Document:

ZOO
      GAMES, INC.

     

    2008
      LONG-TERM INCENTIVE PLAN

     

    NON-QUALIFIED
      STOCK OPTION AWARD

    AGREEMENT

     

    FOR

    NAME

     

    GRANT
      DATE: 

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    ZOO
      GAMES, INC.

    2008
      LONG-TERM INCENTIVE PLAN

    NON-QUALIFIED
      STOCK OPTION AWARD AGREEMENT

     

    1. A
      NON-QUALIFIED
      STOCK OPTION
      to
      acquire _______ shares (hereinafter referred to as “Shares”) of Common Stock of
Zoo
      Games, Inc.
      (hereinafter referred to as the “Company”) is hereby granted to NAME
      (hereinafter referred to as the “Optionee”), subject in all respects to the
      terms and conditions of the Zoo Games, Inc. 2008 Long-Term Incentive Plan
      (hereinafter referred to as the “Plan”) and such other terms and conditions as
      are set forth herein. All capitalized terms used in the Agreement, and not
      otherwise defined herein, shall have the meanings ascribed to them in the
      Plan.

     

    2. Exercise
      Price.
      The
      Option price as determined by the Committee is _____________ ($______) per
      Share. The Option price may be paid in any manner set forth in Section 7 of
      the
      Plan. 

     

    3. Vesting.
      

     

    
      a.    The
        Option shall [be fully vested and immediately excercisable in full] [become
        exercisable over a _____-year period as follows:]

    

     

    
      	
              Vesting
                Date

            	 	
              Shares
                Exercisable 

            
	 	 	 
	 	 	 

    

     

    
      	 	
              b.

            	
              In
                the event the Optionee’s Continuous Service is terminated for any reason,
                the Optionee’s right to continued vesting ends upon such termination. If
                such termination is caused by death or by the Optionee’s Disability, the
                Optionee or the Optionee’s beneficiary shall have the right to exercise
                this Option for a period of twelve months after the date of termination.
                If such termination is for any other reason, other than Cause, the
                Optionee’s right to exercise this Option shall terminate ninety (90) days
                after termination of Continuous
                Service.

            

    

     

    
      	 	
              c.

            	
              In
                the event the Optionee’s Continous Service is terminated for Cause, the
                Option shall be immediately
                forfeited.

            

    

     

    4. No
      Violation.
      The
      Option may not be exercised if the issuance of Shares upon such exercise would
      constitute a violation of any applicable federal or state securities law, or
      any
      other valid law or regulation. As a condition to the exercise of the Option,
      the
      Optionee shall represent to the Company that the Shares being acquired upon
      exercise of the Option are for investment and not with a present view for
      distribution or resale, unless counsel for the Company is then of the opinion
      that such a representation is not required under any applicable law, regulation
      or rule of any governmental agency.

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    5. Transferability.
      The
      Option may not be transferred in any manner except as provided under the Plan,
      and generally may be exercised during the lifetime of the Optionee only by
      him
      or her. The terms of this Option shall be binding upon the Optionee’s executors,
      administrators, heirs, assigns and successors.

     

    6. Term.
      The
      Option may not be exercised more than [ten (10)] [five (5)] years after the
      date
      indicated below and may be exercised during such term only in accordance with
      the terms and conditions set forth in the Plan. 

     

    7. Withholding.
      All
      distributions and payments under this Agreement are subject to the withholding
      of all applicable taxes. The Participant acknowledges that Section 16 of the
      Plan allows the Company to withhold cash compensation or Shares due to the
      Participant in order to meet such withholding obligations.

     

    9. Amendment.
      The
      Participant acknowledges and agrees that this Agreement may be amended in such
      manner as is provided in Section 17 of the Plan.

     

    10. 
      Interpretation.
      The
      Board shall make all determinations concerning rights to benefits under the
      Plan.

     

    Dated:
      _____________, 2008

     

    
      	 	Zoo
              Games, Inc.
	 	 	 
	 	
              By:

            	 
	 	 	
              Name:

            
	 	 	
              Officer:

            

    

     

    ATTEST:

     

    The
      Participant acknowledges that he or she has received a copy of the Plan and
      is
      familiar with the terms and conditions set forth therein. The Participant agrees
      to accept as binding, conclusive, and final all decisions and interpretations
      of
      the Board. As a condition of this Agreement, the Participant authorizes the
      Company to withhold from any regular cash compensation payable by the Company
      any taxes required to be withheld under any federal, state or local law as
      a
      result of exercising this Option.

