverings, blinds or drapes on any exterior window without
Landlord's prior written approval which Landlord shall have the right to grant
or withhold in its absolute and sole discretion. Tenant acknowledges that breach
of this covenant will directly and adversely affect the exterior appearance of
the Project and the operation of the heating, ventilating and air conditioning
systems. Landlord approves Tenant's existing window coverings.

            4.9 NO WARRANTIES. LANDLORD'S DUTIES AND WARRANTIES ARE LIMITED TO
THOSE EXPRESSLY STATED IN THIS LEASE AND SHALL NOT INCLUDE ANY IMPLIED DUTIES OR
IMPLIED WARRANTIES, NOW OR IN THE FUTURE. NO REPRESENTATIONS OR WARRANTIES HAVE
BEEN MADE BY LANDLORD OTHER THAN THOSE CONTAINED IN THIS LEASE. EXCEPT AS
EXPRESSLY SET FORTH HEREIN TENANT HEREBY WAIVES ANY AND ALL WARRANTIES, EXPRESS
OR IMPLIED, WITH RESPECT TO THE LEASED PREMISES WHICH MAY EXIST BY OPERATION OF
LAW OR IN EQUITY, INCLUDING, WITHOUT LIMITATION, ANY WARRANTY OF HABITABILITY OR
FITNESS FOR A PARTICULAR PURPOSE.

                                      -33-
<PAGE>

      5.1 Leasehold Improvements.

      5.1.1. As-Is. Tenant has made a complete inspection of the Leased Premises
and agrees it will accept the Leased Premises in its existing condition on the
date hereof. The foregoing shall not, however, be interpreted to diminish
Landlord's repair obligations under Section 5.2 hereof, and in connection
therewith, Landlord represents and warrants to Tenant that to the best of
Landlord's knowledge all of the Building's HVAC mechanical, electrical, plumbing
and structural systems are in good working order and repair, taking into
consideration the age of the Building.

            5.1.2 Alterations. Provided that Tenant has notified Landlord in
writing at least ten (10) days prior to the commencement of any such work within
the Leased Premises, Tenant shall have the right to make non-structural
alterations or physical additions (including fixtures) to the Leased Premises
subject to the following limitations: (i) such alterations and additions will
not impair the structural integrity of the Building, (ii) such alterations and
additions will not affect the mechanical, electrical, plumbing, heating,
air-conditioning, or ventilation systems of the Leased Premises, (iii) such
alterations and additions will not in the aggregate cost more than $50,000
(excluding carpet and paint), (iv) such alterations and additions are
accomplished in a good and workmanlike manner and in accordance with all
applicable governmental requirements (including Houston Building Code
requirements), (v) such alterations are not visible from outside the Leased
Premises, and (vi) Tenant obtains all applicable governmental permits and
approvals required in connection with such alterations or additions. Subject to
(i) through (vi) immediately above, and further subject to Landlord's prior
reasonable approval of all plans and specifications therefor, Tenant, at
Tenant's sole expense, shall be permitted to install internal stairwells between
any two floors which Tenant occupies exclusively pursuant to this Lease provided
that upon expiration or earlier termination of this Lease, Tenant shall, at
Landlord's sole discretion and Tenant's sole expense, remove such stairwells and
restore the Leased Premises to its original condition. Except as expressly
provided above, Tenant shall not make or allow to be made any alterations or
physical additions (including fixtures) in or to the Leased Premises or place
safes, vaults, filing cabinets, libraries or other heavy furniture or equipment
within the Leased Premises without first obtaining the written consent of
Landlord, not to be unreasonably withheld or delayed. Any alterations or
physical additions in or to the Leased Premises shall be subject to any
reasonable terms of conditions Landlord may require to ensure that the
alterations or additions are in conformity with the standards of the Building
and will not impair the structural mechanical, electrical, plumbing, heating,
air conditioning, or ventilation integrity of the Building.

            5.1.3 Property of Landlord. All alterations, physical additions and
improvements in or to the Leased Premises (including fixtures) shall, when made,
become the property of Landlord (provided that alterations or improvements paid
for by Tenant and not from allowances provided by Landlord shall be owned for
federal income tax purposes by Tenant during the Term and, upon the expiration
of the Term, shall become the property of Landlord) and shall be surrendered to
Landlord

                                      -34-
<PAGE>

upon termination of this Lease, whether by lapse of time or otherwise; provided,
however, Tenant may remove or cause to be removed from the Leased Premises not
later than ten (10) days following the expiration or termination of this Lease
trade fixtures, movable equipment and furniture owned or leased by Tenant and
Tenant's built in desks, cabinets, shelves and filing systems. Tenant shall
repair all damage to the Leased Premises and the Project resulting from Tenant's
removal of property (excluding, however, and Tenant shall not be required to (i)
repair leasehold improvements that Landlord intends to demolish in connection
with the build out of the Leased Premises for a new tenant, (ii) repair damage
to the Leased Premises occasioned by the installation and removal of Tenant's
built in desks, cabinets, shelves and filing systems provided that the damage is
of the type that would reasonably be expected to result from detaching such
built in components from the Leased Premises or (iii) remove the steel rods
supporting the aforementioned built-in components). Any property of Tenant not
removed from the Leased Premises not later than ten (10) days following
termination or expiration of this Lease shall, at Landlord's option, be deemed
the property of Landlord.

            5.1.4 Taxes. Tenant shall be responsible for ad valorem taxes on its
personal property. In addition, Tenant shall be responsible for all ad valorem
taxes attributable to, and separately assessed on, the value of Tenant's above
Building standard leasehold improvements in the Leased Premises only if the
applicable taxing authority makes a separate allocation with respect to such
leasehold improvements.

      5.2 Repairs by Landlord.

            5.2.1 Repairs. Landlord shall, at Landlord's sole cost and expense
(but which may be included in Operating Expenses to the extent permitted
hereunder), keep and maintain in good working order and repair, and shall make
such improvements, repairs or replacements as are necessary or appropriate to,
the exterior walls, all structural components and elements of the Project,
lobbies, stairs, elevators (including without limitation, cabs and doors),
corridors and corridor walls and wall treatments, carpeting, public restrooms,
roofs, plate glass, parking areas, paved areas, walkways and drives,
landscaping, base Building improvements, and all facilities, systems and
equipments relating to the furnishing of services (including mechanical,
electrical, water, heating, ventilating and air-conditioning, life safety and
elevators) required to be provided by Landlord, pursuant to this Lease, all at
such times, in such manner and to such extent as is reasonably necessary or
appropriate to maintain the Project in good order and condition consistent with
a first-class office building located in the Greenway Plaza and Galleria areas
in Houston. All repairs, alterations or additions that affect the Project's
structural components or major mechanical, electrical or plumbing systems shall
be made by Landlord or its contractors only, and, subject to Section 6.7, in the
case of any damage to such components or systems caused by Tenant or Tenant's
agents, employees, construction contractors, or cleaning contractors, shall be
paid for by Tenant in an amount equal to Landlord's costs plus seven percent
(7%) for overhead, which shall be payable within thirty (30) days after demand.
Notwithstanding anything to the contrary contained in this Section 5.2.1,
Landlord shall not be required to make any improvements to or repairs of any
kind or character to the

                                      -35-
<PAGE>

leasehold improvements within the Leased Premises during the Term, except (i)
subject to Section 6.7, repairs to leasehold improvements to the extent they
have been damaged as a result of the negligence of Landlord, or Landlord's
agents, employees, construction contractors, or cleaning contractors, and (ii)
repairs to Building standard improvements as may be necessary for normal
maintenance; provide however, non-Building standard leasehold improvements
shall, at Tenant's written request, be maintained, repaired or replaced, by
Landlord at Tenants expense, at a cost equal to Landlord's costs plus seven
percent (7%) overhead, which shall be payable within thirty (30) days after
demand. Landlord shall, as a part of Operating Expenses, replace the flooring in
the elevators serving the Leased Premises at least every three (3) years during
the Term, such replacement flooring to be of a quality in keeping with a
first-class office building located in the Greenway Plaza and Galleria areas in
Houston.

            5.2.2 Overhead Charge. Except as provided above in Section 3.1,
Section 3.4, Section 5.2.1, this Section 5.2.2, Section 5.3, Exhibit E, and
Exhibit G, Landlord shall not charge to Tenant any profit, overhead or
supervision fee, or general condition costs (whether for improvements,
alterations, additions, renovations and/or refurbishments or any services).
Landlord may, however, charge a market fee of up to seven percent (7%) on
non-Building standard services provided at Tenant's request other than the
provision of overtime heating, ventilation, and air-conditioning or additional
electrical usage that does not involve the installation or use of additional
equipment or facilities.

      5.3 Repairs by Tenant. Subject to Sections 5.2 and 6.7, Tenant shall, at
its own cost and expense, repair or replace any damage or injury done to its
leasehold improvements or any part thereof caused by Tenant or Tenant's agents,
contractors, customers, employees, invitees, licensees, servants or visitors. If
Tenant fails to make such repairs or replacements to its leasehold improvements
promptly, Landlord may, at its option, make such repairs or replacements and
Tenant shall repay Landlord's cost plus seven percent (7%) for overhead, which
shall be payable on demand.

      5.4 Allowances.

            5.4.1 Initial Allowance. Landlord shall pay to Tenant an allowance
("Initial Allowance") equal to $15.00 per square foot of Net Rentable Area
contained in the initial Leased, Premises (provided the portion of the Initial
Allowance applicable to any portion of the Leased Premises for which the Rent
Commencement Date is not March 1, 1998 shall be proportionately reduced by
multiplying such Initial Allowance by a fraction, the numerator of which is the
number of days in the Term after the Rent Commencement Date for such portion of
the Leased Premises and the denominator of which is the number of days in the
Term Commencing March 1, 1998) to be used for Tenant's relocation costs, space
planning and design costs and the cost of any leasehold improvements within the
initial Leased Premises, signage, generator, and any lobby improvements,
including, but not limited to, repainting, recarpeting, repairs or
refurbishments of existing leasehold improvements, installation of additional
leasehold improvements, and telephone and/or computer cabling and installation,
all work to be performed and the payment of the Initial Allowance to be

                                      -36-
<PAGE>

paid in accordance with the terms of this Lease. Up to $5.00 per square foot of
Net Rentable Area of said allowance may be applied at Tenant's request to the
first accruing Base Rental hereunder. Any Initial Allowance not so used by
Tenant shall be forfeited. Such allowance shall be either: (i) paid monthly as
work progresses directly by Landlord to Landlord or any contractors/vendors
retained by Landlord in connection with the completion of any work undertaken on
behalf of Tenant at Tenant's request as provided herein (which may include a
construction management fee paid to Landlord equal to three percent [3%] of the
cost of construction); or (2) in the event Tenant or any contractors/vendors
perform such work, then paid directly to such contractors/vendors monthly as
work progresses upon completion of work/delivery of materials for which payment
is requested and submission to Landlord of satisfactory invoices, building and
other permits, certificates of occupancy, and lien waivers therefor and a
certification by Tenant and/or Tenant's architect that all such work for which
payment is requested has been completed and all such materials for which payment
is requested have been delivered on-site at the Building or have been
incorporated into such work (in which event, Landlord shall be paid a
construction supervision fee from such allowance equal to one percent [1%] of
the cost of construction, but in no such event shall such fee exceed
$20,000.00). Tenant may become entitled to receive portions of the foregoing
allowance prior to the Commencement Date, but Landlord shall have no obligation
to make any payment to, or on account of, Tenant prior to January 1, 1998.
Landlord will not provide construction management services, but will merely
provide supervision and an oversight for Landlord's benefit if Tenant elects to
perform such work.

            5.4.2 Additional Allowance During Initial Term. On or after the
fifth (5th) anniversary of the Commencement Date and before the sixth (6th)
anniversary of the Commencement Date, and within sixty (60) days after the
written request of Tenant, Landlord shall pay to Tenant an allowance
("Additional Allowance") equal, to $3.00 per square foot of Net Rentable Area as
then contained in the Leased Premises. Upon Tenant's written notice to Landlord
on or before the Commencement Date, Tenant shall have the option to cause
Landlord to pay to Tenant as an addition to the Initial Allowance an amount
equal to $1.82 per square foot of Net Rentable Area contained within the initial
Leased Premises in lieu of said Additional Allowance. Such Additional Allowance
shall be used for Tenant's space planning and design costs and the cost of any
leasehold improvements within the Leased Premises, signage, generator, and any
lobby improvements as otherwise provided and permitted herein. Such allowance
shall be either: (i) paid monthly as work progresses directly by Landlord to
Landlord or any contractors/vendors retained by Landlord in connection with the
completion of any work undertaken on behalf of Tenant at Tenant's request as
provided herein (which may include a construction management fee paid to
Landlord equal to three percent [3%] of the cost of construction); or (2) in the
event Tenant or any contractors/vendors perform such work, then paid directly to
such contractors/vendors monthly as work progresses upon completion of
work/delivery of materials for which payment is requested and submission to
Landlord of satisfactory invoices, building and other permits, certificates of
occupancy, and lien waivers therefor and a certification by Tenant and/or
Tenant's architect that all such work for which payment is requested has been
completed and all such materials for which payment is requested have been
delivered on-site at the Building or have been incorporated into such

                                      -37-
<PAGE>

work (in. which event, Landlord shall be paid a construction supervision fee
from such allowance equal to one percent [1%] of the cost of construction,
except that if Tenant elects to have the Initial Allowance increased in lieu of
receiving the Additional Allowance, then the $20,000 limit set forth in Section
5.4.1 also shall apply in connection with such increase in the Initial Allowance
so that Landlord's construction supervision fee for both the Initial Allowance
and the increase in the Initial Allowance permitted under this Section 5.4.2.
shall not exceed $20,000). Tenant may become entitled to receive portions of
the foregoing allowance prior to the Commencement Date, but Landlord shall have
no obligation to make any payment to, or on account of, Tenant prior to January
1, 1998, Landlord will not provide construction management services, but will
merely provide supervision and an oversight for Landlord's benefit if Tenant
elects to perform such work.

                                       V1.

      6.1 Condemnation.

            6.1.1 Option to Terminate. If the Leased Premises shall be taken or
condemned for any public purpose to such an extent as to render twenty-five
percent (25%) or more of the Leased Premises Untenantable, this Lease shall, at
the option of either party, cease and terminate as of the date of such taking or
condemnation. Each party shall notify the other of its election to terminate
within thirty (30) days after receipt of notice of such taking or condemnation.
If less than twenty-five percent (25%) of the Leased Premises is rendered
Untenantable as a result of such taking, this Lease shall continue in full force
and effect but all Rent shall abate with respect to the portion so taken. As
used in this Lease, the term "Untenantable" shall mean the condition whereby
Tenant's use and enjoyment of the Leased Premises or any portion thereof is
interrupted or interfered with in any material respect.

            6.1.2 Distribution of Proceeds. All proceeds from any taking or
condemnation affecting the Project or the Leased Premises shall be distributed
to and belong to Landlord, except that, in the event of a taking of the Leased
Premises, (i) Tenant shall be entitled to the unamortized value of any
improvements, alterations or additions to the Leased Premises made after the
Commencement Date and paid for by Tenant (excluding, however, any improvements,
alterations or additions paid for with the proceeds of any
improvements/refurbishment allowance) and not removable by Tenant at the
expiration of the Term, and (ii) Tenant shall be entitled to prosecute a
separate claim for Tenant's relocation and moving expenses. Amortization of any
improvements, alterations or additions made to the Leased Premises during the
primary Term shall be calculated on a straight-line method over the remainder of
the primary Term. Amortization of any improvements, alterations or additions
made to the Leased Premises during a Renewal Term shall be calculated on a
straight line method over the remainder of such Renewal Term. In no event shall
Tenant be entitled to any condemnation award unless the same does not reduce the
value of Landlord's award.

                                      -38-
<PAGE>

      6.2 Damages from Certain Causes. Neither Landlord nor any mortgagee(s)
shall be liable or responsible to Tenant for any loss or damage to any property
or person occasioned by act of God, public enemy, injunction, riot, strike,
insurrection, war, court order, requisition or order of governmental body or
authority or any cause beyond Landlord's control or for any inconvenience which
may arise through repair or alteration of any part of the Project resulting from
the aforementioned causes. All goods, property, or personal, effects placed by
Tenant in or about the Project shall be at the sole, risk of Tenant,

      6.3 Fire or Other Casualty.

            6.3.1 Notice. In the event of a fire or other casualty in the Leased
Premises, Tenant shall immediately give notice thereof to Landlord.

            6.3.2 Restoration Estimate. Within forty-five (45) days following
any damage or destruction to the Project or the Leased Premises, Landlord shall
obtain from a responsible contractor selected by Landlord, an estimate (the
"Restoration Estimate") of the time required to complete the applicable
restoration or rebuilding.

            6.3.3 Obligation to Rebuild. Subject to the rights of Landlord and
Tenant to terminate this Lease as set forth in Section 6.3.4 below, Landlord
shall commence and prosecute any repair work promptly and with reasonable
diligence but shall only be obligated to restore or rebuild the Leased Premises
to a Building standard condition; provided however, Tenant may cause Landlord to
rebuild or restore the Leased Premises to the condition they were in prior to
such damage or destruction if Tenant bears the cost (including rentals which
are lost due to any excess construction time and not covered by rental loss
insurance proceeds) of such restoration or rebuilding to the extent the same
exceeds the costs Landlord would have incurred had only Building standard
improvements been constructed). Building standard shall mean the scope and
quality of items set forth in Exhibit H attached hereto.

            6.3.4 Landlord and Tenant Termination Rights. Landlord and Tenant
shall each have the right to terminate this Lease if the Leased Premises or any
portion thereof is damaged or destroyed and the Restoration Estimate provides
that the repair or restoration of the Leased Premises with Building standard
improvements cannot reasonably be completed within one hundred eighty (180) days
following the commencement thereof; provided however, the rights of termination
granted under this sentence shall be available to Landlord only if one of the
following conditions is also satisfied: (x) the damage or destruction occurs
during the last two (2) years of this Lease and there is no Renewal Option then
remaining, or if there is a remaining Renewal Option, Tenant does not exercise
the same by written notice to Landlord delivered within thirty (30) days
following receipt of Landlord's termination notice, which renewal notice shall
include the same information as contained in a renewal notice delivered pursuant
to Section 1.2 of Exhibit B, hereto, or (y) the damage or destruction does not
occur during the last two (2) years of this Lease, but Landlord is terminating
this Lease simultaneously with the termination of all other leases in the
Building.

                                      -39-
<PAGE>

Landlord and Tenant shall each have the right to terminate this Lease if the
Building or any portion thereof is damaged or destroyed and the Restoration
Estimate provides that the repair or restoration to the Building cannot
reasonably be completed within three hundred sixty-five (365) days following the
commencement thereof In the event either Landlord or Tenant elect to terminate
this Lease based upon the provisions of this Section 6.3.4, such party must make
such election and notify other party of such election within thirty (30) days
following the date Tenant receives the Restoration Estimate from Landlord;
otherwise, such party shall be deemed to have elected not to terminate this
Lease as a result of such damage or destruction. In the event this Lease is
terminated by either party pursuant to this Section 6.3.4, Tenant shall vacate
the Leased Premises as soon as reasonably practicable, but in no event later
than one hundred twenty (120) days following the election by either party to
terminate this Lease, Tenant shall pay all Rent owed up to the time of such
damage or destruction, and Tenant shall pay a pro rata share of Rent on those
portions of the Leased Premises occupied (or deemed occupied) by Tenant
following such damage or destruction from the date of such damage or
destruction until Tenant vacates such portion or portions, as the case may be,
of the Leased Premises. For purposes of calculating Rent under the preceding
sentence, if Tenant continues to occupy any portion of a floor that Tenant
leased as a full floor prior to the damage or destruction, Tenant shall be
deemed in occupancy of all space on such floor that is reasonably occupiable,
regardless of whether Tenant is actually using the space.

            6.3.5 Rental Abatement Following Casualty. Unless this Lease is
terminated as provided in Section 6.3.4 hereof, this Lease shall continue in
effect following a fire or other casualty on the same terms and conditions set
forth herein except that the Rent provided for herein shall abate as to the
portion of the Leased Premises rendered Untenantable until such time as the
Leased Premises (or portion thereof) are no longer Untenantable.

      6.4 Casualty Insurance. Landlord shall maintain standard fire and extended
coverage insurance on the Project (excluding leasehold improvements) and on all
Building standard leasehold improvements, in the amount not less than one
hundred percent (100%) of their full replacement cost. Said insurance shall be
issued by and binding upon an insurance company authorized to do business in
Texas with a Best's rating of not less than A-, XI, in amounts which are
reasonable and customary for landlords of similar first-class office projects in
the Greenway Plaza and Galleria areas, and at the expense of Landlord (but with
the same to be included in the Operating Expenses, subject to any limitations
set forth in Section 2.4) and payments for losses thereunder shall be made
solely to Landlord. Tenant shall maintain at its expense standard fire and
extended coverage (including water damage and sprinkler leakage) insurance on
all of its personal property, including removable trade fixtures, located in the
Leased Premises and on its non-Building standard leasehold improvements and all
other additions and improvements (including fixtures) made by Tenant and not
required to be insured by Landlord above, in the amount not less than one
hundred percent (100%) of their full replacement cost. Said insurance shall be
issued by and binding upon an insurance company authorized to do business in
Texas with a Best's rating of not less than A-, XI, and provide that
contemporaneous notice of cancellation or nonrenewal shall be given to Landlord.
Said insurance shall name Landlord as additional insured

                                      -40-
<PAGE>

Tenant shall provide Landlord a certificate of such insurance prior to the
Commencement Date. If the annual premiums to be paid by Landlord shall exceed
the standard rates because of Tenant's operations or contents within the Leased
Premises or because the improvements to the Leased Premises are above Building
standard, Tenant shall promptly pay the excess amount of the premiums upon
request by Landlord (and, if necessary, Landlord may allocate the insurance
costs of the Project to give effect to this sentence). Landlord acknowledges and
agrees that Tenants current operations, contents and improvements within the
Leased Premises do not require the payment by Landlord of an additional
insurance premium.

      6.5 Liability Insurance. Landlord (with respect to the Project) and Tenant
(with respect to the Leased Premises) shall each, at their respective expense,
maintain a policy or policies of comprehensive general liability insurance with
the premiums thereon fully paid on or before the due dates, issued by and
binding upon an insurance company authorized to do business in Texas with a
Best's rating of not less than A-, XI, and, in the case of Tenant's liability
insurance, providing that contemporaneous notice of cancellation or nonrenewal
shall be given to Landlord. Landlord's liability insurance shall afford minimum
protection (which may be effected by primary and excess coverage) of not less
than five million dollars ($5,000,000) combined single limit bodily injury or
property damage in any one occurrence, and Tenant's liability insurance shall
afford minimum protection (which may be effected by primary and excess coverage)
of not less than two million five hundred thousand dollars ($2,500,000) combined
single limit bodily injury or property damage in any one occurrence. Said
insurance shall name Landlord, Landlord's advisors and consultants and the
Building manager as additional insureds. Tenant shall provide Landlord a
certificate of such insurance prior to the Commencement Date.

      6.6 Hold Harmless. Subject to any express provisions of Section 3.1.1(v)
to the contrary, Tenant shall not be liable to Landlord or to Landlord's agents,
contractors, customers, employees, invitees, licensees, servants or visitors for
any damage to person or property caused by any act omission or neglect of
Landlord, its agents, contractors customers, employees, invitees, licensees,
servants or visitors and Landlord agrees to, subject to Section 6.7, indemnify
and hold Tenant harmless from all liability and claims for such damage. Subject
to any express provisions of Section 3.1.1(v) to the contrary, neither Landlord
nor any mortgagee(s) shall be liable to Tenant, its agents, contractors,
customers, employees, invitees, licensees, servants or visitors for any damage
to person, or property caused by any act, omission or neglect of Tenant, its
agents, contractors, customers, employees, invitees, licensees, servants or
visitors and Tenant agrees to, subject to Section 6.7, indemnify and hold
Landlord and any mortgagee(s) harmless from all liability and claims for any
such damage. Notwithstanding anything contained in this Lease to the contrary,
the provisions of this Section 6.6 shall survive the termination of this Lease.

      6.7 Waiver of Subrogation Rights. Anything in this Lease to the contrary
notwithstanding, Landlord and Tenant hereby waive any and all rights of
recovery, claim, action or cause of action against the other, its agents,
employees, officers, partners, servants or shareholders for any loss or damage
that may occur to the Leased Premises or the Project, or any improvements

                                      -41-
<PAGE>

thereto, or any personal property of such party therein by reason of fire, the
elements or any other cause which is required to be insured against under the
terms of the fire and extended coverage insurance policies required to be
obtained pursuant to this Lease, regardless of cause or origin, including
negligence of the other party hereto, its agents, employees, officers, partners,
servants or shareholders, and each party covenants that no insurer shall hold
any right of subrogation against such other party.

                                      VII.

      7.1 Default by Tenant.

            7.1.1 Events of Default. The occurrence of any one or more of the
following events shall constitute an "Event of Default" under this Lease:

            (i) the failure by Tenant to pay when due any sum of money to be
      paid by Tenant under this Lease, such failure continuing for a period of
      ten (10) days after written notice thereof;

            (ii) the failure by Tenant to comply with or perform in any material
      respect any of the other terms, provisions, covenants or conditions which
      Tenant is required to observe and to perform; or, if Tenant is a
      partnership or other entity, if Tenant is dissolved or otherwise
      liquidated; and any of the above-mentioned failures or actions continue
      for a period of thirty (30) days after notice thereof; provided, however,
      if the nature of the default is such that it cannot be cured with the
      exercise of Tenant's reasonable and good faith efforts within the thirty
      (30) day period, Tenant shall have up to one hundred fifty (150) days from
      the date of Landlord's notice to cure such default, provided Tenant
      undertakes such curative action within the thirty (30) day period and
      diligently and continuously proceeds with such curative action using
      Tenant's reasonable and good faith efforts;

            (iii) a general assignment by Tenant for the benefit of creditors;

            (iv) the filing of any voluntary petition in bankruptcy by Tenant
      or the filing of an involuntary petition by Tenant's creditors, which
      involuntary petition remains undischarged or unstayed for a period of
      sixty (60) days; provided, that in the event that under applicable law the
      trustee in bankruptcy or Tenant has the right to affirm this Lease and
      continue to perform the obligations of Tenant hereunder, such trustee or
      Tenant shall, in such time period as may be permitted by the bankruptcy
      court having jurisdiction, cure all defaults of Tenant hereunder
      outstanding as of the date of the affirmance of this Lease and provide to
      Landlord such adequate assurances as may be necessary to ensure Landlord
      of the continued performance of Tenant's obligations under this Lease;

                                      -42-
<PAGE>

            (v) the admission by Tenant in writing of its inability to pay its
      debts as they become due, the filing by Tenant of a petition seeking any
      reorganization, arrangement composition, readjustment, liquidation,
      dissolution or similar relief under any present or future statute, law or
      regulation, the filing by Tenant of an answer admitting or failing timely
      to contest a material allegation of a petition filed against Tenant in
      any such proceeding or, if within sixty (60) days after the commencement
      of any proceeding against Tenant seeking any reorganization, arrangement,
      composition, readjustment, liquidation, dissolution or similar relief
      under any present or future statute, law or regulation, such proceeding
      shall not have been stayed or dismissed;

            (vi) the attachment, execution or other judicial seizure of all or
      substantially all of Tenant's assets or the Leased Premises, if such
      attachment or other seizure remains undismissed or undischarged for a
      period of sixty (60) days after the levy thereof; and

            (vii) the employment of a receiver to take possession of
      substantially all of Tenant's assets or the Leased Premises, if such
      receivership remains undissolved for a period of sixty (60) days after
      creation thereof.

            7.1.2 Termination. If Tenant suffers an Event of Default under this
Lease, Landlord may (i) terminate this Lease, or (ii) terminate Tenant's right
of possession to the Leased Premises without terminating this Lease. In addition
to these remedies, Landlord shall continue to have all of the rights and
remedies provided Landlord at law or in equity.

            7.1.3 Surrender of Possession. Upon any termination of this Lease,
whether by lapse of time or otherwise, or upon any termination of Tenant's right
of possession without termination of this Lease, Tenant shall, subject to the
provisions of Section 5.1.3, surrender possession and vacate the Leased Premises
immediately, and deliver possession thereof to Landlord. If Tenant fails to
surrender possession and vacate the Leased Premises, Landlord shall have full
and free license to enter into and upon the Leased Premises for the purpose of
repossessing the Leased Premises, expelling or removing Tenant and any others
who may be occupying or within the Leased Premises, and subject to Section
5.1.3, removing any and all property therefrom and changing all door locks of
the Leased Premises. Landlord may take these actions without incurring any
liability for any damage resulting therefrom, including any liability arising
under Section 92.008 of the Texas Property Code, as amended ("TPC"), and without
relinquishing Landlord's right to Rent or any other right given to Landlord
hereunder or by operation of law; Tenant hereby waiving any right to claim
damage for such reentry and expulsion, including any rights granted to Tenant by
Section 92.008 of the TPC.

                                      -43-
<PAGE>

            7.1.4 Benefit of the Bargain. If Landlord elects to terminate this
Lease or terminate Tenant's right of possession to the Leased Premises without
terminating this Lease, there shall immediately become due and payable the
amount by which:

            (i) the present value determined using a discount rate of eight
      percent (8%) per annum of the total Rent and other benefits which would
      have accrued to Landlord under this Lease for the remainder of the Term if
      the terms and provisions of this Lease had been fully complied with by
      Tenant, exceeds

            (ii) the total fair market rental value [determined using a discount
      rate of eight percent (8%) per annum] of the Leased Premises for the
      balance of the Term (it being the agreement of both parties hereto that
      Landlord shall receive the benefit of its bargain).

In the event that Landlord elects to terminate Tenant's right of possession to
the Leased Premises without terminating this Lease, and thereafter Landlord
recovers from Tenant all sums payable under this Section 7.1.4, this Lease shall
be deemed terminated as of the date of such recovery. For purposes of this
Section 7.1.4, the fair market rental value of the Leased Premises shall be the
prevailing Market Rate for similar space in similar high-rise office buildings
in the Greenway Plaza and Galleria areas for a lease term equal to the remaining
Term (without regard to any renewal options). In addition, there shall be
recoverable from Tenant:

            (i) the reasonable cost of restoring the Leased Premises to Building
      standard condition, normal wear and tear and damage due to casualty or
      condemnation excepted;

            (ii) all accrued, unpaid sums, plus interest at the Applicable Rate
      for past due sums up to the date of termination;

            (iii) Landlord's reasonable cost of recovering possession of the
      Leased Premises;

            (iv) Rent accruing subsequent to the date of termination pursuant to
      the holdover provisions of Section 7.3, if any; and

            (v) any other sum of money or damages owed by Tenant to Landlord
      pursuant to this Lease.

            7.1.5 Right to Relet. If Landlord elects to terminate Tenant's right
to possession of the Leased Premises without terminating this Lease, but elects
not to pursue the remedies set forth in Section 7.1.4, Tenant shall continue to
be liable for all Rent and Landlord agrees to use reasonable and good faith
efforts to relet the Leased Premises, or any part thereof, to a substitute
tenant or

                                      -44-
<PAGE>

tenants, which reletting may be for a period of time equal to or lesser or
greater than the remainder of the Term on whatever terms and conditions
Landlord, in Landlord's commercially reasonable judgment, deems advisable.
Notwithstanding anything herein to the contrary, reasonable and good faith
efforts to relet the Leased Premises shall not (i) require Landlord to give
priority to the Leased Premises over other premises owned or managed by Landlord
or its Affiliates; (ii), require Landlord to relet for less than market rent; or
(iii) require Landlord to relet to a tenant (or for a use) which is not in
keeping with the standards of first class office buildings in the Greenway Plaza
and Galleria areas. Tenant shall be given a credit against the Rent due from
Tenant to Landlord during the remainder of the Term in the net amount of rent
received from the new tenant; however, the net amount of such rent received from
the new tenent shall first be applied to:

            (i) a reasonable and appropriate pro rata share of the costs
      incurred by Landlord in reletting the Leased Premises (including, without
      limitation, remodeling costs, brokerage fees, legal fees, advertising
      costs and the like) [for example if there is only three (3) years
      remaining in the Term of this Lease and Landlord executes a ten (l0) year
      lease with the new tenant, Tenant shall only be responsible for thirty
      percent (30%) of such costs];

            (ii) the accrued sums, plus interest and late charges if in arrears,
      under the terms of this Lease;

            (iii) Landlord's reasonable cost of recovering possession of the
      Leased Premises; and

            (iv) the cost of storing (for a period not to exceed thirty (30)
      days unless a longer period is mandated by law or judicial decree) any of
      Tenant's property left on the Leased Premises after reentry.

Notwithstanding any such reletting without termination of this Lease, Landlord
may at any time thereafter elect to exercise its rights under Section 7.1.4 for
such previous breach. Notwithstanding any provision in this Section 7.1.5 to the
contrary, upon the default of any substitute tenant or upon the expiration of
the lease term of such substitute tenant before the expiration of the Term,
Landlord may, at Landlord's election, either relet to still another substitute
tenant or exercise its rights under Section 7.1.4.

            7.1.6 Storage of Property. Any and all property which may be removed
from the Leased Premises by Landlord pursuant to the authority of this Lease or
of law, to which Tenant is or may be entitled, may be handled, removed and
stored, as the case may be, by or at the direction of Landlord at the risk,
reasonable cost and expense of Tenant (subject to the same limitations specified
in Section 7.1.5(iv), and Landlord shall in no event be responsible for the
value, preservation or safekeeping thereof. Tenant shall pay to Landlord, upon
demand, any and all reasonable expenses incurred in such removal and all
reasonable storage charges (for a storage

                                      -45-
<PAGE>

period not to exceed thirty (30) days unless a longer period is mandated by law
or judicial decree) against such property so long as the same shall be in
Landlord's possession or under Landlord's control. Any such property of Tenant
not retaken by Tenant from storage within thirty (30) days after removal from
the Leased Premises shall, at Landlords option, be deemed conveyed by Tenant to
Landlord under this Lease as by a bill of sale without further payment or credit
by Landlord to Tenant.

      7.2 Non-Waiver. Neither acceptance of Rent by Landlord, nor failure by
either party hereto to declare any default immediately upon occurrence thereof,
or delay in taking any action in connection therewith, shall waive such default,
but such non-defaulting party may (subject to the notice or curative rights
stated herein) declare any such default at any time and take such action as
might be lawful or authorized hereunder, either at law or in equity. Waiver by
either party of any right for any default by the other party shall not
constitute a waiver of any right for either a subsequent default of the same
obligation or any other default. Receipt by Landlord of Tenant's keys to the
Leased Premises shall not constitute an acceptance of surrender of the Leased
Premises.

      7.3 Holding Over. If Tenant holds over after expiration or termination of
this Lease without the written consent of Landlord, Tenant shall pay as rent for
the Leased Premises one hundred fifty percent (150%) the amount of Rent
(including all Base Rental and Additional Rental then payable as described in
Section 2.1) for the entire holdover period calculated and prorated on a daily
basis. No holding over by Tenant after the Term shall be construed to extend
this Lease. In the event of any unauthorized holding over by Tenant that
continues for more than thirty (30) days, Tenant shall, in addition to the
payment of holdover rent, indemnify Landlord (i) against all claims for damages
by any other tenant to whom Landlord may have leased all or any part of the
Leased Premises effective upon the termination of this Lease, and (ii) for all
other losses, costs, and expenses, including reasonable attorneys' fees,
incurred by reason of such holding over. Any holding over with the written
consent of Landlord in writing shall thereafter constitute a lease from month to
month. Notwithstanding the foregoing, the obligation of Tenant to pay rent
during any holdover period shall apply only with respect to the floors on which
Tenant actually holds over provided that, for purposes of Tenant's obligation to
pay such rent, Tenant shall be deemed (a) to occupy all of the Leased Premises
on a floor if Tenant occupies any portion of such floor and (b) to occupy all
floors within the Leased Premises leased to a new tenant if Tenant occupies any
portion of the space leased to such new tenant

      7.4 Attorneys' Fees. If either party defaults in the performance of any of
the terms, agreements or conditions contained in this Lease and the other party
places the enforcement of this Lease, or any part thereof, or the collection of
any Rent due or to become due hereunder or recovery of the possession of the
Leased Premises, in the hands of an attorney who files suit upon the same and
should such non-defaulting party prevail in such suit, the defaulting party
agrees to pay the other party's reasonable attorneys' fees.

                                      -46-
<PAGE>

      7.5 Default by Landlord. Except where the provisions of this Lease grant
Tenant an express, exclusive remedy, or expressly deny Tenant a remedy, if:

      (i) Landlord fails to pay any amount payable by Landlord hereunder and
      such failure to pay continues and remains unremedied for a period of ten
      (10) days after written notice thereof given by Tenant to Landlord; or

      (ii) Landlord fails to perform or observe any covenant, term provision
      or condition of this Lease that interferes in any material respect with
      Tenant's use and enjoyment of the Leased Premises, and such failure
      continues for a period of thirty (30) days after written notice thereof
      given by Tenant to Landlord; provided, however, if the nature of the
      default is such that it cannot be cured with the exercise of Landlord's
      reasonable and good faith efforts within the thirty (30) day period,
      Landlord shall have up to one hundred fifty (150) days from the date of
      Tenant's notice to cure such default, provided Landlord undertakes such
      curative action within the thirty (30) day period and diligently and
      continuously proceeds with such curative action using Landlord's
      reasonable and good faith efforts;

then, Tenant may deliver a second notice to Landlord, and if such default shall
continue uncured by Landlord and/or its mortgagee for an additional thirty (30)
days after the delivery of such second notice, Tenant shall have the right to
exercise one or more I of the following options, but not (A) and (B)
simultaneously: (A) Tenant may cure the default which, in the case of a monetary
default, may be effected by the withholding of or offsetting against Rent, and
Landlord shall reimburse Tenant (which reimbursement may be effected through the
withholding of or offsetting against Rent) for all reasonable sums expended in
so curing said default, (B) Tenant may terminate this Lease, and (C) Tenant may
pursue all other remedies at law or inequity to which Tenant may be entitled. No
notice to Landlord under this Section 7.5 shall be effective until a copy
thereof is delivered to each Landlord mortgagee for which Tenant has received a
notice address in writing from Landlord or its mortgagee. The rights of Tenant
pursuant to this Section 7.5 shall be subject to the express provisions of this
Lease providing for remedies different from, or in exclusion of, the remedies
above-described. Without limiting the immediately preceding sentence, the
provisions of this Section 7.5 shall not apply to a default of Landlord under,
or the failure of Landlord to provide the services described in, Section 3.1.3
of this Lease. Tenant may not terminate this Lease because of Landlord's default
unless specifically permitted pursuant to this Section 7.5 or unless otherwise
specifically provided in this Lease. Tenant specifically agrees that the cure of
any default by any Landlord mortgagee shall be deemed a cure by Landlord under
this Lease.

                                      -47-
<PAGE>

                                      VIII.

      8.1 Assignment or Sublease by Tenant.

            8.1.1 Assignment and Sublet Prohibited. Except as provided herein,
Tenant shall not, without Landlord's prior written consent, (which may be
withheld in Landlord's absolute discretion), (i) assign, convey, mortgage,
pledge, encumber, or otherwise transfer this Lease or any interest hereunder,
(ii) allow any lien to be placed upon Tenant's interest hereunder; (iii) sublet
the Leased Premises or any part thereof; or (iv) permit the use or occupancy of
the Leased Premises or any part thereof by any one other than Tenant.

      8.1.2. Permitted Assignments and sublets to Affiliates. Notwithstanding
the foregoing, Tenant shall have the right to assign this Lease and sublease the
Leased Premises without the consent of Landlord if the assignment or subletting
is to an Affiliate of Tenant so long as (1) the assignee or sublessee is engaged
in a business customarily acceptable for a tenant in a first class office
building in the Greenway Plaza and Galleria areas in Houston, (2) any assignee
shall assume all of the obligations of Tenant under this Lease, (3) at the time
of such assignment or subletting, this Lease is in full force and effect and
there is no uncured Event of Default, and (4) the assignee's or sublessee's
proposed use of the Leased Premises is not in violation of this Lease (such
Affiliate of Tenant complying with clauses (1), (2), (3) and (4), hereinafter a
"Permitted Affiliate"). A Permitted Affiliate of Tenant also shall include any
entity that acquires all or substantially all of the stock or assets of Tenant,
except any regulatory or insuring agency, board, or governmental entity. At
least ten (10) days prior to the effective date of any such assignment or
sublease to a Permitted Affiliate, Tenant agrees to furnish Landlord with notice
of such assignment or sublease and copies of the instruments effecting any such
assignment or sublease. Notwithstanding anything to the contrary set forth in
this Lease, the rights granted to Tenant under this paragraph as to assignments
and subleases to Permitted Affiliates shall not be assignable by Tenant, except
to a Permitted Assignee, and except that a sublessee that is a Permitted
Affiliate of Tenant or a Permitted Assignee may further sublease in accordance
with this Section 8.1.2 to a Permitted Affiliate of Tenant or the same Permitted
Assignee.

            8.1.3 Approval. Notwithstanding the provisions of Section 8.1.1
above, Tenant shall be permitted to sublease the Leased Premises or assign its
interest in this Lease after Tenant initially occupies the Leased Premises
subject to the provisions of this Section 8.1.3. If Tenant should desire to
assign this Lease or sublet the Leased Premises or any part thereof, Tenant
shall give Landlord written notice (which shall specify the proposed economic
terms and duration of the proposed sublease or assignment and shall contain
information concerning the business, reputation and creditworthiness of the
proposed sublessee or assignee as shall be sufficient to allow Landlord to form
a judgment with respect thereto) of Tenant's desire to sublease or assign at
least thirty (30) days in advance of the date on which Tenant desires to make
such sublease or assignment (the "Notice"). Landlord then shall have thirty (30)
days following receipt of such Notice (but only fifteen (15) days as to a
Non-Terminable Sublease Proposal, as hereinafter defined) within which

                                      -48-
<PAGE>

to notify Tenant in writing that Landlord elects, in its sole and absolute
discretion, to either (i) permit Tenant to assign this Lease or sublet such
space subject to Landlord's approval of the assignee or sublessee, or (ii)
terminate this Lease as to the space so affected as of the date so specified by
Tenant (and as to option (ii) only, Tenant will be relieved of all further
obligations hereunder as to such terminated space). If the term of a proposed
sublease will extend into the last three (3) years of the initial Term or any
renewal Term of this Lease ("Terminable Sublease Proposal") Landlords exercise
of its termination right set forth in clause (ii) shall be a complete
termination of this Lease as to the affected portion of the Leased Premises. If
the term of a proposed sublease will not extend into the last three (3) years
of the initial Term of this Lease ("Non-Terminable. Sublease"), Landlord's
exercise of its termination right set forth in clause (ii) shall be a
termination of this Lease as to the affected portion of the Leased Premises only
for the term of the proposed sublease, in which case the affected portion of the
Leased Premises shall once again become subject to the provisions of this Lease
upon the expiration of what would have been the term of such proposed sublease.
If Landlord fails to either elect option (i) or option (ii) of if Landlord
elects option (i) and fails to approve or disapprove any such sublessee or
assignee, within the aforesaid thirty (30), or fifteen (15) day, period, then
Landlord shall be deemed to have elected option (i) and such sublessee or
assignee and the proposed sublease or assignment shall be deemed disapproved.
Notwithstanding the foregoing, Landlord will not unreasonably withhold its
approval of an assignment of this Lease or a sublease of a portion of the Leased
Premises if the following conditions are satisfied:

            (a) the conditions of Section 8.1.2 (1) through (4) are satisfied;

            (b) the requirements of Sections 8.1.4 and 8.1.5 are satisfied,
complied with, and applicable;

            (c) the assignee or sublessee is creditworthy and of a kind and type
customarily found in or compatible with first-class office buildings in the
Greenway Plaza and Galleria areas in Houston;

            (d) the assignee or sublessee shall not use the Leased Premises or
the Building in a manner that adversely interferes with, burdens the use of, or
otherwise increases the use of the public areas of the Project, any Building
system, or the use of the elevators or any Building system;

            (e) such assignee or sublessee shall not occupy the Leased Premises
or applicable portion thereof more densely than three (3) people per 1,000
square feet of Net Rentable Area; and

            (f) in no event shall any of the following be considered as suitable
assignees or sublessees and Landlord shall not be required to approve or accept
any of the following: any governmental body, agency or bureau of the United
States, any state, county, municipality or any subdivision thereof); any foreign
government or subdivision thereof; any health care professional or health care
service organization; schools or similar organizations; employment agencies;
radio,

                                      -49-
<PAGE>

television or other communication stations; restaurants; and retailers offering
retail services from the Leased Premises.

      8.1.4 Assignments and Sublets. Whether or not requiring Landlord's
approval or consent, (4) each approved sublessee or assignee shall fully observe
all covenants of this Lease, (b) no consent by Landlord to an assignment or
sublease shall be deemed in any manner to be (i) consent to a use not permitted
hereunder, or (ii) an assignment by Tenant of any rights which are otherwise not
assignable pursuant to other provisions of this Lease, (c) any assignment or
subletting shall be subject to all the terms, covenants and conditions of this
Lease, (d) any assignee must assume in writing all the rights and obligations of
the assignor hereunder, (e) no assignment or subletting by Tenant shall relieve
Tenant or any guarantor, if any, of this Lease of any obligations or covenants
under this Lease or any such guaranty, if any, and Tenant and any guarantor if
any, of this Lease shall remain fully liable hereunder or thereunder (as
applicable), (f) if the aggregate rental, bonus or other consideration paid by
the assignee or sublessee (to the extent in excess of the third party
out-of-pocket costs incurred by Tenant in connection with such sublease or
assignment for leasing commissions, tenant improvements, tenant allowances and
similar or related out-of-pocket third party costs) exceeds the Base Rental
payable to Landlord for such space during the applicable period, then (i) fifty
percent (50%) of such excess as to the first 75,000 square feet of Net Rentable
Area in the aggregate subleased or assigned, and (ii) one hundred percent (100%)
of such excess for all Net Rentable Area subleased or assigned in excess of
75,000 square feet of Net Rentable Area in the aggregate, shall be paid to
Landlord within thirty (30) days after receipt by Tenant, together with an
accounting prepared and certified to: by Tenant of its determination of the sums
owed to Landlord hereunder, (h) a copy of the original sublease or assignment
(and all amendments thereto) shall be delivered to Landlord within fifteen (15)
days from the effective date thereof, and (i) if the proposed sublessee or
assignee is approved by Landlord and Tenant fails to enter into the sublease or
assignment with the approved sublessee or assignee within one hundred eighty
(180) days after the date Tenant submitted its proposal to Landlord, then
Landlord's approval of the proposed sublease or assignment shall be deemed null
and void and Tenant must comply again with all of the conditions of this
Section.

      8.1.5 Effect of Sublease or Assignment. If, in accordance with this
Section, the Leased Premises or any part thereof is sublet or occupied by other
than Tenant or this Lease is assigned, whether or not such assignment or
sublease requires Landlord's approval or consent, Landlord, during the
continuance of an uncured Event of Default under this Lease on the part of
Tenant, if any, may collect rent from the subtenant, assignee or occupant, and
apply the net amount collected to Rent due by Tenant to Landlord under this
Lease, and Tenant hereby authorizes and directs any such assignee or sublessee
to make such payments of rent direct to Landlord upon receipt of notice from
Landlord. No subletting, assignment, occupancy, or collection shall be deemed
(i) a waiver of any of Tenant's covenants contained in this Lease, (ii) a
release of any guarantor of this Lease from further performance of its covenants
under such guaranty, (iii) a release of Tenant from further performance by
Tenant of its covenants under this Lease, or (iv) a waiver of any of Landlord's
other rights hereunder.

                                      -50-
<PAGE>

      8.1.6 Permitted Assignee's Rights. Notwithstanding the giving by Landlord
of its consent to any sublease or assignment with respect to the Leased
Premises, no sublessee or assignee may exercise any renewal options,
preferential rights, rights of first offer, contraction rights, signage rights,
exclusives, or similar rights under this Lease except as provided otherwise in
this Lease. Tenant may not exercise any renewal options, rights of first offer
or similar rights under this Lease if Tenant has assigned all of its interest in
this Lease. An assignee, but not a sublessee, that is a Permitted Affiliate and
is the assignee of Tenant's entire interest under this Lease is a "Permitted
Assignee." Provided the applicable conditions of this Lease are satisfied, (a) a
Permitted Assignee shall have the right to exercise the Renewal Option set forth
in Article I of Exhibit B, and the Preferential Right set forth in Article II of
Exhibit B, (b) a Permitted Assignee, or a Permitted Affiliate of Tenant or a
Permitted Assignee, that is a savings and loan association, federal or state
chartered lending institution, national or state banking institution, or federal
savings bank, or other business permitted under applicable law to offer retail
banking services, shall be entitled to exercise or benefit from the exclusive
retail banking rights set forth in Section 1.10, the signage rights set forth in
Section 3.4.3, and the restriction set forth in Section 3.4.4, and (c) a
Permitted Assignee or a Permitted Affiliate of Tenant or a Permitted Assignee
shall be entitled to exercise the signage rights set forth in Section 3.4.2, and
the ATM rights set forth in Section 1.4. The foregoing rights are exercisable by
a Permitted Assignee only if the entirety of such rights are assigned to such
Permitted Assignee and Tenant (or other assignor) has not retained any portion
thereof so that only one party will be exercising any such rights. Tenant shall
remain fully liable for all obligations of Tenant under this Lease including all
additional obligations resulting from the exercise of such rights by such
Permitted Assignee or Permitted Affiliate. Tenant, or a Permitted Assignee, may
exercise the Renewal Option notwithstanding the fact that a sublessee may be in
occupancy of a portion of the Leased Premises as long as Tenant and such
Permitted Assignee remain fully liable for all obligations of Tenant under this
Lease including all additional obligations resulting from the exercise of such
rights. Neither Tenant, a Permitted Assignee, nor a Permitted Affiliate may
exercise the Preferential Right if Tenant or a Permitted Assignee has subleased
any portion of the Leased Premises. No sublessee, whether or not a Permitted
Affiliate, may exercise the Renewal Option or the Preferential Right.

            8.1.7 Limitations on Approvals. Any attempted assignment or sublease
by Tenant in violation of the terms and covenants hereof shall be void and shall
be an Event of Default under this Lease. Any consent by Landlord to a particular
assignment or sublease shall not constitute Landlord's consent to any other or
subsequent assignment or sublease, and any proposed sublease or assignment by a
sublessee of Tenant shall be subject to the provisions hereof as if it were a
proposed sublease or assignment by Tenant

            8.1.8 Tenant Improvements. Any improvements, additions, or
alterations to the Building or the Project that are required by applicable law,
or are reasonably deemed necessary by Landlord, as a result of any subletting or
assignment hereunder, shall be installed and provided without cost or expense to
Landlord.

                                      -51-
<PAGE>

      8.2 Assignment by Landlord. Landlord shall have the right to transfer and
assign, in whole or in part, all its rights and obligations hereunder and in the
Project and all other property referred to herein and in such event and upon
such transfer (any such transferee to have the benefit of, and be subject to,
the provisions of Sections 8.3 and 8.4) no further liability or obligation shall
thereafter accrue against Landlord hereunder, provided such successor in
interest has agreed to assume (subject to the limitations of Section 8.4) all of
Landlord's obligations accruing under this Lease after the date of such
assignment.

      8.3 Peaceful Enjoyment. Landlord covenants that Tenant shall and may
peacefully have, hold and enjoy the Leased Premises subject to the other terms
hereof, provided that no Event of Default exists under this Lease. It is
understood and agreed that this covenant and any and all other covenants of
Landlord contained in this Lease shall be binding upon Landlord and its
successors and assigns only with respect to breaches occurring during its and
their respective ownership of the Landlord's interest hereunder.

      8.4 Limitation of Landlord's Liability. Except as provided in the
following sentence of this Section 8.4, Tenant shall look solely to Landlord's
interest in the Project for the recovery of any judgment against Landlord, it
being agreed that neither Landlord (and its partners, officers, directors and
shareholders) nor any mortgagee shall ever be personally liable for any such
judgment. In the event of a transfer by Landlord of its interest in the Project,
Tenant may proceed against the net sales proceeds received from such transfer
for the recovery of any claim that accrued prior to such transfer so long as
Tenant has given Landlord written notice of the claim and Tenant commences an
action to recover on such claim within six (6) months after consummation of the
transfer. In the event that the sale proceeds from any such transfer have been
distributed to the owners (e.g., partners, shareholders, members) of the
transferring Landlord prior to the commencement of Tenant's claim, the liability
of each owner for such claim shall be limited to that portion of the sale
proceeds actually received by such owner. In addition, Tenant also agrees that
Tenant shall not be entitled to recover from Landlord nor any of its agents,
employees, officers, partners, servants or shareholders any indirect, special or
consequential damages Tenant may incur as a result of a default under this Lease
or other action by Landlord, its agents, employees, officers, partners, servants
or shareholders. The provisions contained in the foregoing sentences are not
intended to, and shall not, limit any right that Tenant might otherwise have to
(i) obtain injunctive relief against Landlord or Landlord's successors in
interest, or (ii) any suit or action in connection with enforcement or
collection of amounts which may become owing or payable under or on account of
insurance maintained by Landlord, or (iii) any other action which does not
require Landlord to be personally liable for damages from assets other than the
Project.

      8.5 Limitation of Tenant's Liability. Landlord agrees that, except in
connection with an unauthorized holding over by Tenant, Landlord shall not be
entitled to recover from Tenant nor any of its agents, employees, officers,
partners, servants or shareholders any indirect, special or consequential
damages Landlord may incur as a result of a default under this Lease or other
action by Tenant, its agents, employees, officers, partners, servants or
shareholders.

                                      -52-
<PAGE>

                                       IX.

      9.1 Notices. Any notices or other communications to Landlord or Tenant
required or permitted to be given under this Lease must be in writing and shall
be effectively given if delivered to the addresses for Landlord and Tenant
stated above or if sent by United States Mail, certified or registered, return
receipt requested, to said addresses. Any notice mailed shall be deemed to have
been given on the third (3rd) regular business day next following the date of
deposit of such item in a depository of the United States Postal Service in
Houston, Texas. Notice effected other than by mail shall be deemed to have been
given at the time of actual delivery. Either party shall have the right to
change its address to which notices shall thereafter be sent by giving the other
party ten (10) days written notice thereof.

      9.2 Miscellaneous.

            9.2.1 Successors and Assigns. This Lease shall be binding upon and
inure to the benefit of the successors and assigns of Landlord and shall be
binding upon and inure to the benefit of Tenant, its successors and, to the
extent assignment is permitted or may be approved by Landlord hereunder,
Tenant's assigns.

            9.2.2 Gender, Plurals. The pronouns of any gender shall include the
other gender and either the singular or the plural shall include the other.

            9.2.3 Remedies Cumulative. All rights and remedies of the parties
under this Lease shall be cumulative and none shall exclude any other rights or
remedies allowed by law; this Lease is declared to be a Texas contract and all
of the terms thereof shall be construed according to the laws of the State of
Texas; and venue shall lie exclusively in Harris County, Texas.

            9.2.4 Amendments. This Lease may not be altered, changed or amended,
except by an instrument in writing executed by all parties hereto. Further, the
terms and provisions of this Lease shall not be construed against or in favor of
a party hereto merely because such party is the "Landlord" or the "Tenant"
hereunder or such party or its counsel is the draftsman of this Lease.

            9.2.5 Exhibits and Schedules. The terms and provisions of Exhibits A
through J and Schedules I and II, inclusive, attached hereto are hereby made a
part hereof for all purposes.

            9.2.6 Authorization. Each party represents and warrants that all
consents or approvals required of third parties (including, but not limited to,
its Board of Directors or partners) for the execution, delivery and performance
of this Lease have been obtained and that each party has the right and authority
to enter into and perform its covenants contained in this Lease.

                                      -53-
<PAGE>

            9.2.7 Reasonable Efforts. Whenever in this Lease there is imposed
upon either party the obligation to use its reasonable efforts or diligence,
such party shall be required to do so only to the extent the same will not
impose upon such party excessive financial burdens.

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

            9.2.9 Entirety. This Lease and any attached exhibits and schedules
constitute the entire agreement, between Landlord and Tenant. No prior or
contemporaneous promises, inducements, representations or agreements, oral or
otherwise, between the parties hereto not embodied herein shall be binding or
have any force or effect. Tenant will make no claim on account of any
representation whatsoever, whether made by a renting agent, broker, officer or
other representative of Landlord or which may be contained in any circular,
prospectus or advertisement relating to the Leased Premises or the Project, or
otherwise, unless the same is specifically set forth in the Lease.

            9.2.10 Days. All references to days in this Lease and any exhibits
or schedules hereto mean calendar days, not working or business days, unless
otherwise stated.

            9.2.1.1 Captions. Captions and headings herein are for Landlord's
and Tenant's convenience only and neither limit nor amplify the provisions of
this Lease.

            9.2.12 Time of Essence. In all instances where either party hereto
is required hereunder to pay any sum or do any act at a particular time or
within any indicated period, it is understood that time is of the essence.

            9.2.13 Consent. In all cases where consent or approval shall be
required or requested of either Tenant or Landlord pursuant to this Lease, the
giving of consent or approval shall not be unreasonably withheld, conditioned or
delayed by the party from whom such consent is required or requested.

      9.3 Subordination. As of the date hereof there is no mortgage or deed of
trust lien against the Project. This Lease shall be subject and subordinate to
all mortgages, deeds of trust and related security instruments which may
hereafter encumber the Project and to all renewals, modifications,
consolidations, replacements and extensions thereof and to each advance made or
hereafter to be made thereunder provided Tenant has received from the holder
thereof an agreement that Tenant will not be disturbed in its possession of the
Leased Premises, or have its rights under the Lease modified or terminated,
except pursuant to the terms of this Lease. In the event of the enforcement by
the trustee or the beneficiary under any such mortgage or deed of trust of the
remedies provided for by

                                      -54-
<PAGE>

law or by any such mortgage or deed of trust, Tenant will, upon request of any
person or party succeeding to the interest of said trustee or beneficiary as a
result of such enforcement (and subject to the aforesaid recognition of Tenant's
rights under the Lease), automatically become the tenant of, and attorn to, such
successor in interest without change in the terms or provisions of this Lease;
provided, however, that such successor in interest shall not be bound by:

            (i) any payment of Rent for more than one month in advance except
      prepayments in the nature of security for the performance by Tenant of its
      obligations under this Lease; or

            (ii) any amendment or modification of this Lease made without the
      written consent of such trustee or such beneficiary or such successor in
      interest. Upon request by such successor in interest, Tenant shall execute
      and deliver an instrument or instruments confirming the attornment herein
      provided for.

      9.4 Estoppel Certificate or Three-Party Agreement. Within ten (10) days of
receipt of Landlord's request, Tenant will execute either an estoppel
certificate or a three-party agreement among Landlord, Tenant and any third
party dealing with Landlord certifying to such facts (if true) and agreeing to
such notice provisions and other matters as such third party may reasonably
require in connection with the business dealings of Landlord and such third
party. Notwithstanding anything to the contrary herein, in the event of Tenant's
failure to execute and deliver any such certificate of agreement within ten (10)
days after Landlord's second request therefor shall constitute an Event of
Default, and no additional notice or cure periods shall apply.

      9.5 Brokerage Fees. Landlord shall pay all brokerage fees and commissions
earned by Cushman Realty Corporation (Mr. Tim D. Relyea) and Colliers Appelt
Womack (Mr. Robert S. Parsley) (together "Agent") in connection with this Lease
pursuant to separate agreement between Landlord and Agent. Landlord and Tenant
represent each to the other that except for Agent, there is no other broker or
agent involved in this transaction for which the other party would be
responsible to pay a fee or commission. Landlord and Tenant shall each indemnify
and hold the other harmless against any party claiming under the indemnifying
party for any such fees, including without limitation, reasonable attorneys'
fees and court costs. Landlord acknowledges that Agent is representing Tenant
and not Landlord.

      9.6 Recording and Disclosure. Tenant agrees not to record this Lease, but
Landlord and Tenant shall execute and record a memorandum of this Lease.
Additionally, Tenant shall not disclose the terms of this Lease to any third
party except (i) legal counsel to Tenant, (ii) any assignee of Tenant's interest
in this Lease or sublessee of Tenant, (iii) as required by Legal Requirements,
or (iv) for financial reporting purposes.

                                      -55-
<PAGE>

      9.7 No Partnership. This Lease shall not be deemed or construed to create
or establish any relationship (other than that of Landlord and Tenant) or
partnership or joint venture or similar relationship or agreement between
Landlord and Tenant hereunder.

      9.8 No Press Release. Neither Landlord nor Tenant shall issue a press
release regarding this Lease without the approval of the other, which approval
shall not be unreasonably withheld.

      9.9 Communications Equipment.

            (a) For so long as Tenant is conducting business in and from the
Leased Premises, Tenant, at Tenants sole cost and expense, shall have the right
to install no more than two (2) satellite communication dishes (the "Satellite
Dishes") with a diameter of not more than eighteen inches (18") in a location on
the roof of the Building designated by Landlord in its sole discretion with an
available base area of one (1) square foot; provided, however, the Satellite
Dishes must be utilized by Tenant in the conduct of its business.

            (b) Landlord reserves the right to require Tenant from time to time
to relocate the Satellite Dishes to a new location or locations in the Project
designated by Landlord (each a "New Site") by furnishing at least ninety (90)
days prior written notice (unless such location is legally required, in which
event such notice may be thirty (30) days), provided that any New Site does not
materially and adversely affect the operation of the Satellite Dishes.

            (c) Any costs incurred by Landlord associated with Tenant's
installation, operation, utilization, replacement, maintenance and/or removal of
the Satellite Dishes shall be at Tenant's expense. The Satellite Dishes must be
(i) designed, installed and operated in complete compliance with all legal
requirements, and (ii) installed and operated so as not to adversely affect or
impact structural, mechanical, electrical, elevator, or other systems of or
serving the Building or Project or customary telephone service for the Building
or Project and so as not to cause injury to persons or property.

            (d) Tenant shall be permitted to undertake the installation of its
Satellite Dishes, subject to the provisions of Article V of this Lease
(including without limitation Landlord's approval, of the qualifications of
Tenant's contractors). Any such work conducted in connection with the
installation of the Satellite Dish must be done in accordance with Article V of
this Lease and Exhibit D attached hereto or any other reasonable regulations
promulgated by Landlord pertaining to construction in or on the Building by all
third party contractors of the same or similar trades.

            (e) Subject to Exhibit D attached hereto and other reasonable rules
relating to Building security and safety that may be promulgated by Landlord
pertaining to access by tenants to the roof of the Building and provided Tenant
does not unreasonably disturb any other tenants of the Building, Tenant and
Tenant's contractors shall have reasonable access to the Satellite Dishes for
purposes of operating, servicing, repairing or otherwise maintaining said
equipment.

                                      -56-
<PAGE>

            (f) TENANT HEREBY INDEMNIFIES AND HOLDS LANDLORD HARMLESS FROM ALL
COSTS AND EXPENSES (INCLUDING REASONABLE ATTORNEYS' FEES AND COSTS OF SUIT),
LOSSES, DAMAGES OR LIABILITIES ARISING OUT OF THE DESIGN, INSTALLATION,
OPERATION, MAINTENANCE, USE, AND REMOVAL BY TENANT OF THE SATELLITE DISHES AND
THE ADDITIONAL EQUIPMENT, EVEN TO THE EXTENT CAUSED BY LANDLORD'S NEGLIGENCE
(BUT NOT TO THE EXTENT CAUSED BY LANDLORD'S GROSS NEGLIGENCE OR WILLFUL
MISCONDUCT).

            (g) Nothing contained in this Section 9.9 shall be deemed to
prohibit or restrict any other individual or entity, including without
limitation Landlord or any other tenant of the Building, from installing
communications equipment on the roof of the Building or to use the roof for any
other purpose.

            (h) Tenant agrees to reimburse Landlord for all out-of-pocket costs
and expenses incurred by Landlord pursuant to this Section 9.9 within thirty
(30) days after receipt by Tenant of an invoice therefor from Landlord.

            (i) Tenant agrees that the installation, operation and maintenance
of the Satellite Dishes at all times, and at Tenant's expense, shall comply with
such technical standards (including, without limitation, technical standards
relating to frequency compatibility, radio interference protection, antenna type
and location, and physical installation) required by Landlord from time to time.
Additionally, the access to, and installation, maintenance and operation of, the
Satellite Dishes must at all times be in strict compliance with all legal
requirements and with Exhibit D attached hereto

            (j) If, in the reasonable judgment of Landlord, any electrical,
electromagnetic, radio frequency or other interference shall result from the
operation of the Satellite Dishes, Tenant agrees to shut down Tenant's
equipment upon thirty (30) days prior notice to Tenant; provided, however if an
emergency situation exists which could result in injury to persons or material
damage to property, as determined by Landlord in its reasonable discretion,
Landlord may shut down Tenant's equipment immediately and shall give Tenant
notice thereof as soon as possible thereafter. Tenant shall indemnify and hold
harmless Landlord from all expenses, costs, damages, loss, claims or other
liabilities arising out of said shutdown. Tenant agrees to cease operations
(except for intermittent testing on a schedule approved by Landlord) until the
interference has been corrected to the satisfaction of Landlord. If such
interference has not been corrected within sixty (60) days, Landlord, at its
sole option, either may terminate Tenant's rights under this Section 9.9
forthwith, or may require that Tenant immediately remove the Satellite Dishes
causing such interference.

            (k) At Tenant's own cost and expense, and by use of a contractor or
contractors approved in writing by Landlord, Tenant shall keep the Satellite
Dishes in a good condition and shall perform all repairs and improvements to the
Satellite Dishes legally required. If Tenant fails to

                                      -57-
<PAGE>

commence any such repairs or improvements to the Satellite Dishes within ten
(10) days after written notice from Landlord, and thereafter diligently proceed
with such repair until completion, Landlord, at its option, may make such repair
or any replacement reasonably deemed necessary by Landlord, and Tenant shall pay
to Landlord the actual cost thereof, plus a charge equal to seven percent (7%)
for administrative cost recovery, within thirty (30) days after receipt of an
invoice therefor. Landlord shall have no obligation to license, maintain,
operate or safeguard the Satellite Dishes.

            IN TESTIMONY WHEREOF, the parties hereto have executed this Lease as
of the date aforesaid. This Lease may be executed in multiple counterparts, all
of which when taken together shall constitute one and the same instrument.

                               LANDLORD:

                               UTAH STATE RETIREMENT INVESTMENT
                               FUND, an independent agency of the State of Utah

                               By:   Westmark Realty Advisors, L.L.C., its Agent

                                     By:  /s/ Matthew C. Hurlbut
                                          -------------------------------
                                     Name:  Matthew C. Hurlbut
                                     Title: Authorized Signatory

                                     By: /s/ Joseph W. Markling
                                     Name:  Joseph W. Markling
                                     Title: Authorized Signatory

                               TENANT:

                               BANK UNITED, a federal savings bank

                               By: /s/ Jonathon K. Heffron
                               Name:  JONATHON K. HEFFRON
                               Title: EXECUTIVE VICE PRESIDENT

                                      -58-
<PAGE>

                                   SCHEDULE I

                                NET RENTABLE AREA

                                                                   PHOENIX TOWER
                                                                AREA TABULATIONS
                                                               PRELIMINARY DRAFT

 16 October 1997            USABLE TO USABLE FOR COMMON AREA PRORATION

<TABLE>
<CAPTION>
  FLOOR      GROSS        GROSS AREA         SERVICE/     MECHANICAL    MECHANICAL   ADJUSTED GROSS     GENERAL     PRORATED GENERAL
 NUMBER       AREA      RENTABLE FLOORS      VERTICAL       ROOMS      ROOM PRORATE       AREA        COMMON AREA     COMMON AREA
              (5)             (5)          PENETRATIONS      (3)                                          (1)             (2)
------------------------------------------------------------------------------------------------------------------------------------
    A          B               C                 D            E             F               G              H               I
------------------------------------------------------------------------------------------------------------------------------------
          Per DATABASE   Per DATABASE      Per DATABASE  Per DATABASE     (G/2)          (C-D-E)      Per DATABASE    (TH*(J/TJ))
<S>       <C>            <C>               <C>           <C>           <C>            <C>             <C>            <C>
------------------------------------------------------------------------------------------------------------------------------------
    B      2,662.8947                                                                                  2,662.8947
------------------------------------------------------------------------------------------------------------------------------------
    1     18,020.7490     18,020.7490       1,169.7053                                 16,851.0437    12,221.5458       222.9187
    2         n/a             n/a
    3         n/a             n/a
    4         n/a             n/a
    5         n/a             n/a
------------------------------------------------------------------------------------------------------------------------------------
    6         n/a             n/a
    7         n/a             n/a
    8         n/a             n/a
    9     38,407.2703     38,407.2703       2,143.9746                                 36,263.2957     7,271.8161      1,395.9921
   10     29,632.2913     29,632.2913       4,337.7806                                 25,294.5107     1,071.9642      1,166.3593
------------------------------------------------------------------------------------------------------------------------------------
   11     25,627.9666     25,627.9666       1,596.4368                   233.9872      24,031.5298      463.7467       1,134.8313
   12     25,627.9666     25,627.9666       1,424.2785     467.9744      233.9872      23,735.7137                     1,142.9175
   13     25,627.9666     25,627.9666       1,424.2785                   233.9872      24,203.6881                     1,165.4513
   14     25,627.9666     25,627.9666       1,424.2785     467.9744      233.9872      23,735.7137                     1,142.9175
   15     25,627.9666     25,627.9666       1,424.2785                   233.9872      24,203.6881                     1,165.4513
------------------------------------------------------------------------------------------------------------------------------------
   16     25,627.9666     25,627.9666       1,424.2785     467.9744      233.9872      23,735.7137                     1,142.9175
   17     25,627.9666     25,627.9666       1,424.2785                   233.9872      24,203.6881                     1,165.4513
   18     25,627.9666     25,627.9666       1,424.2785     467.9744      233.9872      23,735.7137                     1,142.9175
   19     25,627.9666     25,627.9666       1,424.2785                   233.9872      24,203.6881                     1,165.4513
   20     25,627.9666     25,627.9666       1,424.2785     467.9744      233.9872      23,735.7137                     1,142.9175
------------------------------------------------------------------------------------------------------------------------------------
   21     25,627.9666     25,627.9666       1,424.2785                   233.9872      24,203.6881      412.4637       1,145.5904
   22     25,627.9666     25,627.9666       1,424.2785     467.9744      233.9872      23,735.7137                     1,142.9175
   23     25,627.9666     25,627.9666        976.8879                    233.9872      24,651.0787      747.9167       1,150.9804
   24     25,627.9666     25,627.9666        976.8879      467.9744      233.9872      24,183.1043                     1,164.4601
   25     25,627.9666     25,627.9666        976.8879                    233.9872      24,651.0787                     1,186.9939
------------------------------------------------------------------------------------------------------------------------------------
   26     25,627.9666     25,627.9666        976.8879      467.9744      233.9872      24,183.1043                     1,164.4601
   27     25,627.9666     25,627.9666        976.8879                    233.9872      24,651.0787                     1,186.9939
   28     25,627.9666     25,627.9666        976.8879      467.9744      233.9872      24,183.1043                     1,164.4601
   29     25,627.9666     25,627.9666        975.1874                    231.1396      24,652.7792                     1,187.0758
   30     20,908.5182     20,908.5182        984.5570      462.2791      231.1396      19,461.6821                      937.1151
------------------------------------------------------------------------------------------------------------------------------------
   31     20,908.5182     20,908.5182        979.0233                    231.1396      19,929.4949                      959.6411
   32     20,908.5182     20,908.5182       1,252.6792     462.2791      231.1396      19,193.5599      315.3475        909.0200
   33     14,807.6249     14,807.6249        954.2500                    193.2055      13,853.3749                      667.0650
   34     14,807.6249     14,807.6249       3,019.0396     386.4110      193.2055      11,402.1743     3,477.1748       381.6030
------------------------------------------------------------------------------------------------------------------------------------
  TOTAL   667,995.3751   665,332.4804      38,941.0247   5,522.7388    5,522.7388     620,868.7169    28,644.8702    28,644.8702
------------------------------------------------------------------------------------------------------------------------------------

<CAPTION>
  FLOOR    LEASE SPACE    SINGLE TENANT  AREA OUTSIDE      (DEDUCT)       (ACTUAL)      MULTI-TENANT    MULTI-TENANT        NET
 NUMBER     FULL FLOOR       ADD-ON          CORE            CORE         CORRIDOR         USABLE      ADD-ON FACTOR      RENTABLE
              USABLE         FACTOR      (OCCUPIABLE)        (4)                                                            AREA
------------------------------------------------------------------------------------------------------------------------------------
    A           J               K              L              M               N              O               P               Q
------------------------------------------------------------------------------------------------------------------------------------
            (B-D-E-H)         (Q/J)          (J-M)       Per DATABASE   Per DATABASE      (J-M-N)          (Q/O)       (B-D-E+F-H+I)
<S>       <C>                 <C>        <C>             <C>            <C>            <C>                 <C>         <C>
------------------------------------------------------------------------------------------------------------------------------------
    B
------------------------------------------------------------------------------------------------------------------------------------
    1       4,629.4979        4.82%       3,839.4012       790.0967                      3,839.4012        26.38%        4,852.4166
    2                          n/a                                                                          n/a             n/a
    3                          n/a                                                                          n/a             n/a
    4                          n/a                                                                          n/a             n/a
    5                          n/a                                                                          n/a             n/a
------------------------------------------------------------------------------------------------------------------------------------
    6                          n/a                                                                          n/a             n/a
    7                          n/a                                                                          n/a             n/a
    8                          n/a                                                                          n/a             n/a
    9      28,991.4796        4.82%       26,453.1908     2,538.2888     1,205.8182     25,247.3726        20.36%       30,387.4717
   10      24,222.5465        4.82%       22,072.3362     2,150.2103     2,845.1801     19,227.1561        32.05%       25,388.9058
------------------------------------------------------------------------------------------------------------------------------------
   11      23,567.7831        5.81%       22,105.3191     1,462.4640     1,607.8855     20,497.4336        21.66%       24,936.6016
   12      23,735.7137        5.80%       22,439.1642     1,296.5495     1,757.4884     20,681.6758        21.42%       25,122.6184
   13      24,203.6881        5.78%       22,918.5292     1,285.1589      412.4637      22,506.0655        13.76%       25,603.1266
   14      23,735.7137        5.80%       22,439.1642     1,296.5495      412.4637      22,026.7005        14.01%       25,112.6184
   15      24.203.6881        5.78%       22,918.5292     1,285.1589      412.4637      22,506.0655        13.76%       25,603.1266
------------------------------------------------------------------------------------------------------------------------------------
   16      23,735.7137        5.80%       22,439.1642     1,296.5495      412.4637      22,026.7005        14.01%       25,122.6184
   17      24,203.6881        5.78%       22,918.5292     1,285.1589      412.4637      22,506.0655        13.76%       25,603.1266
   18      23,735.7137        5.80%       22,439.1642     1,296.5495      412.4637      22,026.7005        14.01%       25,122.6184
   19      24,203.6881        5.78%       22,918.5292     1,285.1589      412.4637      22,506.0655        13.76%       25,603.1266
   20      23,735.7137        5.80%       22,439.1642     1,296.5495      412.4637      22,026.7005        14.01%       25,122.6184
------------------------------------------------------------------------------------------------------------------------------------
   21      23,791.2244        5.80%       22,506.0655     1,285.1589     1,344.8224     21,161.2431        18.95%       25,170.8020
   22      23,735.7137        5.80%       22,325.2097     1,410.5040     1,380.6152     20,944.5945        19.90%       25,112.6184
   23      23,903.1620        5.79%       22,615.3482     1,287.8138     1,804.9789     20,810.3693        21.52%       25,288.1296
   24      24,183.1043        5.78%       22,865.1679     1,317.9364      412.7431      22,452.4248        13.94%       25,581.5516
   25      24,651.0787        5.76%       23,344.5330     1,306.5457      412.7431      22,931.7899        13.69%       26,072.0598
------------------------------------------------------------------------------------------------------------------------------------
   26      24,183.1043        5.78%       22,865.1679     1,317.9364      412.7431      22,452.4248        13.94%       25,581.5516
   27      24,651.0787        5.76%       23,344.5330     1,306.5457      412.7431      22,931.7899        13.69%       26,072.0598
   28      24,183.1043        5.78%       22,865.1679     1,317.9364      412.7431      22,452.4248        13.94%       25,581.5516
   29      24,652.7792        5.75%       23,346.2335     1,306.5457      412.7431      22,933.4904        13.68%       26,070.9945
   30      19,461.6821        6.00%       18,333.8109     1,127.8712     1,222.8581     17,110.9528        20.57%       20,629.9368
------------------------------------------------------------------------------------------------------------------------------------
   31      19,929.4949        5.97%       18,813.4577     1,116.0372     1,169.0892     17,644.3685        19.70%       21,120.2756
   32      18,878.2124        6.04%       17,750.3412     1,127.8712      406.8403      17,343.5009        15.42%       20,018.3719
   33      13,853.3749        6.21%       12,950.2798      903.0951       561,0843      12,389.1955        18.76%       14,713.6454
   34       7,924.9995        7.25%        7,089.7610      835.2385        0.0000        7,089.7610        19.89%        8,499.8080
------------------------------------------------------------------------------------------------------------------------------------
  TOTAL   594,886.7414        5.74%      559,355.2623    35,531.4791    21,082.8288    538,272.4335        16.87%      629,054.3504
------------------------------------------------------------------------------------------------------------------------------------
          594,886.7414        5.90%      559,355.2623                                  538,272.4335        21.79%      629,054.3504
                                                                                                                      (B-D=GrossNRA)
</TABLE>
 *    Includes 17,518.0881 s.f on level One and 502.6609 s.f. mechanical space
      on Level Two
**    Includes 287.4358 s.f restroom on Level One and 502.6609 s.f. mechanical
      space on Level Two
(1)   Includes elevator machine rooms; main mechanical, telephone, & electrical
      rooms, public lobbies; engineering, security & postal areas; dock, etc.
(2)   Indicates apportionment of General Common Areas
(3)   Includes alternate floor mechanical rooms (servicing two adjacent floors,
      levels 10-33 only)
<PAGE>

                                    EXHIBIT A

                                   FLOOR PLANS

                       Pages A-2 through A-11 (following)
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 9

Suite       Tenant Name       Net Rentable Area
-----       -----------       -----------------
950         Bank United              2,261
960         Bank United              1,108
            Sub-Total                3,369
965         Bank United                495
970         Bank United              4,191
            Sub-Total                4,686
            Total                    8,055

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-09           29 oct 97

                                       A-2
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 10

Suite       Tenant Name      Net Rentable Area
-----       -----------      -----------------
1020        Bank United      11,101

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-10           29 oct 97

                                       A-3
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 13

Suite       Tenant Name      Net Rentable Area
-----       -----------      -----------------
1300        Bank United      24,977

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-13           30 jun 97

                                       A-4
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 14

Suite     Tenant Name        Net Rentable Area
-----     -----------        -----------------
1400      Bank United        24,314

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-14           30 jun 97

                                       A-5
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 15

Suite       Tenant Name      Net Rentable Area
-----       -----------      -----------------
1500        Bank United      25,594

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-15           30 jun 97

                                       A-6
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 16

Suite       Tenant Name       Net Rentable Area
-----       -----------       -----------------
1600        Bank United       24,314

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-16           30 jun 97

                                       A-7
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 17

Suite       Tenant Name      Net Rentable Area
-----       -----------      -----------------
1700        Bank United      24,977

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-17           30 jun 97

                                       A-8
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 18

Suite       Tenant Name      Net Rentable Area
-----       -----------      -----------------
1800        Bank United      24,314

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-18           29 oct 97

                                       A-9
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 19

Suite       Tenant Name        Net Rentable Area
-----       -----------        -----------------
1900        Bank United        24,977

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-19           30 jun 97

                                       A-10
<PAGE>

                                  [FLOOR PLAN]

                        LEVEL 20

Suite       Tenant Name      Net Rentable Area
-----       -----------      -----------------
2000        Bank United      24,314

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
PEARSON ENGLISH ARCHITECTURAL DESIGN, INC.            phx-20           30 jun 97

                                       A-11
<PAGE>

                                   EXHIBIT A-1

                                      LAND

                               DESCRIPTION OF LAND
                                 (PHOENIX TOWER)

Description of a 2.1840 acre tract of land (95,134 square feet) being out of Lot
Eight (8) of the J.B. Sydnor Addition and a portion of a called 30,416 square
foot tract as recorded in Volume 6327, Page 144 of the Harris Country Deed
Records and a portion of a called 66,983 square foot tract as recorded in Volume
6327, Page 156 of the Harris County Deed Records, situated in the A.C. Reynolds
Survey, Abstract No. 61, in the City of Houston, Harris County, Texas, said
2.1840 acre tract of land being more particularly described by metes and bounds
as follows with bearings being referenced to the Texas State Plane Coordinate
System, South Central Zone:

BEGINNING at a 60 penny nail found in the Northerly right-of-way line of U.S.
Highway 59 (Southwest Freeway, 360 feet wide) and at the Southeast corner of a
called 32,745 square foot tract as recorded in Volume 8315, Page 142 of the
Harris County Deed Records, said point also being the Southwest corner of said
66,983 square foot tract and the herein described tract;

THENCE N 12 deg. 18 min. 43 sec. W, along the East line of said 32,745 square
foot tract and the West line of said 66,983 square foot tract, a distance of
370.00 feet to an "X" cut in concrete found in the South line of the Partial
Replat of Greenway Plaza, Section One (1) as recorded in Volume 180, Page 1 of
the Harris County Map Records, said point being the Northwest corner of the
herein described tract;

THENCE N 77 deg. 41 min. 17 sec. E, along the South line of said Partial Replat
of Greenway Plaza, Section One (1), a distance of 256.35 feet to an "X" cut in
concrete found in the arc of a curve to the right, said point being in the
Westerly right-of-way line of Buffalo Speedway (107 feet wide), and being the
Northeast corner of the herein described tract;

THENCE Southeasterly along the Westerly right-of-way line of said Buffalo
Speedway and the arc of said curve to the right having a radius of 5,672.65
feet, a central angle of 03 deg. 18 min. 11 sec., a chord bearing S 12 deg. 55
min. 12 sec. E, 326.99 feet, a total arc distance of 327.04 feet to an "X" cut
in concrete found marking the Northeast cut back corner for the intersection of
the Westerly right-of-way line of said Buffalo Speedway and the Northerly
right-of-way line of said U.S. Highway 59;

THENCE S 33 deg. 17 min. 52 sec. W, along the cut back line, a distance of 61.50
feet to a 5/8 inch iron rod found in the Northerly right-of-way line of said
U.S. Highway 59 and marking the Southwest cut back corner of said intersection;

THENCE S 77 deg. 41 min. 10 sec. W, along the Northerly right-of-way line of
said U.S. Highway 59, a distance of 215.87 feet to the POINT OF BEGINNING and
containing 2.1840 acres of land.
<PAGE>

                                 EXHIBIT B

                                 OPTIONS

I. RENEWAL OPTION

      1.1 Option. As long as there is then no uncured Event of Default, Tenant
has not assigned this Lease or sublet the Leased Premises except as permitted in
Section 8.1.6, and Tenant, a Permitted Assignee, and their Permitted Affiliates
together lease and occupy at least 150,000 square feet of Net Rentable Area of
the Leased Premises, Tenant or such Permitted Assignee is hereby granted the
option ("Renewal Option") to renew the Term of this Lease with respect to at
least 150,000 square feet of Net Rentable Area, but not to exceed the then
existing Leased Premises, for a period of up to ten (10) years following the
expiration of the initial Term on the terms and conditions hereinafter set
forth. The Renewal Option may be exercised in two (2) five (5) year or one (1)
ten (10) year increments, at Tenant's option (each increment being hereinafter
referred to as a "Renewal Term"), to commence at the expiration of the initial
Term or applicable Renewal Term, as the case may be.

      1.2 Manner of Exercise. If Tenant is considering exercising a Renewal
Option, Tenant shall notify Landlord of such interest by delivering written
notice to Landlord on a date not more than eighteen (18) months nor less than
twelve (12) months prior to the expiration of the Initial Term or the
immediately preceding Renewal Term, as the case may be (hereinafter referred to
as the "Renewal Option Notice Date"), designating the length or lengths of
Renewal Terms being considered by Tenant. On or before the date thirty (30) days
following receipt of the Renewal Option Notice Date, Landlord shall deliver to
Tenant a notice ("Landlord's Renewal Notice") of Landlord's reasonable good
faith estimate of the Market Rate for the Leased Premises for such Renewal
Terms. Tenant shall then have until the date twelve (12) months prior to the
expiration of the Initial Term or of the immediately preceding Renewal Term, as
the case may be, but in no event less than thirty (30) days following Tenant's
receipt of Landlord's Renewal Notice (the "Renewal Option Exercise Date"),
within which to elect to exercise any such Renewal Option, by giving written
notice thereof to Landlord. If Tenant fails to timely exercise any Renewal
Option, all of Tenant's rights with respect to such Renewal Options, and any
future Renewal Options shall expire.

      1.3 Basic Terms. The renewal of this Lease shall be upon the same terms
and conditions as set forth in this Lease with respect to the initial Term,
except that (a) Base Rental shall be the prevailing Market Rate (defined below),
(b) Tenant shall have no option to renew this Lease beyond the expiration of the
ten (10) year period set forth herein, (c) Tenant shall not have the right to
assign its renewal rights to any assignee of the Lease or sublessee of the
Leased Premises except as permitted in Section 8.1.6, and (d) the Leased
Premises will be provided in their then existing condition (on an "AS IS" basis)
at the time the Renewal Term commences, without any obligation on the part of
Landlord to furnish, install or alter any leasehold improvements.

                                      B-1
<PAGE>

II. PREFERENTIAL RIGHT TO LEASE

            2.1 Space. As long as there is then no uncured Event of Default,
Tenant has not assigned this Lease or sublet the Leased Premises except as
permitted in Section 8.1.6, and Tenant, a Permitted Assignee, and/or such
Permitted Affiliates then occupy and lease not less than 200,000 square feet of
Net Rentable Area in the Building pursuant to this Lease, and subject to all
prior rights of existing tenants or others who may possess any renewal,
expansion, preferential or other rights to lease any space in the Building as of
the date of this Lease, Tenant or such Permitted Assignee shall have during the
initial Term a continuing and recurring preferential right ("Preferential
Right") to lease all or any portion of Floors 9 through 20 of the Building
("Preferential Space") subject to the terms and conditions hereinafter set
forth.

            2.2 Exercise. Landlord shall notify Tenant in writing of the
availability of any such Preferential Space. Landlord's notice shall include the
relevant information and business terms (including, without limitation, the
floor, availability date, calculations of Usable Area and Net Rentable Area and
space plans with respect thereto) and Landlord's good faith determination of the
Market Rate therefor. Tenant shall have ten (10) days following receipt of such
notice to give Landlord notice of the exercise of its Preferential Right as to
such space. If Landlord has a bona fide offer for such space, Tenant must make
its election as to all of such space included in such third-party offer. If
Tenant elects not to, or fails to, exercise its Preferential Rights within the
ten (10) day period specified above, Landlord shall have the right to lease all
or any portion of such Preferential Space to another tenant or tenants provided
the effective rental rate for such lease shall not be less than ninety-five
percent (95%) of the effective rental rate that was offered to Tenant. If a
lease to another tenant is not consummated within one-hundred eighty (180) days
immediately following the elapse of the applicable ten (10) day notice period,
then Tenant's Preferential Right to such space shall be reinstated, and Landlord
shall again comply with the applicable provisions of this Article.

            2.3 Basic Terms. Tenant's leasing of any Preferential Space shall be
upon the same terms and conditions as set forth in this Lease, except that (a)
Base Rental shall be the prevailing Market Rate as of the proposed commencement
date of the Preferential Space, (b) payment of Base Rental and Additional Rental
shall commence with respect to the Preferential Space on the earlier to occur of
Tenant's occupancy of such Preferential Space for the conduct of its business or
ninety (90) days after the date Landlord tenders possession of the Preferential
Space to Tenant, and (c) the Preferential Space shall be added to the Leased
Premises in its then-existing condition (on an "AS IS" basis, excluding latent
defects in the base Building and Building systems) without any obligation on the
part of Landlord to furnish, install or alter any leasehold improvements.
Notwithstanding the foregoing, Landlord agrees to deliver the Preferential Space
to Tenant in a vacuumed and broom-cleaned condition with all of the prior
tenant's personal property removed. The term for the leasing of any Preferential
Space shall terminate when the Term of the Lease for the initial Leased Premises
described in Section 1.2 terminates. In no event shall this Lease continue in
force and effect as to any Preferential Space beyond the expiration or
termination of the

                                      B-2
<PAGE>

Lease as to the initial Leased Premises, unless included in the Renewal Option.
The ninety (90) day period described above shall be taken into account in
determining Market Rate.

            2.4 Miscellaneous. Tenant shall not have the right to assign its
Preferential Rights to any assignee of the Lease or sublessee of the Leased
Premises, except as permitted in Section 8.1.6. No Preferential Rights may be
exercised by Tenant during the last twenty-four (24) months of the Term (or any
Renewal Term) unless Tenant shall exercise its Renewal Option for the next
succeeding Renewal Term.

III. MARKET RATE

            3.1 Definition. For the purposes of this Lease, "Market Rate" shall
be that rate (determined on a "gross" lease basis) charged for space of
comparable size and condition in comparable, first-class office buildings in the
Greenway Plaza and Galleria areas in Houston, Texas, further taking into
consideration the following: (i) location, quality and age of the building; (ii)
use, location, size and/or floor level(s) of the space in question; (iii) the
definition of "rentable area"; (iv) extent of leasehold improvements to be
provided; (v) abatements (including with respect to base rental, operating
expenses and real estate taxes and parking charges); (vi) inclusion or exclusion
of parking charges in rental; (vii) lease takeovers/assumptions; (viii)
relocation/moving allowances; (i) space planning allowances; (x) refurbishment
and repainting allowances; (xi) club memberships; (xii) any other concessions or
inducements; (xiii) extent of service provided or to be provided; (xix)
distinction between "gross" and "net" lease; (xv) base year or dollar amount for
escalation purposes (both operating expenses and real estate taxes) in the case
of a "gross" lease; (xvi) any other adjustments (including by way of indexes) to
base rental; (xvii) credit standing and financial stature of the tenant; (xviii)
term or length of lease; (xix) the time the particular rental rate under
consideration was agreed upon and became or is to become effective; (xx) the
payment of a leasing commission and/or fee or bonus in lieu thereof; and (xxi)
any other relevant term or condition in making such Market Rate determination.

            3.2 Determination. Such Market Rate shall be agreed upon by Landlord
and Tenant no later than thirty (30) days after delivery by Landlord to Tenant
of Landlord's good faith determination of Market Rate, each party agreeing to
use reasonable efforts to reach such agreement. However, if Landlord and Tenant
are unable within such period and by such time to reach such agreement, then
Market Rate shall be determined pursuant to the below provisions, in which event
the Market Rate determined by such procedure shall be binding upon both Landlord
and Tenant, and Tenant shall be entitled to exercise an option subject to final
determination of the Market Rate pursuant to this Section. Landlord and Tenant
shall promptly attempt to agree upon an arbitrator meeting the qualifications
hereinafter set forth (the "Arbitrator"). The Arbitrator selected shall be a
licensed real estate broker, with not less than ten (10) years experience in
negotiating office leases in the Greenway Plaza and Galleria areas. As a
condition to selection, the Arbitrator must also have negotiated at least three
(3) major office leases (50,000 square feet or more) in the Greenway Plaza and
Galleria areas during the thirty-six (36) months preceding his or her selection
as the Arbitrator.

                                      B-3
<PAGE>

The Arbitrator selected shall determine the Market Rate by selecting Landlord's
or Tenant's proposed rental rate, whichever in the Arbitrator's judgment most
closely resembles the prevailing Market Rate. If Landlord and Tenant are unable
to agree upon the Arbitrator within fifteen (15) days after submission of the
determination to arbitration, then the Arbitrator shall be selected by the
managing officer of the local office of the American Arbitration Association,
but if such officer fails to act within ten (10) days, then the Arbitrator shall
be selected by the Chief Judge of the United States District Court for the
Southern District of Texas, Houston, Division, acting in such judge's
individual, and not judicial, capacity. The determination of the Arbitrator
shall be final and binding on Landlord and Tenant. Until the Market Rate has
been finally determined, Tenant shall pay Base Rental based upon Landlord's good
faith determination thereof, and an appropriate refund shall be made to or by
Tenant within ten (10) days after a final determination of the Market Rate is
made. The fees and expenses of the Arbitrator and all other expenses, if any,
incurred in connection with arbitration of the Market Rate shall be borne
equally by Landlord and Tenant.

IV. RIGHT TO TERMINATE

      4.1   One-Time Right to Terminate.

            (a) Provided there is then no uncured Event of Default under this
Lease and Tenant has experienced a Change in Control (as hereinafter defined),
Tenant shall have the right to terminate this Lease (the "Termination Option")
in its entirety effective. as of February 28, 2003 (the "Termination Date"), by
(a) furnishing written notice (the "Termination Notice") to Landlord no later
than February 28, 2002 ("Termination Exercise Date") and (b) paying to Landlord
(i) one-half of the Termination Payment (defined below), such one-half
discounted back from the Termination Date to the date of payment using a
discount rate of ten (10%) per annum, with the Termination Notice, and (ii) the
remaining one-half of the Termination Payment on the Termination Date, both
amounts to be paid by cash or certified check. If Tenant fails to timely
exercise the Termination Option, the Termination Option shall terminate
automatically and Tenant shall have waived forever its right to exercise the
Termination Option. If Tenant timely exercises the Termination Option but fails
to timely pay the Termination Payment at the times described above, the exercise
of the Termination Option by Tenant shall be null and void and the Lease shall
remain in full force and effect after the Termination Date. A "Change of
Control" shall occur if the assets or stock of Tenant have been acquired by any
entity permitted by law to own a banking institution such that the Office of
Thrift Supervision or its successor as Tenant's primary regulatory agency
considers such transfer to have caused a change of control and such entity
elects to move the primary executive offices of Tenant to a location different
from the Building.

            (b) For purposes of this Lease, the "Termination Payment" as to the
Leased Premises shall be the sum of (i) amount remaining unpaid ("Unpaid
Amount") as of the Termination Date with respect to a hypothetical loan
("Assumed Loan") with a term equal to the Applicable Term (defined below) and an
initial principal balance equal to the Upfront Amount (defined below), bearing
interest at ten percent (10%) per annum, amortized over the term of the Assumed
Loan and

                                      B-4
<PAGE>

payable in equal monthly installments of principal and interest over such term
of the Assumed Loan, with the first such payment due and payable one (1) month
following the date of the commencement of the Applicable Term, plus (i) the
difference in rent between the Old Lease and this Lease for what would have been
the portion of the Leased Premises subject to the Old Lease from March 1, 1998
through March 31, 1999, plus (ii) the difference between the average Base Rent
payable under this Lease and the Base Rent payable under this Lease through the
Termination Date.

            (c) As used herein, "Applicable Term" shall mean the term commencing
on the Commencement Date and continuing through the end of the initial ten (10)
year Term.

            (d) As used herein, "Upfront Amount" shall mean the aggregate amount
of (i) any brokerage or lease commissions paid by Landlord with respect to the
Leased Premises, including any expansions or additions thereto plus (ii) all
tenant improvement allowances or other monetary inducements (including rental
abatements) or monetary concessions (if any) paid by Landlord with respect to
the Leased Premises, including any expansions or additions thereto.

            (e) As used herein, "Monthly Payments" shall mean the hypothetical
monthly principal payments that would have been owing from and after the
Termination Date through the remainder of the term of the Assumed Loan as to
each portion of the Premises.

            (f) Attached hereto as Exhibit J is an example of the calculation of
the Termination Payment based on the assumptions (some of which reflect the
actual facts) set forth in Exhibit J. The actual calculation of the Termination
Payment will vary as the Leased Premises may be expanded, allowances,
inducements, and commissions may increase, and the commencement dates of the
payment of Rent may vary.

V. CONTRACTION OPTION

      5.1 Contraction Option. Tenant shall have the option ("Contraction
Option"), provided there is then no uncured Event of Default under this Lease,
to reduce the size of the Leased Premises by one (1) full floor, which floor
shall, at Tenant's option, be either floor 13 or the lowest full floor of the
Leased Premises (excluding floors 9 and 10), such reduction to be effective on a
date ("Contraction Date") during the sixth Lease Year (between March 1, 2003 and
February 28, 2004) provided (a) Tenant delivers to Landlord at least twelve (12)
months prior written notice ("Contraction Notice") of its election to exercise
the Contraction Option and the Contraction Date, and (b) Tenant pays to Landlord
at the time of the delivery of its Contraction Notice a reduction fee equal to
the Termination Payment that would have been payable as of the Contraction Date
under Article IV of this Exhibit B as if the Termination Date had been the
Contraction Date provided such fee shall be the amount of the Termination
Payment allocable to the floor eliminated from the Leased Premises based on its
relative number of square feet of Net Rentable Area and such reduction fee shall
be discounted back from the Contraction Date to the date of payment using a
discount rate of ten percent (10%) per annum. If Tenant fails to timely exercise
the Contraction Option (by

                                      B-5
<PAGE>

delivering written notice by February 28, 2003) the Contraction Option shall
terminate automatically and Tenant shall have waived forever its right to
exercise the Contraction Option. If Tenant timely exercises the Contraction
Option but fails to timely pay the Termination Payment allocable to such floor
simultaneously with the delivery of its Contraction Notice, the exercise of the
Contraction Option by Tenant shall be null and void and the Lease shall remain
in full force and effect for all of the Leased Premises.

                                      B-6
<PAGE>

                                 EXHIBIT C

                  AIR CONDITIONING AND HEATING SERVICES

            Subject to the provisions of Section 3.1.1 (ii) of the Lease,
Landlord will furnish Building standard air conditioning and heating (as
specified below) between 7:00 a.m. and 6:00 p.m. from Monday through Friday
(without request), and 8:00 a.m. and 1:00 p.m. on Saturdays (upon request made
in accordance with the rules and regulations for the Building), excluding
Holidays, Upon request of Tenant, made in accordance with the rules and
regulations for the Building, Landlord will furnish air conditioning and heating
at other times (that is, at times other than the times specified above) in which
event Tenant shall reimburse Landlord for the cost of furnishing such services
at the rates set forth on Schedule II attached hereto and incorporated herein.

            The following dates shall constitute "Holidays" as said term is used
in this Lease:

      1. New Year's Day;
      2. Good Friday;
      3. Memorial Day;
      4. Independence Day;
      5. Labor Day;
      6. Thanksgiving Day; and
      7. Christmas Day.

If, in the case of any holiday set forth in 1 through 7 above, a different day
shall be observed other than the day set forth above, then that day which
constitutes the day observed by national banks in Houston, Texas on account of
such holiday shall constitute the holiday under this Lease.

            Building standard air conditioning and heating shall consist of the
following:

      1.  Outside design conditions are as follows:            Dry Bulb
                                                               (degree)F
             Summer Outside Air Temperature                       97
             Winter Outside Air Temperature                       15

      2.  Cooling inside design conditions are as follows:     Dry Bulb
                                                               (degree)F
             Inside Temperatures (Offices & Lobbies)             72-78

      3.  Heating inside design conditions are as follows:     Dry Bulb
                                                               (degree)F
             Inside Temperatures (Offices & Lobbies)             70-75

                                      C-1
<PAGE>

                                   SCHEDULE II

                               OVERTIME HVAC RATE

A graduated rate scale based on the number of simultaneous air handling unit
hours requested by Tenant:

      $35 per air handling unit hour when only one (1) air handling unit is
      requested and operated on Tenant floors

      $32 per air handling unit hour when only two (2) air handling units are
      requested and operated at the same time on Tenant floors

      $30 per air handling unit hour when only three (3) air handling units are
      requested and operated at the same time on Tenant floors

      $29 per air handling unit hour when only four (4) air handling units are
      requested and operated at the same time on Tenant floors

      $28 per air handling unit hour when only five (5) air handling units are
      requested and operated at the same time on Tenant floors

The rate may be indexed to the kilowatt hour rate for electricity as of the
commencement date (the "Base Rate"), and if the Kilowatt Hour Rate increases
over the base rate, the graduated rates listed above shall, at the Landlord's
election, be increased proportionately.

The Base Rate is hereby stipulated to be $.061 per kilowatt hour; based on the
cost of electrical service in the building as invoiced by Houston Lighting and
Power on 7/30/97 (Current Bill Amount/Metered Kilowatt Hours (KWH)).
<PAGE>

                                    EXHIBIT D

                         BUILDING RULES AND REGULATIONS

            1. Sidewalks, doorways, vestibules, halls, stairways, elevator
lobbies and other similar areas in the common areas of the Building shall not be
used for the storage of materials or disposal of trash, be obstructed by tenants
or Landlord, or be used by tenants or Landlord for any purpose other than
entrance to and exit from the tenant's leased areas and the Building and for
going from one part of the Building to another part of the Building.

            2. Plumbing fixtures shall be used only for the purposes for which
they are designed, and no sweepings, rubbish, rags or other unsuitable materials
shall be disposed into them. Damage resulting to any such fixtures proven to
result from misuse by a tenant, and not by Landlord's cleaning contractors
responsible for cleaning the tenant's leased area and the Building, shall be the
liability of said tenant.

            3. Signs, advertisements, graphics or notices visible in or from
public corridors, any common area or public areas of the Building or from
outside the Building shall be subject to Landlord's (or Landlord's property
manager's) prior written approval. No part of the Project may be defaced by
tenants.

            4. Significant movement in or out of the Building of furniture,
office equipment, or any other bulky or heavy materials shall be restricted to
such hours as Landlord (or Landlord's property manager) shall reasonably
designate. Landlord (or Landlord's property manager) will determine the method
and routing of the movement of said items so as to ensure the safety of all
persons and property concerned and Tenant shall be responsible for all costs and
expenses associated therewith. Advance written notice of intent to move such
items must be made to the Landlord (or Landlord's property manager) at least
twenty-four (24) hours before the time of such move. For nonsignificant
movement in or out of the Building of portable items which do not require use of
dollies or other moving equipment, notice to Landlord (or Landlord's property
manager) shall not be required.

            5. All deliveries (including messenger deliveries but excluding
deliveries of small hand carried parcels) to a tenant's leased premises shall be
made through the freight elevators. Passenger elevators are to be used only for
the movement of persons. Delivery vehicles shall be permitted only in such areas
as are designated by Landlord, from time to time, for deliveries to the
Building. Absolutely no carts or dollies are allowed through the main entrances
of the Building or on passenger elevators without the prior written consent of
Landlord (or Landlord's property manager). Tenants may obtain the prior written
consent of Landlord (or Landlord's property manager) for any exception to the
provisions of this Paragraph, 5.

                                      D-1
<PAGE>

            After-hours removal of hand carried items must be accompanied by an
"Equipment Removal Form" or "Property Pass" [to be provided by Landlord (or
Landlord's property manager)]. A letter signed by an authorized representative
of a tenant on such tenant's letterhead will also be acceptable. A list of
persons authorized to sign the Equipment Removal Form or Property Pass (and any
amendments thereto) will be furnished by each tenant to Landlord and Landlord
shall be entitled to rely thereon. Each tenant shall have the right to amend
such list from time to time upon written notice to Landlord (or Landlord's
property manager).

            6. Landlord (or Landlord's property manager) shall have the
authority to approve the proposed weight and location of any safes and heavy
furniture and equipment, which shall in all cases stand on supporting devices
approved by Landlord in order to distribute the weight.

            7. Corridor doors which lead to common areas of the Building (other
than doors opening into the elevator lobby on floors leased entirely to a
tenant) shall be kept closed at all times.

            8. Each tenant shall cooperate with Landlord (and Landlord's
property manager) in keeping its leased area neat and clean. No tenant shall
employ any person for the purpose of such cleaning other than the Building's
cleaning and maintenance personnel without prior approval of Landlord (or
Landlord's property manager).

            9. All freight elevator lobbies are to be kept neat and clean. The
disposal of trash or storage of materials in these areas is prohibited.

            10. No vehicles, bicycles, motorcycles, birds, fish or other animals
shall be brought into or kept in, on or about the Building (except for Seeing
Eye dogs).

            11. Tenants shall not tamper with or attempt to adjust temperature
control thermostats in their leased premises and shall not use any additional
methods of heating or air-conditioning. Landlord shall promptly respond to each
tenant's notices as to, and Landlord (or Landlord's property manager) shall
adjust thermostats as required to maintain, the Building standard temperature.
Each tenant shall use reasonable efforts to keep all window blinds down and
tilted at a 45 degree angle toward the street to help maintain comfortable room
temperatures and conserve energy.

            12. Each tenant will comply with all access control procedures
necessary both during business hours and after hours and on weekends. Landlord
will provide each tenant with prior notice of such access control procedures and
any changes thereto promptly.

            13. Tenants are requested to lock all office doors leading to
corridors and to turn out all lights at the close of their working day;
provided, however, that no tenant shall be responsible to ensure that Landlord's
cleaning contractor locks doors and turns out lights after cleaning the tenant's
leased premises.

                                      D-2
<PAGE>

            14. All requests for overtime air conditioning or heating must be
submitted in writing to Landlord (or Landlord's property manager) by an
authorized representative of the tenant. A list of persons authorized to request
such overtime services (and any amendments thereto) will be furnished by the
tenant to Landlord and Landlord shall be entitled to rely thereon. Any such
request must be made by 2:00 p.m. on the day desired for weekday requests, by
2:00 p.m. Friday for weekend requests and by 2:00 p.m. on the preceding Business
Day for holiday requests. Requests made after that time may result in an
additional charge to such tenant, if acted upon by Landlord, but Landlord is in
no event obligated to act on untimely requests.

            15. No flammable or explosive fluids or materials shall be kept or
used within the Building except in areas approved by Landlord, and each tenant
shall comply with all applicable building and fire codes relating thereto.

            16. Tenants may not make any modifications, alterations, additions
or repairs to their leased premises and may not install any furniture, fixtures
or equipment in their leased premises which is in violation of any applicable
building and/or fire code governing their leased premises or the Project. The
tenant must obtain prior approval from Landlord (or Landlord's property manager)
of any such alterations, modifications and additions and shall deliver "as
built" plans therefor to Landlord (or Landlord's property manager), upon
completion, except as otherwise permitted in the tenant's lease. Such
alterations include, but are not limited to, any communication equipment and
associated wiring which must meet fire code. The Contractor conducting the
modifications and additions must be a licensed contractor, is subject to all
rules and regulations of Landlord (and Landlord's property manager) while
performing work in the Building and must obtain all necessary permits and
approvals prior to commencing the modifications and additions.

            17. No vending machines of any type shall be allowed in tenant space
without the prior written consent of Landlord (or Landlord's property manager).

            18. All locks for doors in each tenant's leased areas shall be
Building Standard except as otherwise permitted by Landlord and no tenant shall
place any additional lock or locks on any door in its leased area without
Landlord's (or Landlord's property manager's) written consent except as
otherwise permitted in such tenant's lease. All requests for duplicate keys
shall be made to Landlord (or Landlord's property manager).

            19. No tenant shall interfere in any way with other tenants' (or
their visitors') quiet enjoyment of their leased premises.

            20. Landlord (or Landlord's property manager) will not be liable or
responsible for lost or stolen money, jewelry or other personal property from
any tenant's leased area or public areas of the Building or Project.

                                      D-3
<PAGE>

            21. No machinery of any kind other than normal office equipment
shall be operated by any tenant in its leased area without the prior written
consent of Landlord (or Landlord's property manager).

            22. Canvassing, peddling, soliciting and distribution of hand bills
in the Building (except for activities within a tenant's leased premises which
involve only such tenant's employees) is prohibited. Each tenant is requested to
notify Landlord (or Landlord's property manager) if such activities occur.

            23. A "Tenant Contractor Entrance Authorization" form [to be
supplied by Landlord (or Landlord's property manager) will be required for the
following:

                  a) Access to Building mechanical, telephone or electrical
      rooms (e.g., GTE or Southwestern Bell Telephone employees).

                  b) After-hours freight elevator use.

                  c) After-hours building access by tenant's contractors. Please
      note that the tenant will be responsible for contacting Landlord's
      property manager in advance for clearance of such tenant contractors.

            All tenants will refer all contractors, contractors' representatives
and installation technicians tendering any service to them to Landlord for
Landlord's supervision, approval and control before the performance of any
contractual services. This provision shall apply to all work performed in the
Building (other than work under contract for installation or maintenance of
security equipment or banking equipment), including, but not limited to,
installations of telephones, telegraph equipment, electrical devices and
attachments, and any and all installations of every nature affecting floors,
walls, woodwork trim, windows, ceilings, equipment and any other physical
portion of the Building.

            24. Per City of Houston Code of Ordinances Section 21 - 239, the
public places within the Building are to be smoke free. This includes but is not
limited to the lobbies, elevators, stairwells, restroom facilities and plaza and
breezeway entrances. In addition, the Building shall be a non-smoking building,
with no smoking in the Leased Premises or in any other area of the Building,
including the exterior portions thereof, provided that Landlord may provide for
a smoking area, in which case Tenant shall ensure that its employees smoke only
in such smoking area.

            25. Each tenant and their contractors are responsible for removal of
trash resulting from large deliveries or move-ins. Such trash must be removed
from the Building and Building facilities may not be used for dumping. If such
trash is not promptly removed, Landlord (or Landlord's property manager) may
cause such trash to be removed at the tenant's sole cost and

                                      D-4
<PAGE>

expense plus a reasonable additional charge to be determined by Landlord to
cover Landlord's administrative costs in connection with such removal.

            26. Tenants may not install, leave or store equipment, supplies,
furniture or trash in the common areas of the Building (i.e., outside their
leased premises).

            27. Each tenant shall provide Landlord's property manager with names
and telephone numbers of individuals who should be contacted in an emergency.

            28. Tenants shall comply with the Building life safety program
established by Landlord (or by Landlord's property manager), including without
limitation fire drills, training programs and fire warden staffing procedures,
and shall exercise all reasonable efforts to cause all tenant employees,
invitees and guests to comply with such program.

            29. To insure orderly operation of the Building, no ice, mineral or
other water, towels, newspapers, etc., shall be delivered to any leased area
except by persons appointed or approved by Landlord in writing.

            30. Should a tenant require telegraphic, telephonic, annunciator or
other communication service, Landlord will direct the electricians where and how
wires are to be introduced and placed and none shall be introduced or placed
except as Landlord shall approve. Electric current shall not be used for space
heaters, cooking or heating devices or similar appliances without Landlord's
prior written permission.

            31. Nothing shall be swept or thrown into the corridors, halls,
elevator shafts or stairways.

            32. No portion of any tenant's leased area shall at any time be used
or occupied as sleeping or lodging quarters, nor shall personnel occupancy loads
exceed limits reasonably established by Landlord for the Building.

            33. The carrying of firearms of any kind in any leased premises, the
building in which such premises are situated, any related garage, or any related
complex of buildings of which the foregoing are a part, or any sidewalks,
drives, or other common areas related to any of the foregoing, is prohibited
except in the case of unconcealed firearms carried by licensed security
personnel hired or contracted for by tenants for security of their premises as
permitted by such tenants' leases or otherwise consented to by Landlord in
writing.

                                      D-5
<PAGE>

                                    EXHIBIT E

                             LEASEHOLD IMPROVEMENTS

I. TENANT'S WORK.

      A. Space Plan for Tenant Work. Tenant intends to undertake remodeling of
the Leased Premises. Except as otherwise provided in Section 5.1.2 of the Lease,
prior to commencement of any remodeling work ("Tenant Work"), Tenant will
deliver to Landlord a detailed space plan, together with other relevant
information and written instructions relating thereto (said space plan and other
information and instructions being herein called the "Tenant Space Plan").
Landlord will review the Tenant Space Plan to confirm that the Tenant Work
contemplated thereby (i) conforms with or exceeds the standards of the Project,
(ii) will not impair the structural, mechanical, electrical, plumbing, heating,
air condition or ventilation integrity of the Project, and (iii) will comply
with all applicable governmental requirements (provided Landlord's approval
shall not constitute a representation by Landlord that the Tenant Space Plan
provides for construction of improvements that comply with applicable
governmental requirements). If the requirements of (i) through (iii) above are
satisfied to Landlord's reasonable satisfaction, Landlord shall not unreasonably
withhold approval of the Tenant Space Plan. Landlord shall either approve or
disapprove the Tenant Space Plan within five (5) business days after the date
Landlord receives the Tenant Space Plan. If Landlord does not approve the Tenant
Space Plan, Landlord will inform Tenant in writing of its objections.

      B. Tenant Working Drawings. After the Tenant Space Plan has been approved
by Landlord, Tenant shall cause working drawings (the "Tenant Working Drawings")
of the Tenant Work to be prepared and shall deliver the same to Landlord for its
approval, which approval shall not be unreasonably withheld. The Tenant Working
Drawings shall consist of complete sets of plans and specifications, including
detailed architectural, structural, mechanical, electrical, plumbing, heating,
air condition and ventilation plans for the Tenant Work. The Tenant Working
Drawings shall be substantially consistent with the Tenant Space Plan without
any material changes. The Tenant Working Drawings shall be prepared at Tenant's
expense by architects and engineers selected by Tenant and approved by Landlord.
The approval process for the Tenant Working Drawings shall be identical to the
approval process for the Tenant Space Plan described in Paragraph A of this
Exhibit E.

      C. Bid Letting. Tenant shall promptly submit the approved Tenant Working
Drawings to any reputable contractor(s) selected by Tenant and reasonably
approved by Landlord (the "Tenant Contractor(s)") for pricing.

      D. Selection of Contractor. Tenant agrees to notify Landlord of its
decision as to selection of a contractor.

                                      E-1
<PAGE>

E. Tenant Contractor - Construction Coordination.

      (a) If Tenant accepts a Tenant Contractor's bid, then the Tenant
Contractor shall (and its contract shall so provide):

      (i)   conduct its work in such a manner so as not to unreasonably
            interfere with other tenants, Project operations, or any other
            construction occurring on or in the Project or the Leased Premises;

      (ii)  execute a set of and comply with the Contractor Rules and
            Regulations attached hereto as Exhibit I and comply with all
            additional rules and regulations relating to construction activities
            in or on the Project as may be reasonably promulgated from time to
            time and uniformly enforced by Landlord or its agents;

      (iii) maintain such insurance and bonds in force and effect as may be
            reasonably requested by Landlord or as required by applicable law
            (but in any event said bonds shall be in amounts equal to the full
            value or cost of the work being done by the applicable
            subcontractors); and

      (iv)  be responsible for reaching an agreement with Landlord and its
            agents as to the terms and conditions for all contractor items
            relating to the conducting of its work including, but not limited
            to, those matters relating to hoisting, systems interfacing, use of
            temporary utilities, storage of materials, access to the Leased
            Premises and the Project and the purchase and return of Building
            standard as well as other reusable materials.

      (b) Landlord shall have the right to approve all subcontractors to be used
by the Tenant Contractor. Tenant may from time to time submit lists of
subcontractors requesting Landlord's approval of such list of subcontractors.

      (c) As a condition precedent to Landlord permitting the Tenant Contractor
to commence the Tenant Work, Tenant and the Tenant Contractor shall deliver to
Landlord such assurances or instruments as may be reasonably requested by
Landlord to evidence the Tenant Contractor's and its subcontractor's compliance
or agreement to comply with the provisions of this Paragraph E.

                                      E-2
<PAGE>

      F. Tenant Contractor - Hold Harmless. - Tenant shall indemnify and hold
harmless Landlord, its agents, contractors (including Building Contractor) and
any mortgagee of Landlord from and against any and all losses, damages, costs
(including costs of suit and attorneys' fees), liabilities or causes of action
for injury to, or death of, any person, for damage to any property and for
mechanic's, materialmen's or other liens or claims arising out of or in
connection with the work done by Tenant Contractor (and Tenant Contractor's
subcontractors and sub-subcontractors) under its contract with Tenant.

      G. Tenant Contractor - Mechanic's and Materialmen's Liens. Tenant shall
notify in writing all materialmen, contractors, artisans, mechanics, laborers
and other parties hereafter contracting with Tenant for the furnishing of any
labor, services, materials, supplies or equipment with respect to any portion of
the Leased Premises that they must look solely to Tenant for payment for same
and shall simultaneously send copies of all such notifications to Landlord for
its review. Should any mechanic's or other liens be filed against any portion of
the Project, including the Leased Premises, by reason of Tenants or Tenant
Contractors acts or omissions or because of a claim against Tenant or Tenant
Contractor, Tenant shall inform Landlord of such lien immediately and cause the
same to be canceled or discharged of record by bond or otherwise within twenty
(20) days after receipt of notice by Tenant. If Tenant fails to cancel or
discharge the lien within said twenty (20) day period, Landlord may, at its sole
option, cancel or discharge the same and upon Landlord's demand, Tenant shall
promptly reimburse landlord for all costs (including attorneys' fees) incurred
in canceling or discharging such liens.

      H. Default. The failure by Tenant to comply with the provisions of Exhibit
E shall constitute a default by Tenant under terms of Section 7.1.1(ii) of the
Lease in the event Tenant fails to remedy such failure within the cure period
provided therein, and upon such default Landlord shall have the benefit of all
remedies provided for in the Lease.

      I. Change Orders. Tenant may authorize changes in the Tenant Work;
provided that any changes must meet the criteria set forth in Paragraph A of
this Exhibit E.

      J. As-Built Plans. Upon completion of the Tenant Work, Tenant shall
deliver to Landlord a copy of the final, revised plans and specifications for
the Tenant Work within thirty (30 days of completing the same. Upon receipt,
Landlord will transfer such plans to Landlord's Master Plans at a cost to be
borne by Landlord.

      K. Freight Elevator. Tenant shall have the non-exclusive right, together
with Landlord and other tenants of the Building, to use the freight elevator
serving the Building subject to all applicable Building rules and regulations.
Without limiting the foregoing, the freight elevator shall be used to the extent
possible to avoid interfering with other tenants of the Building.

      L. Dumpster. Tenant shall have the right to place a dumpster in a location
approved by Landlord for purposes of disposing of refuse arising from Tenant's
work. Tenant shall be responsible

                                      E-3
<PAGE>

for maintaining such dumpster in a neat and attractive condition and causing
such dumpster to be emptied on a regular basis.

      M. Contractor Parking. Tenant's contractors shall be permitted to park in
the Surface Spaces during construction at no charge in addition to the charges
paid by Tenant hereunder. Tenant's contractors shall not be permitted to park
anywhere else in the Project. If Tenant exercises its rights under Section 3.5.3
to terminate its right to use the Surface Spaces, Tenants contractors shall not
be permitted to park in the Surface Spaces.

                                      E-4
<PAGE>

                                    EXHIBIT F

                            JANITORIAL SPECIFICATIONS

A.    OFFICE AREA$

      1.    Empty, clean and damp dust all waste receptacles and remove waste
            paper and rubbish from the premises nightly; wash receptacles as
            necessary.

      2.    Empty and clean all ash trays, screen all sand urns nightly and
            supply and replace sand as necessary.

      3.    Vacuum all rugs and carpeted areas in offices, lobbies and corridors
            nightly.

      4.    Hand dust and wipe clean with damp or treated cloth all office
            furniture, files, fixtures, paneling, window sills and all other
            horizontal surfaces nightly and Building Standard window blinds once
            per month; wash window sills when necessary.

      5.    Damp wipe and polish all glass furniture tops nightly.

      6.    Remove all finger marks and smudges from vertical surfaces,
            including doors, door frames, around light switches, private
            entrance glass and partitions nightly.

      7.    Wash clean all water coolers nightly.

      8.    Sweep all stairways nightly, vacuum if carpeted.

      9.    Monitor all stairwells throughout the entire building daily and keep
            in clean condition.

      10.   Damp mop spillage in office and public areas as required.

      11.   Damp dust all telephones as necessary.

B.    WASH ROOMS

      1.    Mop, rinse and dry floors nightly.

      2.    Scrub floors as necessary.

      3.    Clean all mirrors, bright work and enameled surfaces nightly.

                                      F-1
<PAGE>

      4.    Wash and disinfect all basins, urinals and bowls nightly, using
            non-abrasive cleaners to remove stains and clean undersides of rim
            of urinals and bowls.

      5.    Wash both sides of all toilet seats with soap and water and
            disinfect nightly.

      6.    Damp wipe nightly, wash all partitions, tile walls and outside
            surface of all dispensers and receptacles.

      7.    Empty and sanitize all receptacles and sanitary disposals nightly;
            thoroughly clean and wash at least once per week.

      8.    Fill toilet tissue, soap, towel and sanitary napkins dispensers
            nightly.

      9.    Clean flushometers, piping, toilet seat hinges and other metal work
            nightly.

      10.   Wash and polish all walls, partitions, tile walls and enamel
            surfaces from trim to floor monthly.

      11.   Apply finish to tile floor when necessary as instructed by the
            Project manager.

      12.   Vacuum all louvers, ventilating grills, and dust light fixtures
            monthly.

            NOTE It is the intention to keep the washrooms thoroughly cleaned
            and not to use a disinfectant or deodorant to kill odor. If a
            disinfectant is necessary, an odorless product will be used with
            Landlord's permission.

C.    FLOORS

      1.    Ceramic tile, marble and terrazzo floors to be swept and buffed
            nightly and washed or scrubbed as necessary.

      2.    Vinyl asbestos, asphalt, vinyl, rubber or other composition floors
            and bases to be swept nightly; such floors in public areas on
            multiple tenancy floors to be waxed and buffed as needed.

      3.    Tile floors in office areas will be waxed and buffed monthly.

      4.    All floors stripped and rewaxed as necessary.

      5.    All carpeted areas and rugs to be vacuumed clean nightly.

      6.    Carpet shampooing will be performed at Tenants request and billed by
            Landlord.

                                      F-2
<PAGE>

D.    GLASS

      1.    Clean glass entrance doors and adjacent glass panels nightly.

E.    HIGH DUSTING (Quarterly)

      1.    Dust and wipe clean all closet shelving when empty and carpet sweep
            or dry mop all floors in closets if such are empty.

      2.    Dust all picture frames, charts, graphs and similar wall hangings.

      3.    Dust clean all vertical surfaces such as walls, partitions, doors,
            door backs and other surfaces above shoulder height.

      4.    Damp dust all ceiling air conditioning diffusers, wall grilles,
            registers and other ventilating louvers.

      5.    Dust the exterior surfaces of lighting fixtures, including glass and
            plastic enclosures.

F.    DAY SERVICE

      1.    At least once, and more as deemed necessary during the day, check
            men's washrooms for toilet tissue replacements.

      2.    At least once, and more as deemed necessary during the day, check
            ladies' washrooms and toilet tissue and sanitary napkin
            replacements.

      3.    Supply toilet tissue, soap and towels in men's and ladies' washrooms
            and sanitary napkins in ladies' washrooms.

      4.    As needed, vacuuming of elevator cabs will be performed.

      5.    There will be a surveillance of public areas to ensure cleanliness.

      6.    Clean ash urns as necessary in elevator lobbies.

      7.    Clean building glass entrance doors and panels as needed.

G. GENERAL

                                      F-3
<PAGE>

      1.    Wipe all interior metal window frames, mullions, and other unpainted
            interior metal surfaces of the perimeter walls of the building each
            time the interior of the windows is washed (as requested by the
            Project manager).

      2.    Keep janitorial closets in a clean, neat and orderly condition.

      3.    Wipe clean and polish all metal hardware fixtures and other bright
            work nightly.

      4.    Dust and/or wash all directory boards as required, remove
            fingerprints and smudges nightly.

      5.    Maintain building lobby, corridors and other public areas in a clean
            condition.

      6.    Dust fire extinguishers and cabinets nightly (interior and
            exterior); wash as necessary.

      7.    All baseboards (resilient flooring and carpeting areas) will be
            washed and wiped clean as necessary.

      8.    Vacuum entrance mats nightly.

      9.    Hose and scrub plaza area and sidewalks as necessary.

      10.   Perform special cleaning needs of individual tenants as authorized
            and directed by the Project manager.

      11.   Properly maintain exterior of building at ground level by ensuring
            that curtain wall, glass, marble, etc., is kept in a clean
            condition. Exterior stainless steel is to be cleaned or polished
            weekly.

      12.   Polish standpipes and sprinkler Siamese connections as necessary.

            NOTE: Upon completion of nightly duties, floor supervisors will
            ensure that all vacant offices have been cleaned and left in a neat
            and orderly condition, all lights have been turned off and all
            exterior doors locked.

                                      F-4
<PAGE>

                                    EXHIBIT G

                          TENANT'S ELECTRICAL GENERATOR

            Tenant shall be permitted, at its sole expense, to install and
maintain a back-up electrical generator in the reserved parking area of the
Parking Garage in the location shown attached hereto as Exhibit G-1. The
installation of said generator shall be subject to all conditions and
requirements as provided for Tenant Work pursuant to Exhibit E. The
installation, maintenance, repair, replacement, removal and repair of any damage
relating thereto, and all related costs, shall be the sole responsibility of
Tenant, subject to Landlord's direction and control, provided, however, that
upon Tenant's election, Landlord shall maintain said generator whereupon Tenant
shall reimburse Landlord for any costs incurred therewith, together with a fee
to Landlord equal to seven percent (7%) of any such costs, within ten (10) days
of invoice therefore. Tenant shall not be charged for the space occupied by the
generator and any related equipment, provided, however, that the number of
parking spaces so occupied shall be credited against the number of Assigned
Permits Tenant is entitled to under the Lease. Tenant shall indemnify and hold
Landlord, its employees, agents and contractors harmless from and against all
claims and liabilities of every kind or nature stemming from the existence and
operation of such generator unless such claim or liability is the result of
Landlord's or its employees', agents' or contractors' gross negligence or
willful misconduct.

                                      G-1
<PAGE>

                                   EXHIBIT G-1

                              LOCATION OF GENERATOR

                  [FLOOR PLAN: RESERVED PARKING BASEMENT LEVEL
                    SHOWING PROPOSED LOCATION OF GENERATOR]

Level B     The proposed location for the installation of Tenant's Electrical
            Generator is the area currently designated as parking spaces #73 -
            #76; subject to the specified size of the generator and
            engineering/construction requirements. (Site assumes 600 KVA
            Generator)

                                                         PHOENIX TOWER
                                                         --------------
                                                         HOUSTON, TEXAS

<PAGE>

                                    EXHIBIT H

                             BUILDING STANDARD ITEMS

            "Building Standard Improvements" shall mean the following leasehold
improvements:

Partitions                 One (1) lineal foot of Building Standard type II
                           partition per twelve (12) square feet of Net
                           Rentable Area leased outside the core area in the
                           case of a full floor tenant and the Usable Area for
                           a tenant on a partial floor. All required
                           partitions will be 5/8" gypsum board, painted with
                           Building Standard colors to be provided by Landlord.

Ceilings                   A random fissured, mineral fiber, 2' x 2' lay-in
                           tile supported by an exposed "fine line" grid
                           throughout the Leased Premises.

Lighting Fixtures          One (1) 2' x 4' recessed 3 tube fluorescent
                           lighting fixture with anodized aluminum 18 cell
                           parabolic shaped louvers, including initial
                           lamping, per one hundred (100) square feet of Net
                           Rentable Area.

Duplex Electric Outlets    One (1) duplex wall-mounted convenience outlet for
                           each one hundred twenty (120) square feet of Net
                           Rentable Area.

Telephone Outlets          One (1) telephone wall outlet for each two hundred
                           ten (210) square feet of Net Rentable Area.

Floor Covering             Building Standard commercial grade carpeting
                           throughout the Leased Premises.

Doors                      One (1) full height, solid core door with a metal
                           frame and lever handle latch set hardware per three
                           hundred (300) square feet of Net Rentable Area.

Light Switches             One (1) single pole light switch for each three
                           hundred (300) square feet of Net Rentable Area.
                           Group switching will be provided in open areas.

Window Coverings           One inch (1") horizontal aluminum slat mini-blinds
                           for exterior windows throughout the Leased Premises.

                                      H-1
<PAGE>

Fire Sprinkler Heads       Ceiling mounted fire sprinkler heads throughout the
                           Leased Premises to conform with light hazard
                           occupancy fire protection system design criteria up
                           to one sprinkler per 125 square feet of Net
                           Rentable Area.

                                      H-1
<PAGE>

      406-512 MHZ
            Isolators - minimum of 90 DB with bandpass cavity

      806-866 MHZ
            Isolators - minimum of 90 DB with bandpass cavity

      866 MHZ - as determined by Manager
      It should be emphasized that the above specifications are minimum
      requirements. Additional protective devices may be required based upon
      evaluation of the following information:

            Theoretical TX mixes, particularly second and third order
            Antenna location and type
            Combiner/multicoupler configurations
            Transmitter specifications
            Receiver specifications
            Historical problems
            Transmitter to transmitter isolation
            Transmitter to antenna isolation
            Transmitter to receiver isolation
            Calculated level of IM products
            Transmitter output power
            Transmitter ERP
            Spectrum analyzer measurements
            VSWR measurements
            Existing cavity selectivity

III.  Antennas

      1)    Mounted only on posts or other specified mount and only one per
            mount unless authorized in writing.
      2)    All mounting hardware galvanized or non-corroding metal.
      3)    Tagged with weatherproof labels showing manufacturer, model,
            frequency range, and owner.
      4)    Bonded with copper braid to building ground system (when ground
            cable is installed by Owner).
      5)    Connections to be taped with stretch vinyl tape (Scotch #33 or
            equivalent) and Scotchkoted (including booted pigtails).
      6)    Must meet manufacturer's VSWR specifications.
      7)    Antennas with corroded elements must be repaired or replaced.
      8)    Must be DC grounded type, or have the appropriate lightning
            protection as determined by Manager.
      9)    Unless otherwise authorized by Manager, all antennas must be encased
            in fiberglass radomes and be painted or impregnated with a color
            designated by Manager as the standard antenna color for aesthetic
            uniformity.

                                      H-2
<PAGE>

      10)   Mounting pipes must be duct such that they do not extend above the
            antenna mounting sleeve.

IV.   Antenna Mounts

      1)    No welding or drilling on mounts will be permitted.
      2)    2" or greater heavy wall aluminum or galvanized mounting pipes must
            be used.
      3)    Any corroded hardware must be replaced.

V.    Cable

      1)    All antenna lines to be jacketed heliax (or equivalent), 1/2" or
            greater.
      2)    No kinked or cracked cable.
      3)    Any cable fasteners exposed to weather must be nylon ultraviolet
            resistant type or stainless steel.
      4)    All transmit interconnecting cables/jumpers must be solid copper
            outer conductor (1/2" superflex or equivalent), not to exceed 8' in
            length.
      5)    All receiver intercabling must be 100% shielded coax.
      6)    All receiver cabling must be run in troughs or PVC conduit.
      7)    All inside cable must be run in troughs where provided.
      8)    All unused lines must be tagged at both ends showing termination
            points.
      9)    All AC line cords must be 3 conductor with grounding plugs.
      10)   Transmission lines must be tied to antenna mounting posts.
      11)   Where no troughs or cable trays exist, all cable must be tied at not
            less than 3' intervals.
      12)   All antenna transmission lines shall be grounded at both the antenna
            and equipment ends, with the appropriate grounding kits.

VI.   Connectors

      1)    Must be teflon filled, UHF or N type, including chassis/bulkhead
            connectors.
      2)    Must be properly fabricated (soldered if applicable) if field
            installed.
      3)    Must be taped or Scotchkoted at least 4" onto jacket if exposed to
            weather.
      4)    Male pins must be proper length.
      5)    Female contacts may not be spread.
      6)    Connectors must be plier tight as opposed to hand tight.
      7)    Must be silver plated or brass.
      8)    Must be electrically and mechanically equivalent to OEM connectors.

VII.  Receivers

      1)    No RF preamps permitted in front end unless authorized by Manager.
      2)    All shields must be in place.
      3)    VHF and up must use helical resonator front ends.
      4)    Must meet manufacturer's specifications, particularly with regard to
            bandwidth, discriminator swing and symmetry, and spurious responses.

                                      H-3
<PAGE>

      5)    Crystal filters/preselectors/cavities must be installed in RX legs
            where appropriate.
      6)    All repeater tone squelch circuitry must use "AND" logic.

VIII. Transmitters

      1)    Must meet original manufacturer's specifications.
      2)    All shields must be in place.
      3)    Must have a visual indication of transmitter operation.
      4)    Must be tagged with Lessee's name, equipment model number, serial
            number, and operating frequency(ies).
      5)    All low level, pre-driver and driver stages in exiter must be
            shielded.
      6)    All power amplifiers must be shielded.
      7)    Output power may not exceed 150 watts.

IX.   Combiners/Multicouplers

      1)    Shall at all times meet manufacturer's specifications
      2)    Must be tuned using manufacturer approved procedures.
      3)    Must provide a minimum of 55 DB transmitter to transmitter
            isolation.
      4)    All power detectors and monitoring devices must not look directly at
            an antenna.

X.    Cabinets

      1)    All cabinets must be bonded together and to the Owner's ground
            system (when available).
      2)    All doors must be on or closed.
      3)    All non-original holes larger than 1" must be covered with copper
            screen or solid metal plates.

XI.   Installation Procedures

      1)    Installation may take place only after Manager has been notified of
            the date and time, and only during normal working hours unless
            otherwise authorized.
      2)    Equipment may not be operated until the installation has been
            approved by Manager, which approval shall not be unreasonably
            withheld.

XII.  Maintenance/Tuning Procedures

      1)    All external indictor lamps/leds must be working.
      2)    Equipment parameters must meet manufacturers' specifications.
      3)    All cover, shield, and rack fasteners must be in place and securely
            tightened.
      4)    Local speakers must be turned off except during service.

                                      H-4
<PAGE>

XII.  FCC Licensing

      1)    All FCC licenses must be current.

XV.   Interference Diagnosing Procedures

      1)    All licensees must cooperate in a timely fashion with Manager when
            called upon to investigate a source of interference, whether or not
            it can be conclusively proven that their equipment is involved.

XIV.  Miscellaneous

      1)    Window blinds must be kept closed to minimize sun heating.
      2)    All installations must be maintained in a neat and orderly manner.
      3)    Doors to equipment and antenna spaces shall be closed and locked at
            all times.
      4)    Access to equipment and antennas shall be by authorized personnel
            only, and only for purposes of installation, service or maintenance.

                                      H-5
<PAGE>

                                    EXHIBIT I

                        CONTRACTOR RULES AND REGULATIONS

1.    WORK APPROVAL

      All drawings, subcontractors and material must be approved through the
      Management Office prior to the start of construction.

2.    PERMITS

      Permits and licenses necessary for the completion of the work shall be
      secured and paid for by Contractor. A copy of all permits shall be posted
      in a readily accessible area at the construction site and given to
      Property Management after final inspection.

3.    INSURANCE

      The Contractor shall maintain insurance and/or bonds as reasonably
      requested by the Management Office and shall produce evidence of such
      insurance on request, including the insurance required in the attachment
      to this Exhibit 1.

4.    BUILDING USE

      The Contractor shall confine his use of the premises to the designated
      construction area(s) so as not to disturb other tenants in the building.
      The Contractor will be responsible for protecting the finishes in any
      common areas used such as corridors and elevators as well as any existing
      finishes in the construction area which are to remain.

5.    WORKING HOURS

      There are certain operations that must be performed outside of normal
      hours to prevent the interruption of normal business operations. These
      are:

      a.    Drilling or cutting of the concrete floor slab or any concrete
            structural member.
      b.    Any work in which machine noise or vibration (such as framing and
            hanging sheetrock, removal of glue down carpet or tile flooring or
            the laying of carpet tack strips) may disrupt normal office
            procedures.
      c.    Material stocking, demolition and trash removal.
      d.    Any work requiring access to the ceiling of the floor below
            construction.
      e.    Application or use of any product that will affect indoor air
            quality or produce strong odors.

                                      I-1
<PAGE>

      All work performed outside normal hours (7:30 a.m. through 5:30 p.m.;
      weekdays) must be scheduled and approved by the Management Office.
      Failure to observe requirements outlined above will cause the job to be
      shut-down.

6.    WORKMAN CONDUCT

      No loud radios will be tolerated. No use of foul language. Shirts must be
      worn at all times.

7.    ELEVATORS

      The Contractor will only use the specific elevator designated by the
      Management Office. Hours of use will also be designated by the Management
      Office. Construction materials, tools, trash and employees are to be
      transferred to and from the construction area via this elevator. It will
      be the contractor's responsibility to protect all elevator finishes,
      interior and exterior.

8.    COMMON AND TENANT AREAS

      The Contractors shall carefully protect a walls, carpets, floors,
      furniture and fixtures. All work will be done with minimum disruption to
      the normal operation of the office tower. Contractor shall repair or
      replace damage to property without cost to Landlord.

9.    WATER/ELECTRICITY DURING CONSTRUCTION

      Sources of water and electricity will be furnished to Contractor without
      cost to him, in reasonable quantities for use in fighting, for portable
      power tools, drinking water, water for testing and other such common usage
      during construction. Contractor shall make all connections, furnish any
      necessary extensions, and remove same upon completion of work.

10.   SANITARY FACILITIES

      The Contractor shall use only those facilities specifically designated by
      the Management Office.

11.   DUSTY WORK

      Contractor shall notify the Management Office prior to commencement of
      extremely dusty work (sheetrock cutting, sanding, extensive brooming,
      etc.) as this work may affect HVAC equipment and fire safety equipment.

                                      I-2
<PAGE>

12.   ASBESTOS

      Contractor will ensure that all materials used in the construction or
      remodeling of a space are free of asbestos containing materials ACM (e.g.
      suspect ACM types of materials include: wallboard and ceiling board,
      ceiling texture, wallboard joint compound; plaster, floor tile, floor tile
      mastic, baseboard mastic, carpet mastics, caulking/mastics, etc.). MSDS
      sheets for all materials used in construction and remodeling must be
      supplied by the contractor to the property management office. Contractor
      will provide a letter certifying that all such materials are free of ACM
      to the property manager.

13.   CEILING TILE

      Please replace any ceiling tile you remove. If any are broken during
      removal or installation, notify building management office. We will
      provide you the brand and type of tiles used so that you can purchase and
      re-install the correct tiles.

14.   ELECTRICAL PANEL CHANGES

      All additional electrical circuits, panels and associated metering will be
      appropriately marked as to the area and/or equipment serviced by the
      circuit(s) in question. Noncompliance with this regulation will result in
      possible barring of the Contractor from future activities in the Building.

      All electrical panels, junction boxes or pull boxes which have covers or
      doors removed so as to allow the addition of new circuits or any new
      electrical panels which are installed shall be fully covered, closed or
      replaced.

15.   HVAC

      The mechanical contractor shall deliver to Landlord an air balance report
      which will verify air flow delivery per the construction drawing and be
      able to demonstrate to Landlord that all thermostats function correctly
      and are properly calibrated. All flex ducts must be externally insulated.
      Duct tape cut-outs not used shall be covered with a duct plate and
      insulation.

16.   METERING

      All additional electrical panels and air conditioning units must be
      metered.

17.   FLOOR PENETRATIONS

                                      I-3
<PAGE>

      All floor penetrations shall be scheduled with the Management Office. Upon
      completion, they will be caulked, cemented or filled with materials which
      are fire-rated, free, of ACM, and match building specifications. Supply
      MSDS sheet to property management office.

18.   WELDING/CUTTING TORCH USE

      At no time is any welding or cutting torch to be used in the Building
      without approval of the Management Office. If approval is granted, the
      Contractor must coordinate the time with the Management Office. A fire
      extinguisher must be present in the work area at all times while the
      equipment is being used. Contractor shall be responsible for posting a
      fire watch during times the fire detection system is disabled.

19.   ODOROUS OR NOXIOUS MATERIALS

      No odorous or noxious materials or any other substances which could affect
      indoor air quality will be used in the building without prior approval of
      the Management Office. Such use will be scheduled after normal office
      hours. The contractor will provide MSDS sheets on materials used to the
      property management office.

20.   DRAINING OF SPRINKLER LINES

      Any work which will involve the draining of a sprinkler line or otherwise
      affect the building's sprinkler system must be approved by the Management
      Office. In all instances where this is done, the system will not be left
      inoperable overnight.

21.   FIRE ALARM SYSTEM

      Any work which could interfere with the fire safety system such as
      welding, use of a cutting torch, dusty work, covering of smoke detector
      heads, or sprinkler modification must be scheduled with the Management
      Office.

22.   LIGHT BULBS AND BALLASTS

      Contractor is responsible for insuring that all light fixtures in the work
      area are working properly and are fully lit and cleaned upon job
      completion. This includes replacement of tubes and ballasts as required in
      light fixtures that are replaced, added or repositioned. Contact
      Management Office for proper color and style of bulbs.

23.   LOCKS

      Only building standard locks are to be installed in the leased premises.

                                      I-4
<PAGE>

24.   DELIVERIES

      All deliveries and/or pickups made by contractors or vendors must be made
      through the loading dock.

25. AIR HANDLER ROOMS

      The following is a listing of the Do's and Don'ts in the AHU rooms:

      a.    No trash facilities are provided in AHU rooms. All trash brought in
            or created while in an AHU room must be brought out and disposed of
            properly (See clean-up, item 29).
      b.    There are no provisions for ashtrays in AHU rooms. Smoking is
            prohibited in the building.
      c.    Any wiring done (low voltage or otherwise) must be run in an orderly
            fashion and in accordance to applicable codes.
      d.    If you turn on lights, remember to turn them off before you leave
            the AHU room.
      e.    Bring all tools, ladders etc. necessary to complete your work. No
            tools can or will be loaned out.

26.   FLAMMABLES CONTROLS

      Dispose of solvent rags and used paint brushes - used with oil-based
      paints and thinners - properly. To reduce possible fire hazards, approved
      metal waste containers must be provided wherever rags or waste are
      impregnated with spray paint material. All rags or waste must be deposited
      in these containers immediately after use. The contents of the containers
      must be properly disposed of at least daily or at the end of each shift.
      Remember, MSDS sheet on all materials must be supplied to the property
      management office.

27.   COMMUNICATION CABLING

      The building is equipped with communication cabling. The communication
      cabling is routed through mechanical areas, telephone/electrical closets,
      and above the ceiling. Caution should be used during construction not to
      cut or damage these cables. Such damage will be at the contractor's
      expense.

28.   DISPOSITION OF MATERIALS

      Any and all existing materials removed and not reused in the construction,
      except as directed by the Management Office shall be disposed of by the
      Contractor as waste or unwanted material.

                                      I-5
<PAGE>

29.   CLEAN-UP

      Contractor shall at all times keep the site free from accumulation of
      waste material debris or rubbish caused by his employees or work. At the
      completion of the work, he shall remove from the site all his tools,
      scaffolding, surplus materials, debris, and shall leave the site "broom
      clean". The Building's restroom facilities are not to be used for the
      cleaning of tools or paint materials. Any costs incurred by the Management
      Office to clean the construction area will be the responsibility of the
      contractor.

30.   MSDS INFORMATION SHEET

      An MSDS Information Sheet must be posted in the work area listing the type
      of chemicals, sprays, paints, thinners, stains, floor finishes, latex
      caulks, floor adhesives, etc. being used in the work area/buildout. Upon
      completion of the job, a copy of the MSDS Information Sheet must be
      provided to the Property Manager.

31.   CERTIFICATE OF OCCUPANCY

      Upon completion of job, a Certificate of Occupancy must be submitted to
      the Property Management Office.

32.   POSTING OF RULES AND REGULATIONS

      A copy of these rules and regulations, acknowledged and accepted by the
      General Contractor, must be posted on the job site in a manner allowing
      easy access by all workers. It is the General Contractor's responsibility
      to instruct his and all subcontractor workers to familiarize themselves
      with these rules.

33.   ENFORCEMENT

      In order to preserve the lease rights of the landlord and tenants, and to
      provide the working environment expected by the landlord and tenants,
      property management reserves the right to ask any person(s) that are
      violating any of these rules to immediately leave the Premises, if they
      refuse to correct the situation or have repeat offenses.

                                                    ----------------------------
Acknowledged and Accepted by Contractor             Date
Job Name and Floor/Suite

                                      I-6
<PAGE>

                      Utah State Retirement Investment Fund
                            Westmark Realty Advisors
                                      Hines
                                  Phoenix Tower

INSURANCE REQUIREMENTS FOR CONTRACTORS/VENDORS AT PHOENIX TOWER

1.    Workers Compensation              Statutory limits

2.    Employers Liability               $500,000 each accident
                                        $500,000 disease - policy limit
                                        $500,000 disease - each employee

2.    Commercial General Liability
      Insuring against Bodily Injury,
      Property Damage, Personal Injury,
      and Advertising Injury            $1,000,000 each occurrence
                                        $2,000,000 general aggregate
                                        $2,000,000 products/completed operations
                                            aggregate

      Any general aggregate shall apply on a "Per project" basis for
contractors. Coverage is to be provided on an "occurrence" rather than a "claims
made" basis.

4.    Business Auto Liability $1,000,000 each accident

5.    All insurance certificates should name as additional insureds:

                       Westmark Realty Advisors
                       Utah State Retirement Investment Fund
                       Hines

6.    All policies should have a 30 day cancellation-notice.

7.    Certificate Holder:

                       Hines
                       3200 Southwest Freeway, Suite 100
                       Houston, Texas 77027

                                      I-7
<PAGE>

                                    EXHIBIT J
                               TERMINATION PAYMENT

<TABLE>
<S>                                                                   <C>              <C>
     TERMINATION PAYMENT
1.   Unpaid Amount of Assumed Loan                                                     $ 3,449,798.44
2.   Difference in Rent Between Old Lease & Portion of
        New Lease                                                                          278,664.66
3.   Yield Maintenance (Average Base Rent over 10 yrs.
        vs. Base Rent Payable) for First 5 Years                                         1,452,037.37

                                                                             TOTAL     $ 5,180,500.47

1.   Unpaid Amount of Assumed Loan                                    $ 3,449,798.44

     Lease Commissions            $    1,922,748.35
     Tenant Improvement Allowance      3,623,798.22
                                  -----------------
     Upfront Amount               $    5,546,546.57

     (see attached Schedule 1)

     Remaining Principal Balance of an Assumed Loan
     to amortize Upfront Amount with the following terms
     at the end of sixty (60) months (termination date):              $ 3,449,798.44

     Initial Principal Balance:   $    5,546,546.57
     Term:                        10 years
     Interest Rate:               10% per annum
     Payments:                    Monthly, in arrears,
                                  commencing April 1, 1998.

     (see attached Schedule 4)

2.   Difference in Rent Between Old Lease & Portion of New Lease                       $   278,664.66
     (Between Old Lease & Portion of New Lease:
        3/1/98 - 3/31/99 Total Remaining Base Rent and
        Escalations Under Old Lease (175,556 sf.):                    $ 3,689,986.04
     (see attached Schedule 2)

     New Lease
     Part 1       191,343    x   $15.50/sf. x 1.083 yrs.   =            3,212,967.88
     Part 2        25,594    x   15.50/sf.  x .5 yrs.      =              198,353.50
                                                    Difference:       $   278,664.66

3.   Yield Maintenance (Average Base Rent over 10 yrs.
        Vs. Base Rent Payable) for First 5 Years                                       $ 1,452,037.37
     Average Base Rental Rate over 10 Years            $  17.05/sf.
     (Part 1 Commencing 3/1/98 for 191,343 sf.)

     Base Rental Rate Payable (Avg.) over First 5 Years   15.70/sf.
                                                       --------
     (Part 1 Commencing 3/1/98 for 191,343 sf.)
     Rental Rate Difference                            $   1.35/sf.

     SF.                                  x             191,343
     Years                                x                 5.0
                                                       -----------------------------
     Difference                           =                           $ 1,291,565.25

     Average Base Rental Rate over 9.4167 Years        $  17.15/sf.
     (Part 2 Commencing 10/1/98 for 25,594 sf.)

     Base Rental Rate Payable (Avg.) over First
        4.4167 Years                                      15.73/sf.
                                                       --------
     (Part 2 Commencing 10/1/98 for 25,594 sf.)
     Rental Rate Difference                            $   1.42/sf.

     SF.                                   x             25,594
     Years                                 x              4.417
                                                       -----------------------------
     Difference                            =                              160,472.12
                                                                      --------------
     (see attached Schedule 3) Yield Maintenance (Total Difference):  $ 1,452,037.37
</TABLE>

                                   Page 1 of 1
<PAGE>

                             EXHIBIT J - Schedule 1

--------------------------------------------------------------------------------
OUTSIDE COMMISSION                    $     1,281,832.23
INSIDE COMMISSION                     $       640,916.12
                                      ------------------
TOTAL COMMISSION                      $     1,922,748.35
                                      ==================
--------------------------------------------------------------------------------

-------------------------------------
            RENTAL RATES
YEARS 1-3                  $  15.50
YEARS 4-5                     16.00
YEARS 6-8                     18.00
YEARS 9-10                    19.00
-------------------------------------

--------------------------------------------------------------------------------
                                 SQUARE FOOTAGE
                                 --------------
Part 1 Commencing March 1, 1998
       OLD LEASE                                           175,556
  w/ Expansion 1: Ste. 965                                     495
                  Ste. 970                                   4,191
                  Ste. 1020                                 11,101
                                                        ----------
        SUBTOTAL                                           191,343

PART 2 Commencing October 1, 1998
  w/Expansion 2: 15th Floor                                 25,594
                                                        ----------
           TOTAL                                           216,937
--------------------------------------------------------------------------------

<TABLE>
<CAPTION>
-----------------------------------------------------------------------------------------------------------------------
                                                   TENANT IMPROVEMENTS ALLOWANCES
                                                   ------------------------------

<S>                                                        <C>           <C>                       <C>
PART 1 Commencing March 1, 1998

                OLD LEASE                                  175,556   x   $        16.82      =     $  2,952,851.92
          w/ Expansion 1:       Ste. 965                       495   x            16.82      =            8,325.90
                                Ste. 970                     4,191   x            16.82      =           70,492.62
                                Ste. 1020                   11,101   x            16.82      =          186,718.82
                                                        ----------                                 ----------------
                 SUBTOTAL                                  191,343   x            16.82      =     $  3,218,389.26

Building Standard TI Allowance                             191,343   x            12.00      =        2,296,116.00
                                                                                                   ----------------
Excess TI's to Deduct for Commission Calculation                                                   $    922,273.26

PART 2 Commencing October 1, 1998
           w/Expansion 2:      15th Floor                   25,594   x            15.84      =          405,408.96
                                                        ----------

Building Standard TI Allowance                              25,594   x            12.00      =          307,128.00
                                                                                                   ----------------
Excess TI's to Deduct for Commission Calculation                                                   $     98,280.96

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

TOTAL PARTS 1 & 2 TI'S                                                                             $  3,623,798.22
TOTAL PARTS 1 & 2 TI'S > $12/SF.                                                                   $  1,020,554.22

* Effective lease term for 15th floor spaces is 94.17% of 10 year term (113 mos./120 mos.)
-----------------------------------------------------------------------------------------------------------------------
</TABLE>

<TABLE>
<CAPTION>
------------------------------------------------------------------------------------------------------------------------------------
MONTHLY RENT AMOUNTS
                                                                                 Annual                             Monthly
                          Base Rental Rate            NRA Leased                 Amount                              Rent
                   --------------------------------------------------------------------------------------------------------
   PART 1 Commencing March 1, 1998
<S>                   <C>                                <C>             <C>                      <C>       <C>
YEARS 1-3             $          15.50   x               191,343  =      $       2,965,816.50    /12 =      $         247,151.38
YEARS 4-5                        16.00   x               191,343  =      $       3,061,488.00    /12 =      $         255,124.00
YEARS 6-8                        18.00   x               191,343  =      $       3,444,174.00    /12 =      $         287,014.50
YEARS 9-10                       19.00   x               191,343  =      $       3,635,517.00    /12 =      $         302,959.75

   PART 1 Commencing October 1, 1998
YEARS 1-3*            $          15.50   x                25,594  =      $         396,707.00    /12 =      $          33,058.92
YEARS 4-5                        16.00   x                25,594  =      $         409,504.00    /12 =      $          34,125.33
YEARS 6-8                        18.00   x                25,594  =      $         460,692.00    /12 =      $          38,391.00
YEARS 9-10                       19.00   x                25,594  =      $         486,286.00    /12 =      $          40,523.83

* LAST 29 MONTHS IN FIRST 3 YEARS
------------------------------------------------------------------------------------------------------------------------------------
</TABLE>

<TABLE>
<CAPTION>

                           OLD LEASE                                                                 TOTAL
                            MONTHLY             NEW LEASE     NEW LEASE             SHORTAGE         MONTHLY             LESS
                          BASE RENT &             PART 1       PART 2               OLD LEASE       BASE RENT           PART 1
Month                     ESCALATIONS            MONTHLY       MONTHLY    Month   VS. NEW LEASE     NEW LEASE    TOTAL TI'S >$12/SF.
  #     MONTH/YEAR  (based on '96 expenses)     BASE RENT     BASE RENT   Count    PARTS 1 & 2     PARTS 1 & 2     (DIVIDED BY 120)
-----------------------------------------------------------------------------------------------------------------------------------
<S>       <C>             <C>                 <C>            <C>            <C>   <C>              <C>               <C>
  1       Mar-98          $283,845.08         $247,151.38                   1     $ (36,693.71)    $247,151.38       $ (7,685.61)
  2       Apr-98           283,845.08          247,151.38                   2       (36,693.71)     247,151.38         (7,685.61)
  3       May-98           283,845.08          247,151.38                   3       (36,693.71)     247,151.38         (7,685.61)
  4       Jun-98           283,845.08          247,151.38                   4       (36,693.71)     247,151.38         (7,685.61)
  5       Jul-98           283,845.08          247,151.38                   5       (36,693.71)     247,151.38         (7,685.61)
  6       Aug-98           283,845.08          247,151.38                   6       (36,693.71)     247,151.38         (7,685.61)
  7       Sep-98           283,845.08          247,151.38                   7       (36,693.71)     247,151.38         (7,685.61)
  8       Oct-98           283,845.08          247,151.38    33,058.92      8        (3,634.79)     280,210.29         (7,685.61)
  9       Nov-98           283,845.08          247,151.38    33,058.92      9        (3,634.79)     280,210.29         (7,685.61)
  10      Dec-98           283,845.08          247,151.38    33,058.92      10       (3,634.79)     280,210.29         (7,685.61)
  11      Jan-99           283,845.08          247,151.38    33,058.92      11       (3,634.79)     280,210.29         (7,685.61)
  12      Feb-99           283,845.08          247,151.38    33,058.92      12       (3,634.79)     280,210.29         (7,685.61)
  13      Mar-99           283,845.08          247,151.38    33,058.92      13       (3,634.79)     280,210.29         (7,685.61)
  14      Apr-99                               247,151.38    33,058.92      14                      280,210.29         (7,685.61)
  15      May-99                               247,151.38    33,058.92      15                      280,210.29         (7,685.61)
  16      Jun-99                               247,151.38    33,058.92      16                      280,210.29         (7,685.61)
  17      Jul-99                               247,151.38    33,058.92      17                      280,210.29         (7,685.61)
  18      Aug-99                               247,151.38    33,058.92      18                      280,210.29         (7,685.61)
  19      Sep-99                               247,151.38    33,058.92      19                      280,210.29         (7,685.61)
  20      Oct-99                               247,151.38    33,058.92      20                      280,210.29         (7,685.61)

<CAPTION>
                                      LESS
                                    OLD LEASE
                                     MONTHLY
                 LESS              BASE RENT &                             4%              2%
                PART 2             ESCALATIONS      COMMISSIONABLE     COMMISSION      COMMISSION
Month    TOTAL TI'S >$12/SF.         AMOUNT            NET RENT        TO OUTSIDE      TO INSIDE
  #        (DIVIDED BY 113)     (DIVIDED BY 120)        AMOUNT           BROKER          BROKER
--------------------------------------------------------------------------------------------------
<S>           <C>                <C>                 <C>                <C>             <C>
  1                              $ (30,749.88)       $208,715.88        $8,348.64       $4,174.32
  2                                (30,749.88)        208,715.88         8,348.64        4,174.32
  3                                (30,749.88)        208,715.88         8,348.64        4,174.32
  4                                (30,749.88)        208,715.88         8,348.64        4,174.32
  5                                (30,749.88)        208,715.88         8,348.64        4,174.32
  6                                (30,749.88)        208,715.88         8,348.64        4,174.32
  7                                (30,749.88)        208,715.88         8,348.64        4,174.32
  8           $(869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  9            (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  10           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  11           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  12           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  13           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  14           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  15           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  16           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  17           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  18           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  19           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
  20           (869.74)            (30,749.88)        240,905.05         9,636.20        4,818.10
</TABLE>

                                   Page 1 of 3
<PAGE>

<TABLE>
<CAPTION>

                            OLD LEASE                                                                 TOTAL
                             MONTHLY           NEW LEASE     NEW LEASE               SHORTAGE         MONTHLY          LESS
                           BASE RENT &           PART 1       PART 2                 OLD LEASE       BASE RENT        PART 1
Month                      ESCALATIONS          MONTHLY       MONTHLY      Month   VS. NEW LEASE     NEW LEASE   TOTAL TI'S >$12/SF.
  #     MONTH/YEAR   (based on '96 expenses)   BASE RENT     BASE RENT     Count    PARTS 1 & 2     PARTS 1 & 2  (DIVIDED BY 120)
-----------------------------------------------------------------------------------------------------------------------------------
<S>       <C>        <C>                       <C>           <C>            <C>    <C>               <C>              <C>
  21      Nov-99                               247,151.38    33,058.92      21                       280,210.29       (7,685.61)
  22      Dec-99                               247,151.38    33,058.92      22                       280,210.29       (7,685.61)
  23      Jan-00                               247,151.38    33,058.92      23                       280,210.29       (7,685.61)
  24      Feb-00                               247,151.38    33,058.92      24                       280,210.29       (7,685.61)
  25      Mar-00                               247,151.38    33,058.92      25                       280,210.29       (7,685.61)
  26      Apr-00                               247,151.38    33,058.92      26                       280,210.29       (7,685.61)
  27      May-00                               247,151.38    33,058.92      27                       280,210.29       (7,685.61)
  28      Jun-00                               247,151.38    33,058.92      28                       280,210.29       (7,685.61)
  29      Jul-00                               247,151.38    33,058.92      29                       280,210.29       (7,685.61)
  30      Aug-00                               247,151.38    33,058.92      30                       280,210.29       (7,685.61)
  31      Sep-00                               247,151.38    33,058.92      31                       280,210.29       (7,685.61)
  32      Oct-00                               247,151.38    33,058.92      32                       280,210.29       (7,685.61)
  33      Nov-00                               247,151.38    33,058.92      33                       280,210.29       (7,685.61)
  34      Dec-00                               247,151.38    33,058.92      34                       280,210.29       (7,685.61)
  35      Jan-01                               247,151.38    33,058.92      35                       280,210.29       (7,685.61)
  36      Feb-01                               247,151.38    33,058.92      36                       280,210.29       (7,685.61)
-----------------------------------------------------------------------------------------------------------------------------------
  37      Mar-01                               255,124.00    34,125.33      1                        289,249.33       (7,685.61)
  38      Apr-01                               255,124.00    34,125.33      2                        289,249.33       (7,685.61)
  39      May-01                               255,124.00    34,125.33      3                        289,249.33       (7,685.61)
  40      Jun-01                               255,124.00    34,125.33      4                        289,249.33       (7,685.61)
  41      Jul-01                               255,124.00    34,125.33      5                        289,249.33       (7,685.61)
  42      Aug-01                               255,124.00    34,125.33      6                        289,249.33       (7,685.61)
  43      Sep-01                               255,124.00    34,125.33      7                        289,249.33       (7,685.61)
  44      Oct-01                               255,124.00    34,125.33      8                        289,249.33       (7,685.61)
  45      Nov-01                               255,124.00    34,125.33      9                        289,249.33       (7,685.61)
  46      Dec-01                               255,124.00    34,125.33      10                       289,249.33       (7,685.61)
  47      Jan-02                               255,124.00    34,125.33      11                       289,249.33       (7,685.61)
  48      Feb-02                               255,124.00    34,125.33      12                       289,249.33       (7,685.61)
  49      Mar-02                               255,124.00    34,125.33      13                       289,249.33       (7,685.61)
  50      Apr-02                               255,124.00    34,125.33      14                       289,249.33       (7,685.61)
  51      May-02                               255,124.00    34,125.33      15                       289,249.33       (7,685.61)
  52      Jun-02                               255,124.00    34,125.33      16                       289,249.33       (7,685.61)
  53      Jul-02                               255,124.00    34,125.33      17                       289,249.33       (7,685.61)
  54      Aug-02                               255,124.00    34,125.33      18                       289,249.33       (7,685.61)
  55      Sep-02                               255,124.00    34,125.33      19                       289,249.33       (7,685.61)
  56      Oct-02                               255,124.00    34,125.33      20                       289,249.33       (7,685.61)
  57      Nov-02                               255,124.00    34,125.33      21                       289,249.33       (7,685.61)
  58      Dec-02                               255,124.00    34,125.33      22                       289,249.33       (7,685.61)
  59      Jan-03                               255,124.00    34,125.33      23                       289,249.33       (7,685.61)
  60      Feb-03                               255,124.00    34,125.33      24                       289,249.33       (7,685.61)
-----------------------------------------------------------------------------------------------------------------------------------
  61      Mar-03                               287,014.50    38,391.00      1                        325,405.50       (7,685.61)
  62      Apr-03                               287,014.50    38,391.00      2                        325,405.50       (7,685.61)
  63      May-03                               287,014.50    38,391.00      3                        325,405.50       (7,685.61)
  64      Jun-03                               287,014.50    38,391.00      4                        325,405.50       (7,685.61)
  65      Jul-03                               287,014.50    38,391.00      5                        325,405.50       (7,685.61)
  66      Aug-03                               287,014.50    38,391.00      6                        325,405.50       (7,685.61)
  67      Sep-03                               287,014.50    38,391.00      7                        325,405.50       (7,685.61)
  68      Oct-03                               287,014.50    38,391.00      8                        325,405.50       (7,685.61)
  69      Nov-03                               287,014.50    38,391.00      9                        325,405.50       (7,685.61)
  70      Dec-03                               287,014.50    38,391.00      10                       325,405.50       (7,685.61)
  71      Jan-04                               287,014.50    38,391.00      11                       325,405.50       (7,685.61)
  72      Feb-04                               287,014.50    38,391.00      12                       325,405.50       (7,685.61)
  73      Mar-04                               287,014.50    38,391.00      13                       325,405.50       (7,685.61)
  74      Apr-04                               287,014.50    38,391.00      14                       325,405.50       (7,685.61)
  75      May-04                               287,014.50    38,391.00      15                       325,405.50       (7,685.61)
  76      Jun-04                               287,014.50    38,391.00      16                       325,405.50       (7,685.61)

<CAPTION>
                                         LESS
                                       OLD LEASE
                                        MONTHLY
                LESS                  BASE RENT &                                      4%                2%
               PART 2                 ESCALATIONS          COMMISSIONABLE         COMMISSION        COMMISSION
Month   TOTAL TI'S >$12/SF.             AMOUNT                NET RENT            TO OUTSIDE        TO INSIDE
  #       (DIVIDED BY 113)         (DIVIDED BY 120)            AMOUNT               BROKER            BROKER
----------------------------------------------------------------------------------------------------------------
<S>          <C>                      <C>                    <C>                     <C>              <C>
  21         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  22         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  23         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  24         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  25         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  26         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  27         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  28         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  29         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  30         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  31         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  32         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  33         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  34         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  35         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
  36         (869.74)                 (30,749.88)            240,905.05              9,636.20         4,818.10
-----------------------------------------------------------------------------------------------------------------
  37         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  38         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  39         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  40         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  41         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  42         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  43         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  44         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  45         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  46         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  47         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  48         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  49         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  50         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  51         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  52         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  53         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  54         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  55         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  56         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  57         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  58         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  59         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
  60         (869.74)                 (30,749.88)            249,944.10              9,997.76         4,998.88
-----------------------------------------------------------------------------------------------------------------
  61         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  62         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  63         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  64         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  65         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  66         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  67         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  68         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  69         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  70         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  71         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  72         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  73         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  74         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  75         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
  76         (869.74)                 (30,749.88)            286,100.26             11,444.01         5,722.01
</TABLE>

                                   Page 2 of 3
<PAGE>

<TABLE>
<CAPTION>

                        OLD LEASE                                                                      TOTAL             LESS
                         MONTHLY              NEW LEASE       NEW LEASE              SHORTAGE         MONTHLY           PART 1
                       BASE RENT &              PART 1         PART 2                OLD LEASE       BASE RENT           TOTAL
Month  MONTH/          ESCALATIONS             MONTHLY         MONTHLY    Month    VS. NEW LEASE     NEW LEASE       TI'S >$12/SF.
  #     YEAR    (based on '96 expenses)      BASE RENT       BASE RENT   Count     PARTS 1 & 2     PARTS 1 & 2     (DIVIDED BY 120)
-----------------------------------------------------------------------------------------------------------------------------------
<S>    <C>           <C>                  <C>             <C>               <C>   <C>              <C>               <C>
  77   Jul-04                                 287,014.50      38,391.00     17                         325,405.50       (7,685.61)
  78   Aug-04                                 287,014.50      38,391.00     18                         325,405.50       (7,685.61)
  79   Sep-04                                 287,014.50      38,391.00     19                         325,405.50       (7,685.61)
  80   Oct-04                                 287,014.50      38,391.00     20                         325,405.50       (7,685.61)
  81   Nov-04                                 287,014.50      38,391.00     21                         325,405.50       (7,685.61)
  82   Dec-04                                 287,014.50      38,391.00     22                         325,405.50       (7,685.61)
  83   Jan-05                                 287,014.50      38,391.00     23                         325,405.50       (7,685.61)
  84   Feb-05                                 287,014.50      38,391.00     24                         325,405.50       (7,685.61)
  85   Mar-05                                 287,014.50      38,391.00     25                         325,405.50       (7,685.61)
  86   Apr-05                                 287,014.50      38,391.00     26                         325,405.50       (7,685.61)
  87   May-05                                 287,014.50      38,391.00     27                         325,405.50       (7,685.61)
  88   Jun-05                                 287,014.50      38,391.00     28                         325,405.50       (7,685.61)
  89   Jul-05                                 287,014.50      38,391.00     29                         325,405.50       (7,685.61)
  90   Aug-05                                 287,014.50      38,391.00     30                         325,405.50       (7,685.61)
  91   Sep-05                                 287,014.50      38,391.00     31                         325,405.50       (7,685.61)
  92   Oct-05                                 287,014.50      38,391.00     32                         325,405.50       (7,685.61)
  93   Nov-05                                 287,014.50      38,391.00     33                         325,405.50       (7,685.61)
  94   Dec-05                                 287,014.50      38,391.00     34                         325,405.50       (7,685.61)
  95   Jan-06                                 287,014.50      38,391.00     35                         325,405.50       (7,685.61)
  96   Feb-06                                 287,014.50      38,391.00     36                         325,405.50       (7,685.61)
-----------------------------------------------------------------------------------------------------------------------------------
  97   Mar-06                                 302,959.75      40,523.83     1                          343,483.58       (7,685.61)
  98   Apr-06                                 302,959.75      40,523.83     2                          343,483.58       (7,685.61)
  99   May-06                                 302,959.75      40,523.83     3                          343,483.58       (7,685.61)
 100   Jun-06                                 302,959.75      40,523.83     4                          343,483.58       (7,685.61)
 101   Jul-06                                 302,959.75      40,523.83     5                          343,483.58       (7,685.61)
 102   Aug-06                                 302,959.75      40,523.83     6                          343,483.58       (7,685.61)
 103   Sep-06                                 302,959.75      40,523.83     7                          343,483.58       (7,685.61)
 104   Oct-06                                 302,959.75      40,523.83     8                          343,483.58       (7,685.61)
 105   Nov-06                                 302,959.75      40,523.83     9                          343,483.58       (7,685.61)
 106   Dec-06                                 302,959.75      40,523.83     10                         343,483.58       (7,685.61)
 107   Jan-07                                 302,959.75      40,523.83     11                         343,483.58       (7,685.61)
 108   Feb-07                                 302,959.75      40,523.83     12                         343,483.58       (7,685.61)
 109   Mar-07                                 302,959.75      40,523.83     13                         343,483.58       (7,685.61)
 110   Apr-07                                 302,959.75      40,523.83     14                         343,483.58       (7,685.61)
 111   May-07                                 302,959.75      40,523.83     15                         343,483.58       (7,685.61)
 112   Jun-07                                 302,959.75      40,523.83     16                         343,483.58       (7,685.61)
 113   Jul-07                                 302,959.75      40,523.83     17                         343,483.58       (7,685.61)
 114   Aug-07                                 302,959.75      40,523.83     18                         343,483.58       (7,685.61)
 115   Sep-07                                 302,959.75      40,523.83     19                         343,483.58       (7,685.61)
 116   Oct-07                                 302,959.75      40,523.83     20                         343,483.58       (7,685.61)
 117   Nov-07                                 302,959.75      40,523.83     21                         343,483.58       (7,685.61)
 118   Dec-07                                 302,959.75      40,523.83     22                         343,483.58       (7,685.61)
 119   Jan-08                                 302,959.75      40,523.83     23                         343,483.58       (7,685.61)
 120   Feb-08                                 302,959.75      40,523.83     24                         343,483.58       (7,685.61)

                     $ 3,689,986.04       $32,623,981.50  $4,132,364.58           $  (278,664.67)  $36,756,346.08    $(922,273.26)

                                                                                 Net Difference
                                                                               With Early Renewal
NEW LEASE
         PART 1  w/ Expansion 1           $32,623,981.50
         PART 2  w/ Expansion 2             4,132,364.58
                                          --------------
TOTAL BASE RENTAL                         $36,756,346.08

<CAPTION>
                                       LESS
                                     OLD LEASE
                                      MONTHLY
               LESS                 BASE RENT &                                        4%                  2%
              PART 2                ESCALATIONS           COMMISSIONABLE           COMMISSION          COMMISSION
Month  TOTAL TI'S >$12/SF.            AMOUNT                 NET RENT              TO OUTSIDE          TO INSIDE
  #      (DIVIDED BY 113)        (DIVIDED BY 120)             AMOUNT                 BROKER              BROKER
------------------------------------------------------------------------------------------------------------------
<S>       <C>                  <C>                       <C>                    <C>                   <C>
  77          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  78          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  79          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  80          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  81          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  82          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  83          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  84          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  85          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  86          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  87          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  88          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  89          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  90          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  91          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  92          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  93          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  94          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  95          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
  96          (869.74)             (30,749.88)               286,100.26             11,444.01            5,722.01
------------------------------------------------------------------------------------------------------------------
  97          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
  98          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
  99          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 100          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 101          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 102          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 103          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 104          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 105          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 106          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 107          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 108          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 109          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 110          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 111          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 112          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 113          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 114          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 115          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 116          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 117          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 118          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 119          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57
 120          (869.74)             (30,749.88)               304,178.35             12,167.13            6,083.57

          $(98,280.96)         $(3,689,986.04)           $32,045,805.82         $1,281,832.23         $640,916.12
------------------------------------------------------------------------------------------------------------------

                        ------------------------------------------------------------------------
                           OUTSIDE COMMISSION                                   $1,281,832.23
                           INSIDE COMMISSION                                       640,916.12
                                                                                -------------
                           TOTAL COMMISSION                                     $1,922,748.35
                                                                                =============
                        ------------------------------------------------------------------------
</TABLE>

                                   Page 3 of 3
<PAGE>

                             EXHIBIT J - Schedule 2

--------------------------------------------------------------------------------
Total Remaining Base Rent and Escalations Under Old Lease:     $  3,689,986.04
                                                               ===============
(assumes 1996 Actual Expenses to compute escalations)
--------------------------------------------------------------------------------

<TABLE>
<CAPTION>
                                                  Escalations
 OLD LEASE                         Base Rent      Based on '96    Escalations       Annual       1996 Actual
                      Base Rent     Annual      Actual Expenses     Annual        Base Rent &       Expenses         Base Year
Floors/Ste.   SF.      ($/sf.)      Amount          ($/sf.)         Amount        Escalations   ($/sf. & amount)  ($/sf. & amount)
-----------------------------------------------------------------------------------------------------------------------------------

<S>          <C>        <C>      <C>                <C>           <C>           <C>                  <C>              <C>
  13 & 14    172,187    $18.00   $3,099,366.00      $1.52         $262,528.59   $3,361,894.59        $    6.63    $        5.19
  16 - 20                                                                                            $4,104,126   $    3,208,124

    950        2,261    12.92        29,212.12       0.28              630.22       29,842.34             6.63             6.37
                                                                                                     4,104,126        3,942,531

    960        1,108    13.00        14,404.00         --                  --       14,404.00             6.63             7.00
                                                                                                     4,104,126        4,330,046
-----------------------------------------------------------------------------------------------------------------------------------
             175,556             $3,142,982.12                    $263,158.81   $3,406,140.93

                                                               ------------------------------------------------------------------
                                                                  Annual Amount     Monthly                       Total Remaining
                                 $3,406,140.93                        $/SF.          Amount                       Under Old Lease
                                 -------------
                                       175,556         =          $     19.40   $  283,845.08   x 13 months =     $ 3,689,986.04
                                                               ------------------------------------------------------------------

<CAPTION>
                                           Proportionate
                                               Share                          1996
                                                                             Annual
                    Increase                NRA Leased                     Escalations
Floors/Ste.     ($/sf. & amount)          95% x Bldg. NRA                    Amount                        Year/Type
-----------------------------------------------------------------------------------------------------------------------

<S>               <C>                          <c>                       <C>                              <c>
  13 & 14         $     1.44                                             $       1.52
  16 - 20         $  896,002                   29.30%                    $ 262,528.59                       1989

    950                 0.26                                                     0.28
                     161,595                    0.39%                          630.22                       1994

    960               (0.37)                                                       --
                   (225,920)                    0.19%                              --                     Fixed Base
</TABLE>

                                   Page 1 of 1
<PAGE>

                             EXHIBIT J - Schedule 3

<TABLE>
<CAPTION>
 Yield Maintenance (Average Base Rent over 10 yrs. vs. Base Rent Payable) for First 5 yrs.:                           $ 1,452,037.37

                                                               BASE RENTAL                         TOTAL            AMOUNTS EARNED
AGREEMENT PORTION & TERM                            SF.       RATE ($/SF.)          YEARS         AMOUNTS        IN FIRST FIVE YEARS

<S>                                     <C>      <C>          <C>              <C>            <C>                     <C>
NEW LEASE (3/1/98 TO 2/29/08)
PART 1                                           191,343  x   $ 15.50  x            3  =      $  8,897,449.50
Old Lease SF.                           175,556  191,343  x     16.00  x            2  =        6,122,976.00
                                                                                                                   -----------------
Level 9 Expansion SF.                     4,686  191,343  x     18.00  x            3  =       10,332,522.00          $15,020,425.50
Level 10 Expansion S                     11,101  191,343  x     19.00  x            2  =        7,271,034.00
                                        191,343                                               $ 32,623,981.50

NEW LEASE (10/1/98 TO 2/29/08)
PART 2                                            25,594  x     15.50  x       2.4167  =          958,708.58
Level 15 Expansion S                     25,594   25,594  x     16.00  x            2  =          819,008.00
                                                                                              --------------------------------------
                                                  25,594  x     18.00  x            3  =        1,382,076.00            1,777,716.58
                                                  25,594  x     19.00  x            2  =          972,572.00
                                                                                                4,132,364.58

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

<S>                               <C>             <C>          <C>                            <C>
NEW LEASE (3/1/98 TO 2/29/08)                                AVERAGE BASE RENTAL RATE OVER 10 YEAR TERM
PART 1
      AVERAGE BASE                32,623,981.50 = 170.50       170.50                 =       $ 17.05/SF./YEAR AVG.
            RENT/SF.                    191,343                    10  Yrs.

                                                             AVERAGE BASE RENTAL RATE OVER 9.4167 YEAR TERM

NEW LEASE (10/1/98 TO 2/29/08)
PART 2
      AVERAGE BASE                 4,132,364.58 = 161.46       161.46                 =       $ 17.15/SF./YEAR AVG.
            RENT/SF.                     25,594                9.4167  Yrs.

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

NEW LEASE (3/1/98 TO 2/28/03)                            BASE RENTAL RATE PAYABLE OVER FIRST 5 YEAR TERM
PART 1
      AVERAGE BASE                15,020,425.50 = 78.50         78.50                 =       $ 15.70/SF./YEAR AVG.
            RENT/SF.                    191,343                                  5  Yrs.

                                                         BASE RENTAL RATE PAYABLE OVER FIRST 4.4167 YEAR TERM
NEW LEASE (10/1/98 TO 2/28/03)
PART 2
      AVERAGE BASE                 1,777,716.58 = 69.46         69.46                 =       $ 15.73/SF./YEAR AVG.
            RENT/SF.                     25,594                             4.4167  Yrs.

<CAPTION>
                      Average Base       Base Rental
                    Rental Rate over   Rate (Avg.) over                                                             Total Amount
        New Lease      Entire Term      First 5 Years         Difference        Years          $/SF.                of Difference

<S>                       <C>                <C>              <C>                <C>         <C>                      <C>
PART 1                    $17.05-            $15.70=          $   1.35     x     5.0    =    $6.75
                                              6.75 x           191,343           =                                    $ 1,291,565.25

PART 2                    $17.15-            $15.73=          $   1.42     x     4.417  =    $6.27
                                              6.27 x            25,594           =                                        160,472.12

                                                                                                                      --------------
                                                                                                                      $ 1,452,037.37

  Yield Maintenance (Average Base Rent over 10 yrs. vs. Base Rent Payable) for First 5 yrs.:                          $ 1,452,037.37
                                                                                                                      --------------
</TABLE>

                                  Page 1 of 1
<PAGE>

                             Exhibit J - Schedule 4

                 AMORTIZATION OF ASSUMED LOAN FOR UPFRONT AMOUNT

<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------------------------------
INTERNAL LOAN DATA                                           TABLE DATA
------------------------------------------------             -------------------------------------------------------
<S>                                <C>                 <C>                                            <C>
                     Loan amount:  $5,546,546.57                     Table starts at date:
        Annual interest rate (a):  10.00%                            or at payment number:     1
                   Term in years:  10                  =============================================================
               Payments per year:  12                        Assumes Lease Commencement on March 1, 1998
               First payment due:  4/1/98
          Date Schedule Prepared:  11/3/97                                           Commissions:     $ 1,922,748.35
                                                                                            TI'S:       3,623,798.22
                                                                                                      --------------
                                                           Upfront Amount for Commissions & TI'S:     $ 5,546,546.57
                                                                                                      ==============
                                                       =============================================================
PERIODIC PAYMENT
                 Entered payment:                          The table uses the calculated periodic payment amount,
              Calculated payment:  $73,298.02                  unless you enter a value for "Entered payment."

CALCULATIONS
                  Use payment of:  $73,298.02                     Beginning balance at payment 1:     $ 5,546,546.57
            1st payment in table:  1                      Cumulative interest prior to payment 1:              $0.00
</TABLE>

Table

<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------
          Payment       Beginning                                 Ending          Cumulative
  No.       Date         Balance       Interest     Principal     Balance          Interest
--------------------------------------------------------------------------------------------
<S>        <C>         <C>             <C>          <C>         <C>              <C>
   1       4/1/98      5,546,546.57    46,221.22    27,076.80   5,519,469.77       46,221.22
   2       5/1/98      5,519,469.77    45,995.58    27,302.44   5,492,167.33       92,216.80
   3       6/1/98      5,492,167.33    45,768.06    27,529.96   5,464,637.37      137,984.86
   4       7/1/98      5,464,637.37    45,538.64    27,759.38   5,436,877.99      183,523.51
   5       8/1/98      5,436,877.99    45,307.32    27,990.71   5,408,887.29      228,830.83
   6       9/1/98      5,408,887.29    45,074.06    28,223.96   5,380,663.33      273,904.89
   7       10/1/98     5,380,663.33    44,838.86    28,459.16   5,352,204.17      318,743.75
   8       11/1/98     5,352,204.17    44,601.70    28,696.32   5,323,507.85      363,345.45
   9       12/1/98     5,323,507.85    44,362.57    28,935.46   5,294,572.39      407,708.01
   10      1/1/99      5,294,572.39    44,121.44    29,176.59   5,265,395.80      451,829.45
   11      2/1/99      5,265,395.80    43,878.30    29,419.72   5,235,976.08      495,707.75
   12      3/1/99      5,235,976.08    43,633.13    29,664.89   5,206,311.19      539,340.88
   13      4/1/99      5,206,311.19    43,385.93    29,912.10   5,176,399.10      582,726.81
   14      5/1/99      5,176,399.10    43,136.66    30,161.36   5,146,237.74      625,863.47
   15      6/1/99      5,146,237.74    42,885.31    30,412.71   5,115,825.03      668,748.78
   16      7/1/99      5,115,825.03    42,631.88    30,666.15   5,085,158.88      711,380.66
   17      8/1/99      5,085,158.88    42,376.32    30,921.70   5,054,237.18      753,756.98
   18      9/1/99      5,054,237.18    42,118.64    31,179.38   5,023,057.81      795,875.63
   19      10/1/99     5,023,057.81    41,858.82    31,439.21   4,991,618.60      837,734.44
   20      11/1/99     4,991,618.60    41,596.82    31,701.20   4,959,917.40      879,331.26
   21      12/1/99     4,959,917.40    41,332.64    31,965.38   4,927,952.02      920,663.91
   22      1/1/00      4,927,952.02    41,066.27    32,231.75   4,895,720.27      961,730.17
   23      2/1/00      4,895,720.27    40,797.67    32,500.35   4,863,219.92     1,002,527.84
   24      3/1/00      4,863,219.92    40,526.83    32,771.19   4,830,448.73     1,043,054.68
   25      4/1/00      4,830,448.73    40,253.74    33,044.28   4,797,404.44     1,083,308.41
</TABLE>

                                   Page 1 of 3
<PAGE>

<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------
          Payment       Beginning                                 Ending          Cumulative
  No.       Date         Balance       Interest     Principal     Balance          Interest
--------------------------------------------------------------------------------------------
<S>        <C>         <C>             <C>          <C>         <C>             <C>
   26      5/1/00      4,797,404.44    39,978.37    33,319.65   4,764,084.79    1,123,286.79
   27      6/1/00      4,764,084.79    39,700.71    33,597.32   4,730,487.48    1,162,987.49
   28      7/1/00      4,730,487.48    39,420.73    33,877.29   4,696,610.18    1,202,408.22
   29      8/1/00      4,696,610.18    39,138.42    34,159.60   4,662,450.58    1,241,546.64
   30      9/1/00      4,662,450.58    38,853.75    34,444.27   4,628,006.31    1,280,400.39
   31      10/1/00     4,628,006.31    38,566.72    34,731.30   4,593,275.01    1,318,967.11
   32      11/1/00     4,593,275.01    38,277.29    35,020.73   4,558,254.28    1,357,244.40
   33      12/1/00     4,558,254.28    37,985.45    35,312.57   4,522,941.71    1,395,229.86
   34      1/1/01      4,522,941.71    37,691.18    35,606.84   4,487,334.87    1,432,921.04
   35      2/1/01      4,487,334.87    37,394.46    35,903.56   4,451,431.31    1,470,315.50
   36      3/1/01      4,451,431.31    37,095.26    36,202.76   4,415,228.55    1,507,410.76
   37      4/1/01      4,415,228.55    36,793.57    36,504.45   4,378,724.10    1,544,204.33
   38      5/1/01      4,378,724.10    36,489.37    36,808.65   4,341,915.44    1,580,693.70
   39      6/1/01      4,341,915.44    36,182.63    37,115.39   4,304,800.05    1,616,876.32
   40      7/1/01      4,304,800.05    35,873.33    37,424.69   4,267,375.36    1,652,749.66
   41      8/1/01      4,267,375.36    35,561.46    37,736.56   4,229,638.80    1,688,311.12
   42      9/1/01      4,229,638.80    35,246.99    38,051.03   4,191,587.77    1,723,558.11
   43      10/1/01     4,191,587.77    34,929.90    38,368.12   4,153,219.65    1,758,488.01
   44      11/1/01     4,153,219.65    34,610.16    38,687.86   4,114,531.79    1,793,098.17
   45      12/1/01     4,114,531.79    34,287.76    39,010.26   4,075,521.53    1,827,385.94
   46      1/1/02      4,075,521.53    33,962.68    39,335.34   4,036,186.19    1,861,348.62
   47      2/1/02      4,036,186.19    33,634.88    39,663.14   3,996,523.05    1,894,983.50
   48      3/1/02      3,996,523.05    33,304.36    35,993.66   3,956,529.39    1,928,287.86
   49      4/1/02      3,956,529.39    32,971.08    40,326.94   3,916,202.45    1,961,258.94
   50      5/1/02      3,916,202.45    32,635.02    40,663.00   3,875,539.45    1,993,893.96
   51      6/1/02      3,875,539.45    32,296.16    41,001.86   3,834,537.59    2,026,190.12
   52      7/1/02      3,834,537.59    31,954.48    41,343.54   3,793,194.04    2,058,144.60
   53      8/1/02      3,793,194.04    31,609.95    41,688.07   3,751,505.97    2,089,754.55
   54      9/1/02      3,751,505.97    31,262.55    42,035.47   3,709,470.50    2,121,017.10
   55      10/1/02     3,709,470.50    30,912.25    42,385.77   3,667,084.73    2,151,929.35
   56      11/1/02     3,667,084.73    30,559.04    42,738.98   3,624,345.75    2,182,488.39
   57      12/1/02     3,624,345.75    30,202.88    43,095.14   3,581,250.61    2,212,691.27
   58      1/1/03      3,581,250.61    29,843.76    43,454.27   3,537,796.34    2,242,535.03
   59      2/1/03      3,537,796.34    29,481.64    43,816.39   3,493,979.96    2,272,016.67
   60      3/1/03      3,493,979.96    29,116.50    44,181.52   3,449,798.44    2,301,133.17
   61      4/1/03      3,449,798.44    28,748.32    44,549.70   3,405,248.74    2,329,881.49
   62      5/1/03      3,405,248.74    28,377.07    44,920.95   3,360,327.79    2,358,258.56
   63      6/1/03      3,360,327.79    28,002.73    45,295.29   3,315,032.50    2,386,261.29
   64      7/1/03      3,315,032.50    27,625.27    45,672.75   3,269,359.75    2,413,886.56
   65      8/1/03      3,269,359.75    27,244.66    46,053.36   3,223,306.39    2,441,131.23
   66      9/1/03      3,223,306.39    26,860.89    46,437.14   3,176,869.25    2,467,992.11
   67      10/1/03     3,176,869.25    26,473.91    46,824.11   3,130,045.14    2,494,466.02
   68      11/1/03     3,130,045.14    26,083.71    47,214.31   3,082,830.83    2,520,549.73
   69      12/1/03     3,082,830.83    25,690.26    47,607.76   3,035,223.07    2,546,239.99
   70      1/1/04      3,035,223.07    25,293.53    48,004.50   2,987,218.57    2,571,533.51
   71      2/1/04      2,987,218.57    24,893.49    48,404.53   2,938,814.04    2,596,427.00
   72      3/1/04      2,938,814.04    24,490.12    48,807.90   2,890,006.13    2,620,917.12
   73      4/1/04      2,890,006.13    24,083.38    49,214.64   2,840,791.49    2,645,000.50
   74      5/1/04      2,840,791.49    23,673.26    49,624.76   2,791,166.74    2,668,673.77
   75      6/1/04      2,791,166.74    23,259.72    50,038.30   2,741,128.44    2,691,933.49
   76      7/1/04      2,741,128.44    22,842.74    50,455.28   2,690,673.15    2,714,776.23
   77      8/1/04      2,690,673.15    22,422.28    50,875.75   2,639,797.41    2,737,198.50
</TABLE>

                                   Page 2 of 3
<PAGE>

<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------
          Payment       Beginning                                 Ending          Cumulative
  No.       Date         Balance       Interest     Principal     Balance          Interest
--------------------------------------------------------------------------------------------
<S>        <C>         <C>             <C>          <C>         <C>             <C>
   78      9/1/04      2,639.797.41    21,998.31    51,299.71   2,588,497.70    2,759,196.81
   79      10/1/04     2,588,497.70    21,570.81    51,727.21   2,536,770.49    2,780,767.63
   80      11/1/04     2,536,770.49    21,139.75    52,158.27   2,484,612.22    2,801,907.38
   81      12/1/04     2,484,612.22    20,705.10    52,592.92   2,432,019.30    2,822,612.48
   82      1/1/05      2,432,019.30    20,266.83    53,031.19   2,378,988.11    2,842,879.31
   83      2/1/05      2,378,988.11    19,824.90    53,473.12   2,325,514.99    2,862,704.21
   84      3/1/05      2,325,514.99    19,379.29    53,918.73   2,271,596.26    2,882,083.50
   85      4/1/05      2,271,596.26    18,929.97    54,368.05   2,217,228.20    2,901,013.47
   86      5/1/05      2,217,228.20    18,476.90    54,821.12   2,162,407.08    2,919,490.37
   87      6/1/05      2,162,407.08    18,020.06    55,277.96   2,107,129.12    2,937,510.43
   88      7/1/05      2,107,129.12    17,559.41    55,738.61   2,051,390.51    2,955,069.84
   89      8/1/05      2,051,390.51    17,094.92    56,203.10   1,995,187.41    2,972,164.76
   90      9/1/05      1,995,187.41    16,626.56    56,671.46   1,938,515.95    2,988,791.33
   91      10/1/05     1,938,515.95    16,154.30    57,143.72   1,881,372.23    3,004,945.63
   92      11/1/05     1,881,372.23    15,678.10    57,619.92   1,823,752.31    3,020,623.73
   93      12/1/05     1,823,752.31    15,197.94    58,100.09   1,765,652.22    3,035,821.66
   94      1/1/06      1,765,652.22    14,713.77    58,584.25   1,707,067.97    3,050,535.43
   95      2/1/06      1,707,067.97    14,225.57    59,072.46   1,647,995.51    3,064,761.00
   96      3/1/06      1,647,995.51    13,733.30    59,564.73   1,588,430.79    3,078,494.29
   97      4/1/06      1,588,430.79    13,236.92    60,061.10   1,528,369.69    3,091,731.22
   98      5/1/06      1,528,369.69    12,736.41    60,561.61   1,467,808.08    3,104,467.63
   99      6/1/06      1,467,808.08    12,231.73    61,066.29   1,406,741.79    3,116,699.37
  100      7/1/06      1,406,741.79    11,722.85    61,575.17   1,345,166.62    3,128,422.21
  101      8/1/06      1,345,166.62    11,209.72    62,088.30   1,283,078.32    3,139,631.94
  102      9/1/06      1,283,078.32    10,692.32    62,605.70   1,220,472.62    3,150,324.25
  103      10/1/06     1,220,472.62    10,170.61    63,127.42   1,157,345.20    3,160,494.86
  104      11/1/06     1,157,345.20    9,644.54     63,653.48   1,093,691.72    3,170,139.40
  105      12/1/06     1,093,691.72    9,114.10     64,183.92   1,029,507.80    3,179,253.50
  106      1/1/07      1,029,507.80    8,579.23     64,718.79     964,789.01    3,187,832.73
  107      2/1/07        964,789.01    8,039.91     65,258.11     899,530.90    3,195,872.64
  108      3/1/07        899,530.90    7,496.09     65,801.93     833,728.96    3,203,368.73
  109      4/1/07        833,728.96    6,947.74     66,350.28     767,378.68    3,210,316.47
  110      5/1/07        767,378.68    6,394.82     66,903.20     700,475.49    3,216,711.30
  111      6/1/07        700,475.49    5,837.30     67,460.73     633,014.76    3,222,548.59
  112      7/1/07        633,014.76    5,275.12     68,022.90     564,991.86    3,227,823.71
  113      8/1/07        564,991.86    4,708.27     68,589.76     496,402.10    3,232,531.98
  114      9/1/07        496,402.10    4,136.68     69,161.34     427,240.77    3,236,668.66
  115      10/1/07       427,240.77    3,560.34     69,737.68     357,503.09    3,240,229.00
  116      11/1/07       357,503.09    2,979.19     70,318.83     287,184.26    3,243,208.20
  117      12/1/07       287,184.26    2,393.20     70,904.82     216,279.44    3,245,601.40
  118      1/1/08        216,279.44    1,802.33     71,495.69     144,783.74    3,247,403.73
  119      2/1/08        144,783.74    1,206.53     72,091.49      72,692.25    3,248,610.26
  120      3/1/08         72,692.25     605.77      72,692.25           0.00    3,249,216.03
</TABLE>

                                   Page 3 of 3
<PAGE>

                               FIRST AMENDMENT TO
                                 LEASE AGREEMENT

THIS FIRST AMENDMENT TO LEASE AGREEMENT (this "Amendment") is made and entered
into as of the 30th day of June, 1998 (the "Effective Date"), by and between
UTAH STATE RETIREMENT INVESTMENT FUND, an independent agency of the State of
Utah ("Landlord"), and BANK UNITED, a federal savings bank ("Tenant").

                                  WITNESSETH:

WHEREAS, Landlord and Tenant entered into that certain Lease Agreement dated
November 21, 1997 (the "Lease"), with respect to the lease of 216,937 square
feet of Net Rentable Area (the "Leased Premises") in the office building known
as Phoenix Tower, Houston, Texas (the "Building"); and

WHEREAS, Landlord and Tenant now desire to amend the Lease to expand the Leased
Premises and to modify certain other provisions of the Lease as set forth herein
but not otherwise.

NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars ($10.00)
and other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged and confessed, Landlord and Tenant, intending to be and
being legally bound, do hereby agree as follows:

1. Defined Terms.

All capitalized terms used herein and not defined herein have the meanings set
forth in the Lease.

2. Expansion of Leased Premises.

Commencing on the date of the delivery of the applicable space to Tenant as
provided below, the Leased Premises shall be expanded to include the following
space (collectively, the "Expansion Space"):

      (a)   Approximately 6,127 square feet of Net Rentable Area located on
            Floor 31 of the Building as shown on Exhibit A-1 hereto (the "First
            Space");

      (b)   Approximately 25,571 square feet of Net Rentable Area located on
            Floor 24 of the Building as shown on Exhibit A-2 hereto (the "Second
            Space");

      (c)   Approximately 143,355 square feet of Net Rentable Area located on
            Floors 25 through 29 and a portion of Floor 31 of the Building as
            shown on Exhibit A-3 hereto (the "Third Space"); and

                                       -1-
<PAGE>

      (d)   If, and only if, Tenant has exercised the Fourth Space Option, as
            defined below, approximately 16,356 square feet of Net Rentable
            Area located on Floor 9 of the Building as shown on Exhibit A-4
            hereto (the "Fourth Space").

As used in this Amendment, "Expansion Date" shall mean the date set forth below
for the applicable portion of the Expansion Space set forth below:

            Expansion Space           Expansion Date

            First Space               Sixty (60) days after the date of
                                      delivery of the First Space to
                                      Tenant after the termination of the
                                      lease agreement as to the First
                                      Space by and between Landlord and J.
                                      Lindsey Short, Jr. & Associates (the
                                      "First Space Date")

            Second Space              Sixty (60) days after delivery of
                                      the Second Space to Tenant, which is
                                      intended to be September 2, 1998,
                                      with the Expansion Date intended to
                                      be November 1, 1998

            Third Space               Ninety (90) days after delivery of
                                      the Third Space to Tenant, which is
                                      intended to be December 16, 1998,
                                      with the Expansion Date intended to
                                      be March 16, 1999

            Fourth Space              If, and only if, Tenant has
                                      exercised the Fourth Space Option,
                                      as defined below, sixty (60) days
                                      after the date of delivery of the
                                      Fourth Space to Tenant after the
                                      termination of the lease agreement
                                      as to the Fourth Space by and
                                      between Landlord, or Landlord's
                                      predecessor in interest, and Sprint
                                      Communications Company, L.P.
                                      ("Sprint") (the "Fourth Space
                                      Date").

As of the date of the delivery of the applicable Expansion Space to Tenant, the
Expansion Space shall be added to and become part of the Leased Premises for all
purposes of the Lease and shall be subject to all of the terms and conditions
contained in the Lease (including without limitation, the payment of Base
Rental and Tenants Additional Rental in accordance with Sections 2.1 and 2.3 of
the Lease), subject to the modifications contained in this Amendment. Tenant
recognizes that the Expansion Space is presently occupied by other tenants of
the Building and Landlord shall not be obligated to deliver any portion of such
space to Tenant until the space is no longer leased and occupied by such other
tenants. In no event shall Landlord be liable to Tenant for any delays in
delivering any of such space to Tenant as the result of any holding over by any
such tenant and any such delay shall not be a default hereunder or impair the
validity of the Lease as to the remainder of

                             -2-
<PAGE>

the Leased Premises. If any lease or leases covering any portion of the
Expansion Space have terminated and the applicable tenant has not vacated such
space, Landlord shall, if necessary, institute appropriate legal action to cause
such tenant to vacate such space.

In addition, Tenant recognizes that the Fourth Space is subject to a lease in
favor of Sprint and that Landlord and Sprint have not entered into an agreement
terminating that lease. Consequently, Landlord's obligation to deliver the
Fourth Space to Tenant is subject to Landlord and Sprint entering into a
satisfactory termination agreement and/or the expiration of the term of such
lease. In no event shall Landlord be liable to Tenant for any delays in
delivering the Fourth Space to Tenant as a result of a failure to enter into any
such termination agreement or as a result of Sprint exercising its right to
extend the term of its lease as to the Fourth Space. In addition, Tenant has no
obligation to lease the Fourth Space, but shall have the option ("Fourth Space
Option") to lease the Fourth Space as hereinafter provided. Before or after the
expiration or termination of the lease with Sprint covering the Fourth Space,
but in any event prior to leasing the Fourth Space to any other tenant, and
provided Tenant is not in default under the Lease, Landlord shall deliver
written notice to Tenant requesting Tenant to elect whether Tenant will or will
not lease the Fourth Space upon such expiration or termination. Tenant shall
deliver written notice to Landlord within thirty (30) days after Tenant's
receipt of Landlord's notice indicating whether or not Tenant elects to lease
the Fourth Space. Tenant's failure to respond within such thirty (30) day period
shall be deemed as Tenant's election not to lease the Fourth Space. If Tenant
elects, or is deemed to have elected, not to lease the Fourth Space, then Tenant
shall have no further rights or obligations regarding the Fourth Space, the
Fourth Space shall not be part of the Expansion Space, and Landlord shall be
free to lease the Fourth Space to any other tenant on any other terms. If Tenant
elects to lease the Fourth Space, then the Fourth Space shall be part of the
Expansion Space and shall become part of the Leased Premises in the manner and
at the time described in this Amendment.

As set forth above, the applicable Expansion Date shall be the date sixty (60)
days after the date of delivery of the applicable Expansion Space to Tenant as
to the First Space, Second Space, and if the Fourth Space Option has been
exercised by Tenant, the Fourth Space and the date ninety (90) days after the
date of delivery to Tenant as to the Third Space. After the occurrence of the
last to occur of the dates of delivery of the Expansion Space, and, if the
Fourth Space Option has been exercised by Tenant, the Leased Premises shall
consist of 408,346 square feet of Net Rentable Area.

3. Lease Term for Expansion Space.

The lease term for the Expansion Space (the "Expansion Term") shall commence as
to each portion thereof upon the applicable Expansion Date set forth in
Paragraph 2 above. The Expansion Term shall expire as to the Expansion Space on
the date set forth below (each a "Termination Date") for the applicable portion
of the Expansion Space set forth below:

            Expansion Space                    Termination Date

            First Space                        August 31, 2003

            Second Space                       February 28, 2003

                             -3-
<PAGE>

            Third Space                       August 31, 2003

            Fourth Space (if the Fourth       February 28, 2003
            Space Option has been
            exercised by Tenant)

4. Base Rental.

Effective as of the applicable Expansion Date for each portion of the Expansion
Space and continuing through and until the applicable Termination Date for each
portion of the Expansion Space, Section 2.1 of the Lease shall be amended to
provide that in addition to (and not in lieu of) the Base Rental provided for
therein, Tenant shall be obligated to pay as the Base Rental as to the Expansion
Space an amount equal to the product of (x) the Base Rate set forth below for
the applicable time period set forth below, multiplied by (y) the square feet of
Net Rentable Area comprising the applicable portion of the Expansion Space. The
Base Rate set forth below shall be applicable during the applicable time period
set forth below notwithstanding the actual Expansion Date for the applicable
Expansion Space. For example, if the Fourth Space Option is exercised by Tenant
and the Fourth Space Date occurs after June 1, 1999, the Base Rate shall be
$23.00.

Expansion Space      Time Period                                    Base Rate

First Space          First Space Date - December 14, 1999           $19.00
                     December 15, 1999 - August 31, 2003            $23.00

Second Space         November 1, 1998 - February 28, 2003           $23.00

Third Space          March 16, 1999 - March 15, 2000                $13.33
                     March 16, 2000 - March 15, 2001                $13.83
                     March 16, 2001 - March 15, 2002                $14.08
                     March 16, 2002 - March 15, 2003                $14.33
                     March 16, 2003 - August 31, 2003               $14.83

Fourth Space         Fourth Space Date - May 31, 1999               $19.00
(if the Fourth       June 1, 1999 - February 28, 2003               $23.00
Space has been
exercised by
Tenant)

All such Base Rental as to the Expansion Space shall be payable in accordance
with the provisions set forth in the Lease as to the remainder of the Leased
Premises.

5. Tenant's Additional Rental.

Tenant shall pay to Landlord Tenant's Additional Rental as to the Expansion
Space in accordance with the provisions of Section 2.3 of the Lease. As provided
in the Lease, the Base Operating

                             -4-
<PAGE>

Expenses Amount as to the Expansion Space shall be the Operating Expenses Amount
for the calendar year 1998.

6. Condition of Leased Premises; Allowance.

Tenant accepts the Expansion Space in its current condition, as-is (subject to
Landlord's obligation to provide the Allowance (defined below) as set forth
below in this Paragraph 6), without recourse to Landlord, and Landlord shall
have no obligation to complete any improvements to the Expansion Space.
ADDITIONALLY, LANDLORD SHALL MAKE NO WARRANTIES, EXPRESS OR IMPLIED, WITH
RESPECT TO THE LEASEHOLD IMPROVEMENTS IN THE EXPANSION SPACE. ALL IMPLIED
WARRANTIES WITH RESPECT THERETO, INCLUDING BUT NOT LIMITED TO THOSE OF
MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE, ARE EXPRESSLY NEGATED AND
WAIVED. Landlord and Tenant shall each comply with the provisions of the Exhibit
E of the Lease with regard to leasehold improvements to be made to the Expansion
Space.

Provided an Event of Default under the Lease is not in existence, Landlord shall
pay to Tenant a tenant improvement allowance (the "Allowance") equal to the sum
of (A) (i) $0.20 per square foot of Net Rentable Area comprising the First Space
multiplied by (ii) the number of Lease Months (defined below) in the Expansion
Term as to the First Space, plus (B) (i) $0.20 per square foot of Net Rentable
Area comprising the Second Space multiplied by (ii) the number of Lease Months
in the Expansion Term as to the Second Space, plus (C)(i) if the Fourth Space
Option is exercised by Tenant, $0.20 per square foot of Net Rentable Area
comprising the Fourth Space multiplied by (ii) the number of Lease Months in the
Expansion Term as to the Fourth Space. The Allowance shall be paid in accordance
with, and subject to the conditions set forth in, Section 5.4.2, including the
payment to Landlord of a three percent (3%) construction management fee if
Landlord or contractors retained by Landlord perform the applicable work or a
one percent (1%) construction supervision fee if Tenant performs such work,
except that the $20,000 limit on the amount of any construction management or
construction supervision fees shall not apply. If the Allowance has not been
fully disbursed as of December 31, 1999, any remaining balance of the Allowance
shall become the property of Landlord and Tenant shall forever lose any right or
claim to such remaining balance, provided that up to $2.00 per square foot of
Net Rentable Area of said Allowance may be applied at Tenant's written request
to first accruing Base Rental under the Lease. Notwithstanding anything to the
contrary contained herein, in no event shall Landlord be obligated under this
Paragraph 6 for an amount in excess of the Allowance. Additionally, Landlord
shall be permitted to offset against the undisbursed Allowance any amounts past
due to Landlord by Tenant under this Lease.

As used herein, "Lease Month" shall mean a period commencing on the Expansion
Date for the applicable Expansion Space and expiring on the day immediately
preceding the same day of the following calendar month and with each subsequent
Lease Month commencing upon the expiration of the prior Lease Month. In the
event that the Expansion Term as to the First Space, Second Space, or, if the
Fourth Space Option is exercised by Tenant, Fourth Space includes a portion of a
month, then the Allowance as to such month shall be prorated.

                                       -5-
<PAGE>

7. Garage Parking.

Effective as of the date each portion of the Expansion Space indicated below is
delivered to Tenant, and continuing through and until the Termination Date
applicable to each such portion of the Expansion Space, Section 3.5 of the Lease
shall be amended to provide that in addition to (and not in lieu of) the Parking
Permits leased pursuant to the Lease, but in lieu of any adjustment that would
have been made under Section 3.5.5, Landlord agrees to furnish to Tenant the
right to park the following number of additional vehicles in the Parking Garage
(the "Additional Permits"):

        Expansion Space                  Additional Permits

        First Space                      17 Unassigned Permits

        Second Space                     70 Unassigned Permits

        Third Space                      401 Unassigned Permits and 29 Assigned
                                         Permits (collectively, the "Third Space
                                         Permits")

        Fourth Space (if the Fourth      45 Unassigned Permits
        Space Option is exercised
        by Tenant)

No specific spaces in the Garage are to be assigned to Tenant for the Unassigned
Permits but Landlord may designate the area in which the vehicles with the
Unassigned Permits may be parked, which designations may change from time to
time. As parking rental for the Additional Permits ("Additional Permit Rental"),
during the Expansion Term, Tenant shall pay Landlord, from the date of delivery
of such Additional Permits (even if prior to the Expansion Date), as additional
rental under the Lease, an amount equal to the sum of (i) $40.00 plus any
applicable sales tax per Unassigned Permit per month, plus (ii) $75.00 plus any
applicable sales tax per Assigned Permit per month, which Additional Permit
Rental shall be payable in accordance with the provisions of Section 3.5 of the
Lease, subject to change upon renewal pursuant to Paragraph 9 below.
Notwithstanding the foregoing, provided an Event of Default is not in existence
under the Lease, the Additional Permit Rental as to the Third Space Permits
shall abate for the period commencing on March 1, 1999, until and including
August 31, 2003. Tenant hereby acknowledges that five (5) of the Third Space
Permits leased to Tenant as Assigned Permits shall be used for an electrical
generator owned by Tenant in lieu of the spaces assigned to Tenant for its
Assigned Permits to create space for a generator pursuant to Section 3.5.2 of
the Lease, which shall continue to be included as Assigned Permits for Tenant.
Section 3.5.5 of the Lease shall not apply to the addition of the Expansion
Space, or the addition of Unassigned Permits or Assigned Permits set forth
above. In addition, Tenant shall have no right to reduce the number of Permits
leased by Tenant pursuant to this Paragraph 7 under Section 3.5.6 of the Lease.

                                       -6-
<PAGE>

8. Camden Parking.

Effective as of the Camden Parking Date (defined below) and continuing until and
including February 29, 2008 (the "Lease Termination Date"), Landlord agrees to
furnish and Tenant agrees to pay for and lease parking rights for one hundred
fifty (150) spaces (the "Camden Permits") on the Camden site directly east of
the Building, as described on Exhibit B attached hereto and made a part hereof
(the "Camden Site"). As used herein, "Camden Parking Date" shall mean the date
on which the parking garage on the Camden Site is completed and available for
parking and the parking spaces thereon are made available to Landlord pursuant
to a parking lease entered into between Landlord and the owner of the Camden
Site (the "Parking Lease"). As parking rental for the Camden Permits, Tenant
shall pay Landlord's actual monthly cost for such spaces, including any
applicable sales tax. In addition, effective as of the Camden Parking Date,
Landlord agrees to furnish and Tenant agrees to pay for and lease parking rights
for an additional forty (40) spaces (the "Additional Camden Permits") on the
Camden Site on a month-to-month basis, terminable at Landlord's option at any
time; provided, however, that (i) during the first six (6) months after the
Camden Parking Date, Landlord must provide Tenant with thirty (30) days' prior
written notice of any such termination, and (ii) thereafter, Landlord must
provide Tenant with ninety (90) days' prior written notice of any such
termination. Landlord's obligation to provide the Camden Permits and the
Additional Camden Permits is subject to the terms of the Parking Lease. If the
Camden Permits, the Additional Camden Permits, or any parking spaces on the
Camden Site are unavailable for any reason whatsoever, including a failure of
such spaces to be made available under the Parking Lease, casualty, condemnation
or a failure to construct such spaces, then Landlord shall have no liability
hereunder, Landlord shall not be in default hereunder, and the Lease, as amended
hereby, shall continue in full force and effect, provided that Tenant shall not
be obligated to lease any such spaces that are unavailable, and provided that
Landlord shall use reasonable efforts to enforce its rights under the Parking
Lease. If the Camden Parking Date does not occur by September 1, 1999, Tenant
shall have the right by the delivery of written notice to Landlord prior to the
earlier to occur of September 10, 1999 or the Camden Parking Date to terminate
Tenant's obligations under this Paragraph 8, in which event the Camden Permits
and the Additional Camden Permits shall not be provided to Tenant. As parking
rental for the Additional Camden Permits, Tenant shall pay Landlord's actual
monthly cost for such spaces, including any applicable sales tax. Landlord's
initial rent payable under the Parking Lease is $65.00 per parking space per
month, plus all applicable taxes, subject to increases as provided in the
Parking Lease.

Landlord has delivered to Tenant a true, accurate and complete copy of the
Parking Lease. Tenant shall cause the users of the Camden Spaces and the
Additional Camden Spaces to enter into parking agreements required by the
landlord under the Parking Lease. Tenant shall comply in all respects with the
Parking Lease. Tenant shall have no right to reduce the number of Camden Permits
or Additional Camden Permits leased by Tenant under this Paragraph 8 under
Section 3.5.6 of the Lease; provided Tenant shall have the right, at any time
and from time to time, to reduce the number of Additional Camden Permits by up
to the lesser of forty (40) or the number then available to Tenant hereunder
with such reduction to be effective on the first day of the first calendar month
occurring at least ninety (90) days after the delivery of written notice of such
reduction by Tenant to Landlord. Permits Tenant elects not to lease may
thereafter be leased by Landlord to other tenants

                                       -7-
<PAGE>

of the Building or third parties and Landlord shall have no obligation, under
any circumstances, to lease any such Permits to Tenant that Tenant has elected
not to lease.

Tenant agrees to indemnify, defend and hold harmless Landlord, its officers,
directors, trustees, partners and employees from and against all losses,
demands, actions, fines, penalties, expenses, or claims, including reasonable
attorneys' fees and court costs, asserted against Landlord and/or its officers,
directors, trustees, partners and employees, by any person, entity or
governmental agency resulting from (i) any injury to or death or any person
arising out of or connected with the use, occupancy and enjoyment of the Camden
Site by Tenant or its agents, employees, licensees or invitees, including any
death or injury occurring to Tenant, its agents, employees, licensees or
invitees as a result of travel between the Camden Site and the Building, or (ii)
any failure by Tenant or its agents, employees, licensees or invitees to comply
with the Parking Lease, all rules and regulations applicable to the use of the
Camden Site, and all applicable laws. Landlord shall have no liability or
responsibility for the acts or omissions of the landlord under the Parking
Lease.

Notwithstanding the foregoing, in the event Tenant elects to exercise the
Termination Option pursuant to Section IV of Exhibit B to the Lease, Tenant's
rights and obligations as to the Camden Permits and the Additional Camden
Permits as provided in this Paragraph 8 shall terminate on February 28, 2003.

9. Options to Renew.

As long as there is then no uncured Event of Default, Tenant has not assigned
the Lease or sublet the Leased Premises except as permitted in Section 8.1.6 of
the Lease, and Tenant, a Permitted Assignee, and their Permitted Affiliates
together lease and occupy at least 150,000 square feet of Net Rentable Area of
the Leased Premises, Tenant or such Permitted Assignee is hereby granted the
option (i) to renew the Term of the Lease with respect to all (but not part) of
the Second Space and, if the Fourth Space Option has been exercised by Tenant
the Fourth Space for a period commencing on the Termination Date as to the
Second Space, and the Fourth Space and expiring on the Lease Termination Date
(the "Expansion Space Option #1"), and (ii) to renew the Term of the Lease with
respect to the First Space and the Third Space for a period commencing on the
Termination Date as to the First Space and the Third Space and expiring on the
Lease Termination Date (the "Expansion Space Option #2") (Expansion Space Option
#1 and Expansion Space Option #2 are hereinafter referred to as the "Expansion
Space Renewal Options", and the renewal terms therefor are hereinafter referred
to as the "Expansion Renewal Terms"), on the terms and conditions hereinafter
set forth. Tenant shall have the right to exercise either or both of Expansion
Space Option #1 and/or Expansion Space Option #2.

Tenant shall exercise the Expansion Space Renewal Options in accordance with the
provisions of Section 1.2 of Exhibit B to the Lease. The renewal of the Lease as
to the First Space, Second Space, Third Space and, if the Fourth Space Option
has been exercised by Tenant, the Fourth Space shall be upon the same terms and
conditions as set forth in the Lease as amended by this Amendment with respect
to the Expansion Term, except that (a) Base Rental shall be the prevailing
Market Rate (defined in Section 3.1 of Exhibit B to the Lease), (b) Tenant shall
not have the right to assign its renewal rights to any assignee of the Lease or
sublessee of the Leased Premises except as permitted

                                       -8-
<PAGE>

in Section 8.1.6 of the Lease, (c) the applicable Expansion Space will be
provided in its then existing condition (on an "AS IS" basis) at the time the
applicable Expansion Renewal Term commences, without any obligation on the part
of Landlord to furnish, install or alter any leasehold improvements and (d) each
parking permit described in Paragraph 7 shall be leased by Tenant for a cost to
Tenant equal to the then market monthly rate for such parking in the Parking
Garage plus any applicable sales taxes.

Section 1.1 of Exhibit B to the Lease is hereby amended to provide that Tenant
must renew the Term of the Lease, if Tenant elects to exercise such renewal
option, with respect to at least the greater of 150,000 square feet of Net
Rentable Area or an amount equal to seventy percent (70%) of the number of
square feet of Net Rentable Area contained in the then existing Leased Premises
at the time Tenant exercises such right, but not to exceed the then existing
Leased Premises.

10. Third Space Sublease.

If Tenant is able to occupy any portion of the Third Space prior to the date the
Third Space is delivered to Tenant hereunder, Tenant shall have the right to
enter into sublease agreements and/or agreements for the use of parking permits
to which the current tenant of the Third Space is entitled under its existing
lease of the Third Space, with the current tenant of the Third Space on terms
and conditions acceptable to Tenant through the date of termination of such
existing lease of such existing tenant covering the Third Space.

11. Lease Provisions.

Tenant's Termination Option, as set forth in Section 4.1 of Exhibit B to the
Lease, shall not apply to any portion of the Expansion Space.

The Initial Allowance, as set forth in Section 5.4.1 of the Lease, shall not
apply to any portion of the Expansion Space.

The Additional Allowance, as set forth in Section 5.4.2 of the Lease, also shall
apply to any portion of the Expansion Space only if Tenant has exercised the
Expansion Space Renewal Option as to such Expansion Space. Tenant shall not have
any right to increase the Initial Allowance by $1.82 per square foot of Net
Rentable Area contained in the Expansion Space. In addition, the $20,000
limitation set forth in Section 5.4.2 with respect to construction management or
supervision fees shall not apply to any Expansion Space.

12. Generator.

      Exhibit G to the Lease is hereby amended to provide that Tenant will
acquire the right to use the generator currently being used by the existing
tenant of the Third Space to be located a shown on Exhibit G-1 to this
Amendment, which shall replace Exhibit G-1 attached to the Lease, and Tenant
will not install the Generator provided for on Exhibit G to the Lease.

                                       -9-
<PAGE>

13. Brokerage Commissions.

Landlord and Tenant hereby represent and warrant to each other that no
commission is due and payable to any broker or leasing agent other than Cushman
Realty Corporation and Colliers Appelt Womack (the "Brokers") in connection with
this Amendment as a result of its own dealings with any such broker or leasing
agent, and Landlord and Tenant hereby agree to indemnify and hold each other
harmless from and against all loss, damage, cost and expense (including
reasonable attorneys' fees) suffered by the other party as a result of a breach
of the foregoing representation and warranty. All commissions owed to Brokers in
connection with this Amendment shall be paid (a) by Landlord pursuant to a
separate agreement as to the First Space, Second Space, and, if the Fourth Space
Option is exercised by Tenant, the Fourth Space, and (b) by the existing tenant
of the Third Space as to the Third Space. In no event shall Landlord be
obligated to pay any commissions pertaining to the transaction evidenced hereby
as to the Third Space.

14. Full Force and Effect.

In the event any of the terms of the Lease conflict with the terms of this
Amendment, the terms of this Amendment shall control. Except as amended hereby,
all terms and conditions of the Lease shall remain in full force and effect, and
Landlord and Tenant hereby ratify and confirm the Lease as amended hereby. The
Lease, as amended herein, constitutes the entire agreement between the parties
hereto and no further modification of the Lease shall be binding unless
evidenced by an agreement in writing signed by Landlord and Tenant.

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the
day and year set forth above.

LANDLORD:                             TENANT:

UTAH STATE RETIREMENT                 BANK UNITED, a federal savings bank
INVESTMENT FUND, an independent
agency of the State of Utah

By:   Westmark Realty Advisors,       By: /s/ Barry C. Burkholder
      its Agent
                                      Name: Barry C. Burkholder
      By: /s/ MATTHEW C. HURLBUT      Title: President & Chief Executive Officer
      Name: MATTHEW C. HURLBUT
      Title: Authorized Signatory

      By: /s/ VICTOR R. MOORE
      Name:  VICTOR R. MOORE
      Title: Authorized Signatory

                                      -10-
<PAGE>

                                   EXHIBIT A-1

                            FIRST SPACE - FLOOR PLAN

                                 PHOENIX TOWER
                             Hines - Houston, Texas

                                      A-1-1
<PAGE>

                                   EXHIBIT A-2

                           SECOND SPACE - FLOOR PLAN

                            [LEVEL 24 PHOENIX TOWER]

                                     A-2-1
<PAGE>

                                  EXHIBIT A-3.

                            THIRD SPACE - FLOOR PLAN

                    (See Six (6) pages following this page)

                                     A-3-1
<PAGE>

                                    LEVEL 25

                                 PHOENIX TOWER

                             Hines - Houston, Texas
<PAGE>

                                    LEVEL 26

                                  PHOENIX TOWER

                             Hines - Houston, Texas
<PAGE>

                                    LEVEL 27

                                  PHOENIX TOWER

                             Hines - Houston, Texas
<PAGE>

                                    LEVEL 28

                                 PHOENIX TOWER

                             Hines - Houston, Texas
<PAGE>

                                    LEVEL 29

                                 PHOENIX TOWER

                             Hines - Houston, Texas
<PAGE>

                                    LEVEL 31

                                 PHOENIX TOWER

                             Hines - Houston, Texas
<PAGE>

                                   EXHIBIT A-4

                           FOURTH SPACE - FLOOR PLAN

                                  PHOENIX TOWER

                             Hines - Houston, Texas

                                      A-3-2
<PAGE>

                                    EXHIBIT B

                                   CAMDEN SITE

      CAMDEN GARAGE

Level 4 - North & South Decks

       Located at
   The Park at Greenway
    Apartment Community

                                     B - 1
<PAGE>

                                  EXHIBIT G-1

                             LOCATION OF GENERATOR

<PAGE>

                       SECOND AMENDMENT TO LEASE AGREEMENT

      THIS SECOND AMENDMENT TO LEASE AGREEMENT (this "Second Amendment") is
effective as of the 13th day of February, 2001 (the "Effective Date"), by and
between PEAK PHOENIX TOWER, L.P., a Texas limited partnership and WASHINGTON
MUTUAL BANK, FA, a federal association, the successor in interest by merger to
BANK UNITED ("Tenant").

                                   WITNESSETH:

      WHEREAS, Utah State Retirement Investment Fund, as Landlord, and Bank
United, as Tenant, entered into that certain Lease Agreement dated November 21,
1997 (the "Lease"), with respect to the lease of 216,937 square feet of Net
Rentable Area (the "Leased Premises") in the office building known as Phoenix
Tower, Houston, Texas (the "Building");

      WHEREAS, pursuant to that certain First Amendment to Lease Agreement,
dated June 30, 1998 (the "First Amendment"), the Leased Premises were expanded
to include the space described in said First Amendment;

      WHEREAS, effective February 13, 2001, Tenant merged with, and is succeeded
by Tenant;

      WHEREAS, effective May 4, 2001, Utah State Retirement Investment Fund sold
its interest in and to the Building and related property to Landlord; and

      WHEREAS, Landlord and Tenant now desire to amend the Lease to revise
Tenant's signage rights under the Lease as set forth herein, but not otherwise.

                                       1
<PAGE>

      NOW, THEREFORE, for and in consideration of Ten and No/l00 Dollars
($10.00) and other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged and confessed, Landlord and Tenant, intending
to be and being legally bound, do hereby agree as follows:

      1.    Defined Terms.

      All capitalized terms used herein and not defined have the meanings set
      forth in the Lease.

      2.    Signage/Graphs; Identity.

            Section 3.4 of the Lease is hereby amended to read as follows:

      "3.4.1 Leased Premises' Graphics and Directory Board. Tenant shall have
      the right, at Tenant's sole cost and expense, to install appropriate
      signage, letters or numerals on the walls of the elevator bank lobbies
      (only applicable to Building floors wholly leased by Tenant and no other
      Tenants) and on the entrance doors to the Leased Premises, subject to
      Landlord's approval, which approval shall not be unreasonably withheld or
      delayed, provided Landlord's approval as to signage on the ninth (9th) and
      tenth (10th) floors of the Building may be given or withheld in its sole
      discretion. In any event, all signage must be consistent with the
      Building's design, signage and graphics program. Tenant shall have the
      right to its proportionate share of any directory board or other Building
      directory mechanism maintained by Landlord. In no event may Tenant install
      any graphics which may be visible from the exterior of the Building or
      which are illuminated except as provided in Sections 3.4.2 and 3.4.3.

      3.4.2 Building Graphics. For so long as (a) Tenant, a Permitted Assignee
      or their Permitted Affiliates together lease at least one hundred
      seventy-five thousand (175,000) square feet of Net Rentable Area in the
      Building and occupy more than one hundred fifty thousand (150,0000) square
      feet of Net Rentable Area in the Leased Premises pursuant to this Lease,
      and (b) there is no uncured Event of Default under this Lease, Tenant, a
      Permitted Assignee or a Permitted Affiliate shall have the non-exclusive
      right, at Tenant's, such Permitted Assignee's, or such Permitted
      Affiliate's sole cost and expense, to install and maintain such entity's
      name, logo, or symbol on up to two (2) signs on the top portion of the
      exterior of the Building; provided if Tenant, a Permitted Assignee, or a
      Permitted Affiliate cannot place, or is prohibited from placing, its signs
      on the top of the Building, Tenant, a Permitted Assignee, or a Permitted
      Affiliate may place its signs on top of the Parking Garage in a location
      approved by Landlord in its sole discretion provided such signage complies
      with, and is permitted by, all local laws and

                                       2
<PAGE>

      restrictions, including any applicable scenic district. Landlord makes no
      warranties as to whether any such signage is permitted or will be
      permitted by applicable law, restrictions, or the rights of associations
      or districts. In addition, for as long as Tenant, a Permitted Assignee, or
      their Permitted Affiliates together lease at least one hundred
      seventy-five thousand (175,000) square feet of Net Rentable Area in the
      Building and occupy not less than one hundred fifty thousand (150,000)
      square feet of Net Rentable Area in the Leased Premises under this Lease
      and there is no uncured Event of Default under this Lease, Tenant, a
      Permitted Assignee or a Permitted Affiliate shall have the right to
      maintain the existing monument ("Monument") signage located at the
      Southeast corner of the Land. The location, design, method of attachment,
      size, materials, coloring, lettering and lighting of all such top of the
      Building or the Parking Garage and Monument signage shall be subject to
      Landlord's approval, in its sole discretion, and further subject to all
      other approvals as may be required including without limitation the City
      of Houston and Greenway Improvement Association, and in any event to be
      consistent with the Building's design, signage and graphics program. If at
      any time it is necessary to remove the signage due to the requirements of
      applicable laws or restrictive covenants, Landlord shall be entitled to
      replace the signage with another sign on or about the Building which
      provides substantially the same exposure. Landlord shall at all times be
      entitled to make such changes in the signage as may be required by
      applicable laws as a condition of the continued use of the top of the
      Building or Parking Garage and/or the Monument. Landlord currently
      approves the size, location, and materials used for the names currently
      appearing on the Monument. Any change in the names displayed on the top of
      the Building or Parking Garage or the Monument (i) shall be made by
      Landlord at Tenant's such Permitted Assignee's, or such Permitted
      Affiliate's sole cost and expense, (ii) shall utilize the materials,
      colors, method of illumination and lettering type currently utilized,
      unless otherwise approved by Landlord, and (iii) must be approved by
      Landlord in its sole discretion. In the event Tenant's, a Permitted
      Assignee's, or a Permitted Affiliate's name is changed, Landlord will not
      unreasonably withhold approval of a change to the name displayed on the
      top of the Building or Parking Garage or the Monument. Only the name,
      logo, and/or symbol of one entity, whether such name, logo, and/or symbol
      is Tenant's, a Permitted Assignee's or a Permitted Affiliate's, shall
      appear on all exterior signage on the Monument, the Building, or the
      Parking Garage at any one time. Neither Tenant, a Permitted Assignee, nor
      any Permitted Affiliate shall have any right to request or install signage
      identifying more than one entity. Upon the expiration or earlier
      termination of this Lease (as concerns all signage), or in the event the
      conditions of this Section no longer are satisfied, Tenant, a Permitted
      Assignee, or a Permitted Affiliate, at its expense, shall remove all such
      signage for which such conditions are no longer satisfied and make all
      necessary repairs to the Building and/or Monument so as to return the
      Building and Monument to their respective original condition. Tenant, its
      Permitted Assignees and Permitted Affiliates shall have no right to
      install any signage on the concrete apron of the Building or in any other
      location except as expressly set forth in this Lease. Tenant's rights
      under this Section may only be

                                       3
<PAGE>

      assigned to a Permitted Assignee or a Permitted Affiliate only for as long
      as the conditions of this Section continue to be satisfied. No other
      assignment or sublease of such rights shall be permitted hereunder.

      3.4.3 Retail Signage. As long as Tenant, a Permitted Assignee, and their
      Permitted Affiliates continue to satisfy the conditions set forth in
      Section 1.10, Tenant, a Permitted Assignee, or Permitted Affiliate
      satisfying the requirements of this Section shall have the right to have
      exclusive signage for a retail banking facility, which signage shall be
      located on the ninth (9th) floor and which signage shall be approved by
      Landlord in its sole discretion. Only the name, logo, and/or symbol of one
      entity, whether such name, logo, and/or symbol is Tenant's, a Permitted
      Assignee's or a Permitted Affiliate's, shall appear on all retail signage
      at any one time. Neither Tenant, a Permitted Assignee or any Permitted
      Affiliate shall have any right to request or install signage identifying
      more than one entity. If any of the conditions set forth in Section 1.10
      is not satisfied or does not continue to be satisfied, then Landlord shall
      have the right to grant to another Tenant the right to have exclusive
      signage on the ninth (9th) floor of the Building for retail banking
      purposes. Tenant's rights under this Section may be assigned only to a
      Permitted Assignee or Permitted Affiliate that is a savings and loan
      association, federal or state chartered lending institution, national or
      state banking institution or federal savings bank, or other business
      permitted under applicable law to offer retail banking services. No other
      assignment or sublease of such rights shall be permitted hereunder.

      3.4.4 Limitations on Signage and Building Names. As long as (a) Tenant, a
      Permitted Assignee satisfying the requirements of this Section, or their
      Permitted Affiliates together are leasing at least one hundred
      seventy-five thousand (175,000) square feet of Net Rentable Area in the
      Building and occupying more than one hundred fifty thousand (150,000)
      square feet of Net Rentable Area in the Building and (b) there is no
      uncured Event of Default under this Lease, Landlord shall not (a) grant to
      any other savings and loan association, federal or state chartered lending
      institution, national or state banking institution or federal savings bank
      any right to place exterior signage on the Building or Parking Garage or
      on any monument sign or elsewhere on the exterior of the Project, or (b)
      change the name of the Building to a name that includes the name of a
      savings and loan association, federal or state chartered lending
      institution, national or state banking institution or federal savings
      bank. In no event shall Tenant, any Permitted Assignee, or any Permitted
      Affiliate have any right to require that the Building be named for any
      Building Tenant including a Building Tenant whose business is primarily
      that of natural gas transmission. Landlord shall have no obligation to
      name or rename the Building and Landlord shall have the right to change
      the name of the Building from time to time as it desires except as limited
      in this Section 3.4.4. The foregoing restriction shall terminate if any of
      the foregoing conditions are not satisfied or do not continue to be
      satisfied. The foregoing restriction will run only to the benefit of a
      Permitted Assignee that is a

                                       4
<PAGE>

      savings and loan association, federal or state chartered lending
      institution, national or state banking institution or federal savings
      bank, or other business permitted under applicable law to offer retail
      banking services.

      3.4.5. General Signage Requirements. Upon termination or expiration of
      this Lease, an Event of Default under this Lease, or the occurrence of any
      event that results in the termination of the signage rights hereunder,
      Tenant, its Permitted Assignee and their Permitted Affiliates shall lose
      its signage rights and Tenant, its Permitted Assignees and their Permitted
      Affiliates shall, at its sole cost and expense, remove all such signage
      and restore the Building, Parking Garage, and Monument to its original
      condition. If Tenant, its Permitted Assignee and their Permitted
      Affiliates fails to do so within thirty (30) days after Landlord's written
      request, Landlord then shall have the right to remove all such signage and
      restore the Building, Parking Garage, and the Monument, in which case
      Tenant, its Permitted Assignee and their Permitted Affiliates shall
      reimburse Landlord for all costs incurred plus an amount equal to seven
      percent (7%) of such costs for Landlord's overhead. If any signage
      requires utilities, such as electrical lighting, Landlord must first
      approve the design, installation and use of such utilities in Landlord's
      sole discretion and Tenant, its Permitted Assignee and their Permitted
      Affiliates shall pay, at its sole cost and expense, all costs and expenses
      associated with the design, installation and use of any such utilities."

      3.4.6. Association Approval. Tenant, at its sole cost and expense, shall
      have the right, with the cooperation of Landlord, or Landlord's authorized
      representative, to prepare, submit, and process a written application for
      approval of Tenant's exterior signage to the Architectural Control
      Committee (the "Committee") of the Greenway Improvement Association (the
      "Association") in accordance with the restrictive covenants applicable to
      the Building. The Landlord, or Landlord's authorized representative, shall
      sign such application and Tenant shall submit such application to the
      Association within ten (10) days after the Effective Date of this Second
      Amendment. Landlord shall cooperate with Tenant in the preparation,
      submission and processing of said application for signage approval. If the
      Tenant determines it is necessary to institute court or legal proceedings
      in order to enforce against the Committee or the Association its rights to
      erect a sign, Landlord agrees that the Tenant, at its sole cost and
      expense, may file a lawsuit in the Landlord's name for such purposes. Such
      lawsuit shall be covered by the indemnifications set forth in paragraphs
      3.4.7 and 3.4.8 below.

      3.4.7. Agreement to Indemnify. In consideration of the agreement by
      Landlord to permit the installation of the signs, Tenant hereby agrees to
      indemnify and hold harmless Landlord and Hines Interests Limited
      Partnership (the "Indemnified Parties") against any amounts paid to
      satisfy a judgment rendered against Landlord or any amounts paid in
      settlement with Tenant's prior approval (including reasonable attorney's
      fees, and expenses) arising out of any dispute between Tenant and the
      Committee or the Association concerning the installation

                                       5
<PAGE>

      of the signs on the Building; including any actions taken by the
      Association against the Indemnified Party and/or the Building.

      3.4.8. Procedures for Obtaining Indemnification.

      a.    Any Indemnified Party shall provide Tenant with written notice of
            any claim that may give rise to indemnification hereunder; providing
            that failure to give such notice shall not relieve Tenant of its
            obligations hereunder, unless such failure to provide notice shall
            have materially and substantially prejudice the rights of Tenant
            hereunder. The Indemnified Party shall in any event (x) notify and
            provide Tenant with any summons, complaint or any other notice of
            lawsuit and any other documents directly related to such claims, and
            (y) provide appropriate documentation of the expenses for which the
            Indemnified Party requests indemnification.

      b.    Provided that Tenant has admitted in writing its obligation to
            provide indemnification under this Agreement with respect to such
            claim:

            (i)   The Indemnified Party shall cooperate with Tenant in
                  connection with the defense of such claims.

            (ii)  Tenant may assume the defense of such claims, at its cost and
                  expense, and control the conduct of the defense of such
                  claims, including the decision to settle any such claims
                  pursuant to (iii) below. The election by Tenant to assume such
                  defense shall be evidenced by a notice in writing delivered to
                  the Indemnified Party. Tenant, if it so selects to assume such
                  defense, shall promptly reimburse the Indemnified Party for
                  all amounts theretofore incurred in connection with such
                  manner.

            (iii) The settlement or compromise of any claims against the
                  Indemnified Party by Tenant is subject to the prior written
                  approval of the Indemnified Party, which shall not be
                  unreasonably withheld.

            (iv)  Notwithstanding the assumption by Tenant of the defense of a
                  claim, the Indemnified Party may retain its own counsel and
                  elect to participate in (but not control) the defense of such
                  a claim, but the fees and expenses of such counsel incurred
                  after the date on which Tenant delivers notice in writing to
                  the Indemnified Party that Tenant is assuming such defense
                  shall be at the expense of the Indemnified Party.

      c.    If Tenant does not elect to assume the defense of a claim that may
            give rise to an indemnification hereunder, or has not acknowledged
            its obligation to provide indemnification as contemplated by
            subsection (b) above, Tenant will,

                                       6
<PAGE>

            nonetheless, upon demand by the Indemnified Party promptly reimburse
            the Indemnified Party for all costs and expenses incurred by the
            Indemnified Party in defending any such actions that are otherwise
            subject to indemnification hereunder, as they are incurred;
            provided, however, that the Indemnified Party shall have complied
            with the requirements of subsection (a), above, and shall repay upon
            demand all amounts paid hereunder by Tenant in the event it is
            subsequently determined by a final and non-appealable judgment of a
            court of competent jurisdiction that the Indemnified Party is not
            entitled to such indemnification.

      3.    Full Force and Effect.

            In the event any of the terms of the Lease, as amended by the First
      Amendment, conflict with the terms of this Second Amendment, the terms of
      this Second Amendment shall control. Except as amended hereby and the
      First Amendment, all terms and conditions of the Lease shall remain in
      full force and effect, and Landlord and Tenant hereby ratify and confirm
      the Lease as amended hereby and by the First Amendment. The Lease, as
      amended herein, and by the First Amendment, constitutes the entire
      agreement between the parties hereto and no further modification of the
      Lease shall be binding unless evidenced by an agreement in writing signed
      by Landlord and Tenant.

      IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment
to Lease Agreement effective as of the date and year above stated.

                                    LANDLORD:

                                    PEAK PHOENIX TOWER, L.P.,
                                    a Texas limited partnership

                                    By: Peak Holdings, Inc., a Texas corporation
                                        Its General Partner

                                        By: /s/ D. Gregory Scott
                                            --------------------------------
                                        Name: D. Gregory Scott
                                        Title: President

                                       7
<PAGE>

                                    TENANT:

                                    WASHINGTON MUTUAL BANK, NA,
                                    the successor in interest by merger to
                                    Bank United

                                    By: /s/ Lane Premo
                                        ---------------------------------
                                        Name: Lane Premo
                                              ---------------------------
                                        Title: FVP
                                               --------------------------

                                        8
<PAGE>

                       THIRD AMENDMENT TO LEASE AGREEMENT

            THIS THIRD AMENDMENT TO LEASE AGREEMENT (this "Amendment") is made
and entered into as of the 28th day of October, 2002 (the "Effective Date"), by
and between PEAK PHOENIX TOWER, L.P., a Texas limited partnership ("Landlord"),
and WASHINGTON MUTUAL BANK, FA ("Tenant").

                                   WITNESSETH:

            WHEREAS, Utah State Retirement Fund ("Original Landlord") and Bank
United ("Original Tenant") entered into that certain Office Lease dated November
21, 1997 (the "Original Lease"), with respect to the lease of space (the
"Original Premises") in the office building known as Phoenix Tower in Houston,
Texas (the "Building");

            WHEREAS, Original Landlord assigned its interest under the Original
Lease to Landlord, the current owner of the Building, and Tenant merged with
Original Tenant and Tenant is the successor to Original Tenant;

            WHEREAS, the Original Lease previously has been amended by that
certain First Amendment to Lease Agreement, dated June 30, 1998 ("First
Amendment"), by and between Original Landlord and Original Tenant, whereby the
Original Premises were expanded to include additional space in the Building
(such space together with the Original Premises, the "Leased Premises"), and
further amended by that certain Second Amendment to Lease Agreement dated
February 13, 2001 ("Second Amendment"), by and between Landlord and Tenant (the
Original Lease, the First Amendment and the Second Amendment are collectively
the "Lease"); and

            WHEREAS, Landlord and Tenant now desire to modify the terms of the
Lease as set forth herein, but not otherwise.

            NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars
($10.00) and other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged and confessed, Landlord and Tenant, intending
to be and being legally bound, do hereby agree as follows:

      1.    Defined Terms.

            All capitalized terms used herein and not defined herein have the
meanings set forth in the Lease.

      2.    Tenant Name

            The Second Amendment erroneously identified Tenant to be "Washington
            Mutual Bank, NA", instead of "Washington Mutual Bank, FA". The
            parties hereby acknowledge that this was a scrivener's error and
            Tenant's name is "Washington Mutual Bank, FA".

                                       1
<PAGE>

      3.    Reduction of Leased Premises.

            Landlord and Tenant hereby agree that the term of the Lease as to
that certain 123,482 rentable square feet located on Floors 26, 27, 28, 29, and
31 of the Building as shown on Exhibit A attached hereto and incorporated herein
(the "Reduction Space"), shall terminate on December 1, 2002 (the "Reduction
Date"). After the Reduction Date, Tenant shall no longer have any rights
(including the right of possession) in the Reduction Space, and Landlord and
Tenant shall be released of all further obligations, covenants and agreements
accruing under the Lease with respect to the Reduction Space after the Reduction
Date. Notwithstanding the foregoing, in no event shall Landlord or Tenant be
released from any of its obligations, covenants and agreements relating to the
Reduction Space which accrue under the Lease prior to the Reduction Date,
including, without limitation, Tenant's obligations to pay Base Rental and
Additional Rental in accordance with Sections 2.1, 2.2, 2.3, and 2.4 of the
Lease.

      4.    Surrender of Reduction Space.

            Tenant agrees to surrender the Reduction Space to Landlord on or
before the Reduction Date in the condition required by Section 4.1 of the Lease
without any subleases or leases in effect with respect thereto, and free of
occupancy by any person or entity. Tenant represents and warrants to Landlord
that there are no agreements, written or oral, between Tenant and any other
person or entity with respect to the occupancy of all or any portion of the
Reduction Space after the Reduction Date. If Tenant fails to timely surrender
the Reduction Space to Landlord in accordance with the provisions of this
Amendment, the provisions of Section 7.3 of the Lease shall apply to any such
holding over by Tenant with respect to the Reduction Space and Tenant shall not
be released from its obligations, covenants and agreements under the Lease
relating to the Reduction Space during such holdover period.

      5.    Remaining Premises. As of the Reduction Date, the remaining Leased
Premises (the "Remaining Premises") shall consist of the following:

                       Square Feet of
                     Net Rentable Area                 Floor
                     -----------------                 -----
                           8,055                         9
                          11,101                        10
                          24,977                        13
                          24,314                        14
                          25,594                        15
                          24,314                        16
                          24,977                        17
                          24,314                        18
                          24,977                        19
                          24,314                        20
                          25,571                        24
                          26,000                        25
                         -------
                         268,508

                                       2
<PAGE>

      6.    Extension of the Term.

Pursuant to the Lease, the Term expires (i) as to the portion of the Remaining
Premises located on Floors 9 through 20 of the Building February 29, 2008, (ii)
as to the portion of the Remaining Premises located on Floor 24 of the Building,
February 28, 2003, and (iii) as to the portion of the Remaining Premises located
on Floor 25, August 31, 2003. Landlord and Tenant have agreed to extend the Term
as to the portion of the Remaining Premises located on Floors 24 and 25, subject
to the terms and conditions contained in this Amendment so that the Term shall
end on February 29, 2008 as to all of the Remaining Premises. Section 2 of the
Original Lease and Section 3 of the First Amendment shall be amended to provide
that the Term as to all of the Remaining Premises shall, as to the portions of
the Remaining Premises located on Floors 9 through 20 of the Building, remain
the same, and shall, as to the portions of the Remaining Premises located on
Floors 24 and 25, be extended and shall expire (subject to Section I of Exhibit
B to the Lease) on February 29, 2008 (the "Expiration Date"). The extension of
the Term as to Floors 24 and 25 pursuant to this Section 5 shall be upon the
same terms and conditions contained in the Lease, except as modified in this
Amendment, including without limitation, Tenant's obligations to pay Base Rental
and Additional Rental in accordance with Sections 2.1, 2.2, 2.3, and 2.4 of the
Lease as modified herein.

      7.    Base Rental.

            (a) As to the portion of the Remaining Premises located on Floors 9
through 20 of the Building, Tenant shall continue to pay Base Rental in
accordance with Sections 2.1 and 2.2 of the Lease, without modification as a
result of this Amendment.

            (b) Until February 28, 2003, as to the portion of the Remaining
Premises located on Floor 24 of the Building, and until August 31, 2003 as to
the portion of the Remaining Premises located on Floor 25 of the Building,
Tenant shall pay Base Rental as set forth in the Lease (including the First
Amendment) without modification as a result of this Amendment.

            (c) Commencing March 1, 2003, as to the portion of the Remaining
Premises located on Floor 24 of the Building, and September 1, 2003 as to the
portion of the Remaining Premises located on Floor 25 of the Building, and
continuing through and until the Expiration Date, Section 2.1 of the Lease and
Section 4 of the First Amendment shall be amended to provide that Tenant shall
be obligated to pay as the annual Base Rental with respect to the portion of the
Remaining Premises located on Floors 24 and 25 of the Building an amount equal
to the product of (x) an annual Base Rate equal to $23.50, multiplied by (y) the
number of square feet of Net Rentable Area comprising the Remaining Premises
located on Floors 24 and 25 of the Building:

            (d) All such Base Rental shall be payable in accordance with the
provisions set forth in the Lease.

            (e) From and after the Expiration Date (to the extent Tenant renews
and extends the Lease pursuant to Section I of Exhibit B to the Lease), Tenant
agrees to pay Base

                                       3
<PAGE>

Rental for the Remaining Premises at the Base Rate determined in accordance with
the provisions of Section I of Exhibit B to the Lease.

      8.    Tenant's Additional Rent.

            In addition to Base Rental due under the Lease, Tenant shall also
pay Tenant's Additional Rent as to all of the Remaining Premises in accordance
with the provisions of Section 2.3 of the Lease; provided, however, that as to
only the portions of the Remaining Premises located on Floors 24 and 25, the
Base Operating Expenses Amount shall be the Operating Expenses Amount for
calendar year 2003.

      9.    Condition of Remaining Premises: Allowance.

            Tenant accepts the Remaining Premises in its current condition,
as-is (subject to Landlord's obligation to provide the Allowance (defined below)
as set forth below in this Paragraph 9), without recourse to Landlord, and
Landlord shall have no obligation to complete any improvements to the Expansion
Space. ADDITIONALLY, LANDLORD SHALL MAKE NO WARRANTIES, EXPRESS OR IMPLIED, WITH
RESPECT TO THE LEASEHOLD IMPROVEMENTS IN THE REMAINING PREMISES. ALL IMPLIED
WARRANTIES WITH RESPECT THERETO, INCLUDING BUT NOT LIMITED TO THOSE OF
MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE, ARE EXPRESSLY NEGATED AND
WAIVED. Landlord and Tenant shall each comply with the provisions of the Exhibit
E of the Lease with regard to leasehold improvements to be made to the Expansion
Space.

            Provided an Event of Default under the Lease is not in existence
beyond all applicable periods to cure, Landlord shall pay to Tenant a tenant
improvement allowance (the "Allowance") equal to the sum of $15.00 per square
foot of Net Rentable Area contained in the portions of the Remaining Premises
located on Floors 24 and 25 of the Building. The Allowance shall be paid in
accordance with, and subject to the conditions set forth in, Section 5.4.2,
including the payment to Landlord of a three percent (3%) construction
management fee if Landlord or contractors retained by Landlord perform the
applicable work or the lesser of a one percent (1%) construction supervision fee
or $20,000 if Tenant performs such work as outlined in Section 5.4.1 of the
Lease. If the Allowance has not been fully disbursed as of December 31, 2003,
any remaining balance of the Allowance shall become the property of Landlord and
Tenant shall forever lose any right or claim to such remaining balance, provided
that up to $5.00 per square foot of Net Rentable Area of said Allowance may be
applied at Tenant's written request to first accruing Base Rental under the
Lease as to the portions of the Remaining Premises located on Floors 24 and 25
of the Building. Notwithstanding anything to the contrary contained herein, in
no event shall Landlord be obligated under this Paragraph 9 for an amount in
excess of the Allowance. Additionally, upon written notice identifying any
delinquencies by Tenant, Landlord shall be permitted to offset against the
undisbursed Allowance any amounts past due to Landlord by Tenant under the
Lease. The allowances provided for in Section 5.4 of the Lease shall not be
payable with respect to the portion of the Remaining Premises located on Floors
24 and 25 of the Building. The Allowance shall be used at Tenant's discretion,
which shall include, but not be limited to, the completion of tenant
improvements, architectural fees,

                                       4
<PAGE>

engineering and construction management fees, voice and data cabling costs, and
any relocation costs for the Remaining Premises. In the event the leasehold
improvements in or about the Remaining Premises have already been completed by
Tenant, Tenant shall submit all applicable invoices to Landlord for
reimbursement. Landlord shall reimburse Tenant within thirty (30) days of
Landlord's receipt of such invoices, together with permits, certificates of
occupancy, lien waivers and the other items and information required under
Section 5.4.1 of the Lease, for the exact amount of the invoices submitted by
Tenant up to the maximum allowance of $15.00 per square foot of Net Rentable
Area ($773,565).

      10.   Garage Parking.

            Effective as of the Reduction Date, the modifications made to
Section 3.5 of the Lease pursuant to Section 7 of the First Amendment to Lease
Agreement shall automatically terminate and Section 3.5 of the Lease shall apply
to the Remaining Premises as originally provided in the Lease including any
adjustment that would have been made under Section 3.5.5, with the result that
Landlord agrees to furnish to Tenant the right to park vehicles in the Parking
Garage on the terms and in the numbers provided in Section 3.5 of the Lease.
Tenant hereby acknowledges that five (5) of the Parking Permits leased to Tenant
as Assigned Permits shall be used for an electrical generator owned by Tenant in
lieu of the spaces assigned to Tenant for its Assigned Permits to create space
for a generator pursuant to Section 3.5.2 of the Lease, which shall continue to
be included as Assigned Permits for Tenant. Tenant shall have no right to reduce
the number of Permits leased by Tenant as to Floors 24 and 25 of the Building
pursuant to this Paragraph 10 under Section 3.5.6 of the Lease. No Assigned
Permits will be available to Tenant with respect to the portions of the Leased
Premises located on Floors 24 and 25 of the Building.

      10.   Right of First Refusal.

            The right of first refusal set forth in Section II of Exhibit B to
the Lease shall be amended to provide that Floors 26 and 27 are part of the
Preferential Space.

      11.   Termination Right.

            Tenant's Termination Right as provided in Section IV of Exhibit B of
the Lease shall be deleted in its entirety and of no further force or effect.

      12.   Renewal Option.

            Tenant's renewal options set forth in Section 9 of the First
Amendment are hereby deleted and of no further force or effect. Tenant's Renewal
Option as provided in Section I of Exhibit B of the Lease shall continue to be
applicable.

      13.   Contraction Option.

            Tenant's contraction option set forth in Section V of Exhibit B of
the Lease is hereby terminated and shall be of no further force or effect.

                                       5
<PAGE>

      14.   Brokerage Commissions.

            Except for the commission payable to The Staubach Company
("Broker"), which commission shall by payable by Landlord pursuant to a separate
agreement between Broker and Landlord, Landlord and Tenant hereby represent and
warrant to each other that no other commission is due and payable to any broker
or other leasing agent in connection with this Amendment as a result of its own
dealings with any such broker or leasing agent, and Landlord and Tenant hereby
agree to indemnify and hold each other harmless from and against all loss,
damage, cost and expense (including reasonable attorneys' fees) suffered by the
other party as a result of a breach of the foregoing representation and
warranty.

      15.   Full Force and Effect.

            In the event any of the terms of the Lease conflict with the terms
of this Amendment, the terms of this Amendment shall control. Except as amended
hereby, all terms and conditions of the Lease shall remain in full force and
effect, and Landlord and Tenant hereby ratify and confirm the Lease as amended
hereby. The Lease, as amended herein, constitutes the entire agreement between
the parties hereto and no further modification of the Lease shall be binding
unless evidenced by an agreement in writing signed by Landlord and Tenant.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK.]

                                       6
<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of
the day and year set forth above.

                           LANDLORD:

                           PEAK PHOENIX TOWER, L.P.,
                           a Texas limited partnership

                           By   Peak Holdings, Inc., a Texas corporation

                                By: /s/ A. Gregory Scott
                                    ----------------------
                                Name: A. Gregory Scott
                                      --------------------
                                Title: President
                                       -------------------

                           TENANT:

                           WASHINGTON MUTUAL BANK, FA

                           By: /s/ H. Arthur West
                               ------------------
                           Name: H. Arthur West
                                 ----------------
                           Title: VICE PRES
                                 ----------------

                                       7
<PAGE>

                                    EXHIBIT A

                                 REDUCTION SPACE

              Floor Plans of Floors 26, 27, 28, 29 and 31 Attached

                                       8
<PAGE>

                                  [FLOOR PLAN]

                           ELEVATOR NUMBERING DIAGRAM
                 RE-ENTRY FLOORS ON LEVELS 1, 4, 9, 14, 19, 24, 29

                         FIRE EVACUATION PLAN - LEVEL 26

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
HFD Rev. Date 3-11-98                               Appendix V - Page 54 of 62
<PAGE>

                                  [FLOOR PLAN]

                           ELEVATOR NUMBERING DIAGRAM
                RE-ENTRY FLOORS ON LEVELS 1, 4, 9, 14, 19, 24, 29

                         FIRE EVACUATION PLAN - LEVEL 27

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
HFD Rev. Date 3-11-98                               Appendix V - Page 55 of 62
<PAGE>

                                  [FLOOR PLAN]

                           ELEVATOR NUMBERING DIAGRAM
                RE-ENTRY FLOORS ON LEVELS 1, 4, 9, 14, 19, 24, 29

                         FIRE EVACUATION PLAN - LEVEL 28

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
HFD Rev. Date 3-11-98                               Appendix V - Page 56 of 62
<PAGE>

                                  [FLOOR PLAN]

                           ELEVATOR NUMBERING DIAGRAM
                RE-ENTRY FLOORS ON LEVELS 1, 4, 9, 14, 19, 24, 29

                         FIRE EVACUATION PLAN - LEVEL 29

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
HFD Rev. Date 3-11-98                               Appendix V - Page 57 of 62
<PAGE>

                                  [FLOOR PLAN]

                           ELEVATOR NUMBERING DIAGRAM
                RE-ENTRY FLOORS ON LEVELS 1, 4, 9, 14, 19, 24, 29

                         FIRE EVACUATION PLAN - LEVEL 31

--------------------------------------------------------------------------------
                                  PHOENIX TOWER
                             Hines - Houston, Texas
--------------------------------------------------------------------------------
HFD Rev. Date 3-11-98                               Appendix V - Page 59 of 62Exhibit 10.2

                           ASSET MANAGEMENT AGREEMENT

            This Asset Management Agreement ("Agreement") dated as of February
22, 2006, by and between FSP Phoenix Tower Limited Partnership, a Texas limited
partnership ("Owner"), and FSP Property Management LLC, a Massachusetts limited
liability company ("Asset Manager").

      The parties hereto agree as follows:

1.    Engagement of Asset Manager

      Owner hereby engages Asset Manager to manage the Assets (hereinafter
defined) as directed by Owner and in accordance with this Agreement, and to
provide the services set forth herein. Asset Manager hereby accepts such
engagement and agrees to perform its obligations hereunder, all as more fully
set forth herein. As used herein, the term "Assets" shall mean the real property
and improvements located at 3200 Southwest Freeway, Houston, Texas and known as
Phoenix Tower, and the personal and intangible property owned by Owner in
connection therewith, including without limitation, all leases and contracts
entered into or assumed by Owner in connection therewith, and all cash received
and accounts receivable of Owner in connection therewith.

2.    Powers and Duties of Asset Manager

      2.1 Asset Manager shall have the exclusive authority, subject in each case
to the terms and limitations of the Contract, to exercise the following powers
on behalf of Owner:

            (a) to manage the real and personal property of the Assets,
including the supervision of property managers;

            (b) to create reserve funds for working capital, contingent
liabilities, taxes, debt service, repairs, replacements, renewals, capital
expenditures, capital improvements, other Asset expenses, or other purposes
consistent with the operation and maintenance of the Assets, and reduce or
increase the amount thereof; and

            (c) to assure that Owner's interest in the Assets is duly insured
against loss or damage by fire with extended coverage and against such other
insurable hazards and risks, including general public liability, as is customary
and appropriate in the circumstances.

      2.2 In exercising the powers set forth in Section 2.1, Asset Manager may
conduct business with consultants, accountants, mortgage originators,
correspondents, lenders, borrowers, servicers, technical advisers, engineers,
attorneys, brokers, underwriters, corporate fiduciaries, escrow agents,
appraisers, depositories, custodians, agents for collection, insurers, insurance
agents, banks, lessees of the Assets, builders, developers, property managers,
leasing agents, and persons acting in any other capacity deemed by Asset Manager
to be necessary or desirable in furtherance of Owner's business with respect to
the Assets.

<PAGE>

      2.3 Asset Manager shall maintain proper records and books of account
reflecting all transactions and other matters relative to the management of the
Assets, and shall make such books and records available for inspection and
copying by Owner during normal business hours. Asset Manager shall not destroy
or otherwise dispose of such books and records for a period of six (6) years
from the date of the transaction to which they relate.

      2.4 Asset Manager shall implement the objectives of Owner as communicated
in writing by Owner to Asset Manager from time to time. Asset Manager shall at
Owner's request develop a business plan for the Assets, which shall include
review of the leases, the local real estate market, the quality of and the
potential for increasing revenue, estimated future expenses, and a plan for
positioning the Assets for marketing and sale.

      2.5 To perform its duties under this Agreement, Asset Manager at all times
shall utilize a staff of adequately trained personnel, the cost of which is to
be borne by Asset Manager. It is understood and agreed that the officers,
directors and employees of Asset Manager may serve as officers, directors and
employees of affiliates of Asset Manager.

      2.6 Asset Manager shall perform, or engage such persons or entities
(including any persons or entities who are affiliates of Asset Manager) as it
deems appropriate to perform custodial functions for recording income and
expenses of the Assets, payment of expenses, fees, and taxes, and safekeeping of
cash and short-term securities of the Assets and maintaining records and
documents evidencing title, title insurance, contracts evidencing terms of sale,
leases and operative documents.

            (a) Asset Manager shall provide such other advice and services and
perform or supervise such functions as may be pertinent to and consistent with
the objectives of Owner, as reasonably requested by Owner from time to time.

3.    Reports

      3.1 Within a reasonable time after the end of each fiscal year (which
shall be the calendar year) Asset Manager shall deliver to Owner a report
containing (i) a balance sheet for the Assets as of the end of such fiscal year,
and statements of profit and loss and changes in financial position of the
Assets for such fiscal year, (ii) a statement of net cash flow for such fiscal
year, (iii) a statement of all fees paid to Asset Manager by Owner for such
fiscal year, and (iv) a summary of the activities performed by Asset Manager on
behalf of the Account during such fiscal year. If requested by Owner, all or any
of the reports required by 3.1 (i), (ii), (iii), and (iv) shall be audited by an
independent certified public accounting firm selected by Owner.

      3.2 Within a reasonable time after the end of each fiscal quarter, Asset
Manager shall deliver to Owner a report containing (i) a balance sheet for the
Assets as of the end of such quarter, (ii) statements of profits and losses and
net cash flow of for the Assets for such quarter, (iii) a statement of all fees
paid to Asset Manager by Owner for such quarter, and (iv) a summary of the
activities performed by Asset Manager on behalf of the Account during such
quarter.

                                      -2-
<PAGE>

4.    Conflicts.

      Owner agrees that except as expressly provided herein Asset Manager and
affiliates of Asset Manager may engage in other activities and other businesses,
including but not limited to the rendering of advice and services and the making
and management of investments on their own behalf and on behalf of others, and
the pursuit of such activities and businesses shall not be deemed wrongful or
improper.

5.    Extent of Asset Manager's Liability.

      5.1 Neither Asset Manager nor any director, officer or employee of Asset
Manager shall be liable to Owner for any loss, liability, damage or injury
arising out of or in connection with the performance by Asset Manager of its
obligations under this Agreement (including any action taken or omitted in
accordance with the powers and limitations set forth in Section 2 hereof);
except that Asset Manager shall be liable to Owner for any losses resulting from
gross negligence, willful malfeasance or a fraudulent action or omission on the
part of Asset Manager or any director, officer or employee of Asset Manager.

      5.2 Asset Manager shall not be liable for any action or inaction of any
consultant, engineer, investment advisory service, attorney, property manager,
appraiser, accountant, bookkeeper or other agent, except that Asset Manager
shall be liable if Asset Manager acted in bad faith, was grossly negligent or
acted with willful misconduct, in the selection or retention of such person.

      5.3 Owner shall indemnify and hold harmless Asset Manager from and against
any loss suffered or sustained by it by reason of any act, omission, or alleged
connection with any of the Assets, including, without limitation, any judgment,
settlement, reasonable attorney's fees and other costs or expenses incurred in
connection with the defense of any actual or threatened action or proceeding;
except that Asset Manager shall not be indemnified for any loss or expense (a)
arising from its gross negligence, willful malfeasance or a fraudulent action or
omission on the part of Asset Manager, or (b) arising from a willful breach or
failure by Asset Manager to perform a responsibility or obligation under this
Agreement.

6.    Fees

      6.1 Owner shall pay Asset Manager a fee (the "Asset Management Fee") equal
to one percent (1.0%) of the Gross Revenue of the Assets by means of a
reimbursement from Hines Interests Limited Partnership's Management Fee through
a letter agreement dated February 22, 2006, attached hereto as Exhibit A. "Gross
Revenue" means all (a) rent, additional rent and other charges and revenues
collected under the leases or otherwise in connection with the Assets, (b)
amounts collected from all licensees, concessionaires, and similar users of any
portion of the Assets (including all amounts collected from vending machines and
coin-operated telephones), and (c) proceeds of rental value insurance or
business interruption insurance to the extent paid to Owner in lieu of any
amounts provided for in clauses (a)-(b) above. Gross Revenue will not include
any (i) charges to tenants for above-standard tenant work, (ii) tenant security

                                      -3-
<PAGE>

deposits (except to the extent applied toward the payment of rent, additional
rent or other charges due under any leases), (iii) interest on any funds
received in connection with the operation of the Assets, (iv) insurance proceeds
(except as provided for in clause (c) above) or condemnation awards, (v) amounts
received on account of any abatement, reduction or refund of property taxes,
(vi) discounts or dividends on insurance policies, (vii) sums collected through
litigation (other than for nonpayment of rent, additional rent or other charges
due under any leases), (viii) proceeds from the sale or refinancing of the
Assets or any portion thereof or interest therein, or (ix) capital contributions
to Owner by, or loans to Owner by, partners of Owner whether or not held by
Asset Manager, or tenants prior to the date hereof (clauses (i)-(ix),
collectively, "Excluded Proceeds"). The proceeds from any buy-out of all or a
portion of the remaining term of a lease, or from any damage claims against a
tenant for lost rent shall be amortized over the remaining term of such lease
and included in the "Gross Revenue" of Owner in equal monthly installments until
the earlier of (i) re-occupancy of the subject tenant space or (ii) expiration
of the term of the subject lease.

      6.2 Intentionally deleted.

      6.3 Owner will pay the Asset Management Fee to Asset Manager on or before
the fifth (5th) business day of each calendar month, for its services in
managing the Assets for the immediately preceding calendar month. If this
Agreement commences on a date other than the first day of a calendar month or if
the term expires or is terminated on a day other than the last day of a calendar
month, then the Asset Management Fee will be prorated for such partial month on
the basis of a thirty (30) day month.

7.    Costs and Expenses to be Borne by Asset Manager

      Asset Manager shall pay, without reimbursement from Owner, the following
costs and expenses incurred by it in rendering the services provided for herein:

            (a) expenses relating to Asset Manager's status and qualification as
a corporation;

            (b) employment expenses, including but not limited to salaries,
wages, payroll taxes, cost of employee benefit plans and temporary help
expenses, of (i) the clerical staff and bookkeeping and other personnel required
to provide effective performance of Asset Manager's duties under this Agreement;
and (ii) the officers, directors and employees of Asset Manager;

            (c) travel expenses and incidental out-of-pocket expenses incurred
by Asset Manager's officers and employees in connection with the performance of
Asset Manager's duties under this Agreement;

            (d) costs of internal preparation and mailing of reports and tax
forms to contractholders and to governmental authorities;

            (e) rent, utilities, other office expenses and overhead of Asset
Manager; and

                                      -4-
<PAGE>

            (f) fees and other remuneration paid to any independent consultants
hired by Asset Manager for the purpose of performing services required to be
performed by Asset Manager in consideration of the Asset Management Fee.

8.    Expenses of Owner

      Except as otherwise expressly provided in Section 7 hereof, Owner assumes
and shall pay or cause to be paid all expenses of the Assets, including, by way
of illustration and without limitation thereof:

            (a) audit, accounting and tax return preparation fees of independent
certified public accountants for special and annual audits;

            (b) real and personal property taxes and assessments, securities
issuance and transfer taxes and other taxes, fees and assessments payable with
respect to the Assets to Federal, state and other governmental agencies;

            (c) interest, fees, charges and all other costs payable on
borrowings, if any, related to the Assets;

            (d) fees and expenses paid to independent contractors, attorneys,
engineers and special consultants, property managers, insurance brokers and
other agents engaged by Asset Manager in connection with the acquisition or sale
of property for, or in connection with the business, of the Assets;

            (e) all costs and expenses in connection with the acquisition,
disposition, operation, improvement, maintenance, repair, leasing and ownership
of the Assets, including any legal and closing costs in connection therewith;

            (f) insurance as is reasonably required, convenient or beneficial,
in connection with the business of the Asset;

            (g) costs and expenses of independent appraisers;

            (h) legal expenses of Owner and other expenses for professional
services for Owner;

            (i) expenses connected directly with the acquisition, valuation,
ownership or disposition or investments in real property or other investment
assets and payable to third parties, including, but not limited to the cost of
foreclosure, legal fees, engineering inspections, insurance reviews, insurance
premiums and other expenses of professional services, mortgage, appraisal and
inspection fees, title and abstract expenses, maintenance, repair and
improvement of property, and brokerage and sale commissions;

                                      -5-
<PAGE>

            (j) expenses relating to Asset Manager's status and qualification as
a corporation; and

            (k) any other expenses incurred in the business of Owner in
connection with the Asset, whether like or unlike the foregoing, other than
those expenses specifically set forth in Section 7.

9.    Termination

      9.1 Term. This Agreement shall continue in effect from month to month
until disposition of the Asset by Owner, unless sooner terminated by Owner,
pursuant to Section 9.2. Such termination shall be without penalty or any other
payment, or Section 9.3.

      9.2 Termination by Either Party Without Cause. Either party hereto may
terminate this Agreement without cause at any time, upon at least thirty (30)
days written notice, effective at the end of the notice period.

      9.3 Termination for Cause by Owner. At the opinion solely of Owner, this
Agreement shall terminate immediately upon written notice thereof given by Owner
to Asset Manager if any of the following events shall happen:

            (a) If Asset Manager shall violate any provision of this Agreement
and, after notice of such violation, shall not cure such default within 30 days;

            (b) If (i) Asset Manager shall be adjudged a bankrupt or insolvent
by a court of competent jurisdiction, or (ii) an order shall be made by a court
of competent jurisdiction (A) for the appointment of a receiver, liquidator or
trustee of Asset Manager or of all or substantially all of its property by
reason of the foregoing, or (B) approving any petition filed against Asset
Manager for its reorganization, and such adjudication or order shall remain in
force or unstayed for a period of 30 days; or

            (c) If Asset Manager shall (i) institute proceedings for voluntary
bankruptcy, (ii) file a petition seeking reorganization under the federal
bankruptcy laws, or for relief under any law for the relief of debtors, (iii)
consent to the appointment of a receiver of itself or of all or substantially
all of its property, (iv) make a general assignment for the benefit of its
creditors, or (v) admit in writing its inability to pay its debts generally as
they become due.

      Asset Manager agrees that if any of the events specified in Subsections
9.3(b) or 9.3(c) of this Section shall happen, it will give written notice
thereof to Owner within seven days after the happening of such event.

      In the event of a termination by Owner pursuant to Subsections 9.3(a),
9.3(b) or 9.3(c), Asset Manager shall be liable to Owner for damages at law and
at equity, subject to terms and provisions of this Agreement, including, without
limitation, Article 5 hereof.

                                      -6-
<PAGE>

      9.4 Termination for Cause by Asset Manager.

      In the event it is alleged or charged that any building on the premises or
any equipment therein or any act or failure to act by the Owner with respect to
the premises or the sale, rental, or other disposition thereof fails to comply
with, or is in violation of, any of the requirements of any constitutional
provision, statute, ordinance, law, or regulation of any governmental body or
any order or ruling of any public authority or official thereof having or
claiming to have jurisdiction thereover, and the Asset Manager, in its sole and
absolute discretion, considers that the action or position of the Owner with
respect thereto may result in damage or liability to the Asset Manager, the
Asset Manager shall have the right to cancel this Agreement at any time by
written notice to the Owner of its election so to do, which cancellation shall
be effective upon the service of such notice. Such cancellation shall not
release the indemnities of the Owner set forth in Section 5 above, and shall not
terminate any liability or obligation of the Owner to the Asset Manager for any
payment, reimbursement, or other sum of money then due the payable to the Asset
Manager hereunder.

      9.5 From and after the effective date of termination of this Agreement,
Asset Manager shall not be entitled to remuneration for further services
hereunder. Asset Manager shall forthwith upon such termination:

            (a) Pay over to Owner all money collected and held for the account
of the Assets pursuant to this Agreement, after deducting any reimbursement for
its expenses to which it is then entitled hereunder;

            (b) Deliver to Owner a full accounting, including a statement
showing all payments collected by it and all money held by it, covering the
period following the date of the last accounting furnished to the Account; and

            (c) Deliver to Owner all property and documents related to the
Assets then in the custody of Asset Manager.

10.   Assignment

      Asset Manager may not assign this Agreement without the prior written
consent of Owner, which consent may be given or withheld in the sole discretion
of Owner. This Agreement shall automatically terminate, without the payment of
any penalty, in the event of its assignment without the consent of Owner. The
parties acknowledge that this Agreement constitutes a personal services contract
of the type contemplated by Section 365(c)(1) of the Federal Bankruptcy Act and,
as such, may not be assumed or assigned by a trustee in bankruptcy.

                                      -7-
<PAGE>

11.   Governing Law

      This Agreement shall be governed by the laws of The Commonwealth of
Massachusetts.

12.   Insurance and Waiver of Subrogation

      12.1 Each of Asset Manager and Owner agree that with respect to insurance
which either of them may from time to time carry and which relates to liability
for matters relating to the Assets or to this Agreement, each shall, if possible
and economically practical, cause the other to be named as an additional insured
under all such policies. With respect to any policies in which either is not
named as an additional insured, each hereby waives any and all claims and rights
to recovery against the other or against the officers, employees, agents and
representatives of the other on account of loss or damage occasioned to such
waiving party or its property or the property of others under its control to the
extent that such loss or damage is insured under any insurance policies which
either may have in force at the time of such loss or damage. If required by an
insurer, each party shall, upon obtaining policies of insurance of the type
enumerated above, give notice to the insurance carrier or carriers that the
foregoing mutual waiver of subrogation is contained in this Agreement and each
shall cause such insurance policy to provide that the insurance company waives
all rights of recovery by way of subrogation against another party hereto in
connection with any liability covered by such policy.

13.   No Oral Modifications; Waiver

      This Agreement constitutes the entire Agreement between the parties hereto
and may not be modified or amended unless such modification or amendment has
been approved in writing by Asset Manager and by Owner. No provisions or
conditions of this Agreement may be waived other than by a writing signed by the
party waiving such provision or condition.

14.   Notice

      All notices, approvals, consents, elections or other communications under
this Agreement must be in writing and may be (a) delivered personally, (b)
delivered by a nationally recognized overnight courier, (c) mailed by registered
or certified mail, postage prepaid, with return receipt requested, or (d) sent
by telecopier (with written confirmation of the receipt of the telecopy) with
the original to follow in the manner specified in clauses (a)-(c) above, and
addressed to the party at its address set forth below:

      if to Owner, to:

                  FSP Phoenix Tower Limited Partnership
                  c/o Franklin Street Properties Corp.
                  401 Edgewater Place, Suite 200
                  Wakefield, Massachusetts 01880
                  Attention: Mr. George J. Carter
                  Fax No.: (781) 246-2807

                                      -8-
<PAGE>

                  with a copy to:

                  Wilmer Cutler Pickering Hale and Dorr LLP
                  60 State Street
                  Boston, Massachusetts 02109
                  Attention: Joseph J. Christian, Esq.
                  Fax No.: (617) 526-5000

      if to Asset Manager, to:

                  FSP Property Management LLC
                  c/o Franklin Street Properties Corp.
                  401 Edgewater Place, Suite 200
                  Wakefield, Massachusetts 01880
                  Attention: Ms. Janet P. Notopoulos
                  Fax No.: (781) 246-2807

                  with a copy to:

                  Wilmer Cutler Pickering Hale and Dorr LLP
                  60 State Street
                  Boston, Massachusetts 02109
                  Attention: Joseph J. Christian, Esq.
                  Fax No.: (617) 526-5000

or at such other address, as from time to time, supplied by a party to the
others by like notice. Notices will be deemed to be received, if personally
delivered, upon delivery, if sent by overnight courier, on the first (1st)
business day after being sent, if sent by mail, on the date set forth on the
return receipt, if sent by telecopier, on the date sent if confirmation of
receipt shows delivery on or before 5:00 P.M., or on the next business day if
confirmation of receipt shows delivery after 5:00 P.M. Each party shall be
entitled to rely on all communications which purport to be on behalf of the
other party and purport to be signed by an authorized party.

                                      -9-
<PAGE>

15.   Severability

      If any term, covenant, condition or provision of this Agreement shall be
invalid or unenforceable to any extent, the remaining terms, covenants,
conditions and provisions of this Agreement or the application thereof to any
circumstances or to any party other than those as to which any term, covenant,
condition or provision is held invalid or unenforceable, shall not be affected
thereby and each remaining term, covenant, condition and provision of this
Agreement shall be valid and shall be enforceable to the fullest extent
permitted by law.

16.   Article Headings

      Article headings are inserted only for the purpose of convenient reference
and in no way define, limit or prescribe the scope or intent of this Agreement
or any part thereof and shall not be considered in interpreting or construing
this Agreement.

17.   Successors and Assigns

      Subject to Article 9 of this Agreement, this Agreement shall be binding
upon and inure to the benefit of Asset Manager and Owner and their respective
successors and permitted assigns.

18.   Number and Gender

      All provisions and any variation thereof shall be deemed to refer to the
masculine, feminine, neuter, singular or plural, as the identity of the person
or persons may require.

                  (Remainder of Page Intentionally Left Blank)

                                      -10-
<PAGE>

      IN WITNESS WHEREOF, this Agreement has been executed and delivered by
Owner and Asset Manager as of the date first set forth above.

                                 OWNER:

                                 FSP PHOENIX TOWER LIMITED PARTNERHSIP

                                 By:  FSP Phoenix Tower LLC, its general partner

                                 By:  /s/ George J. Carter
                                      -------------------------
                                      Name:   George J. Carter
                                      Title:  President

                                 ASSET MANAGER:

                                 FSP PROPERTY MANAGEMENT LLC

                                 By:  /s/ Janet P. Notopoulos
                                      -------------------------
                                      Name:  Janet P. Notopoulos
                                      Title: President

                                      -11-

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