     

    Dated:
      _______________________, 2008

     

    
      	 	
              By:

            	 
	 	 	
              Participant

            

    

     

    
      
         

      

      
        2BUSINESS
      LEASE

     

    The
      Landlord and the Tenant agree to lease the Rental Space for the Term and at
      the
      Rent stated, as follows: (The
      words Landlord and Tenant include all landlords and all tenants under this
      Lease.)

     

    
      	Landlord:	
              Lakeside
                Business Park, LLC One Drexel Plaza

            

    

    3001
      Market Street 

    Philadelphia,
      PA 19104

     

    
      	Tenant:	
              Destination
                Software, Inc. 

            

    

    137
      Hurffville-Cross Keys Road Suite C 

    Sewell,
      NJ 08080 

    EIN
      -
      36-4424999

     

    
      	 	 
	 

              Rental
                Space: Lakeside
                Business Park

            	 

              700,
                701, 702 Liberty Place 

              Sicklerville,
                NJ 

            
	
              3,066
                SF

            	
              [as
                outlined on Exhibit "A"] 

            

    

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      
        
          

            
              	
                      1.

                    	
                      Possession.
                        Use and Permits 

                    	
                      4

                    
	
                      2.

                    	
                      Condition
                        of Rental Space

                    	
                      5

                    
	
                      3.

                    	
                      No
                        Assignment or Subletting

                    	
                      5

                    
	
                      4.

                    	
                      Rent
                        and Additional Rent

                    	
                      5

                    
	
                      5.

                    	
                      Security
                        and Damages

                    	
                      6

                    
	
                      6.

                    	
                      Liability
                        Insurance

                    	
                      6

                    
	
                      7.

                    	
                      Fire.
                        Casualty and Other Insurance

                    	
                      6

                    
	
                      8.

                    	
                      Water
                        Damage

                    	
                      7

                    
	
                      9.

                    	
                      Liability
                        of Landlord and Tenant

                    	
                      7

                    
	
                      10.

                    	
                      Real
                        Estate Taxes

                    	
                      7

                    
	
                      11.

                    	
                      Quiet
                        Enjoyment

                    	
                      7

                    
	
                      12.

                    	
                      Utilities
                        and Services

                    	
                      7

                    
	
                      13.

                    	
                      Repairs,
                        Maintenance and Compliance

                    	
                      7

                    
	
                      14.

                    	
                      No
                        Alterations

                    	
                      8

                    
	
                      15.

                    	
                      Signs

                    	
                      10

                    
	
                      16.

                    	
                      Access
                        to Rental Space

                    	
                      10

                    
	
                      17.

                    	
                      Fire
                        and Other Casualty

                    	
                      10

                    
	
                      18.

                    	
                      Eminent
                        Domain

                    	
                      10

                    
	
                      19.

                    	
                      Subordination
                        to Mortgage

                    	
                      11

                    
	
                      20.

                    	
                      Tenant's
                        Certificate

                    	
                      11

                    
	
                      21.

                    	
                      Violation,
                        Eviction, Re-entry and Damages

                    	
                      11

                    
	
                      22.

                    	
                      Notices   
                        23.17

                    	
                      12

                    
	23	
                      
                        No Waiver

                      

                    	 
	
                      24.

                    	
                      Survival
                        

                    	
                      12

                    
	
                      25.

                    	
                      
                        End
                          of Term

                      

                    	
                      12

                    
	
                      26.

                    	
                      Binding

                    	
                      12

                    
	
                      27.

                    	
                      Full
                        Agreement

                    	
                      12

                    
	
                      28.

                    	
                      Late
                        Payment

                    	
                      13

                    
	
                      29.

                    	
                      Environmental
                        Compliance

                    	
                      13

                    
	
                      30.

                    	
                      Waiver
                        of Subrogation 

                    	
                      13

                    
	
                      31.

                    	
                      Waiver
                        of Claims

                    	
                      13

                    
	
                      32.

                    	
                      Brokers

                    	
                      14

                    
	
                      33.

                    	
                      Holdover

                    	
                      14

                    
	
                      34.

                    	
                      Condominium
                        Association

                    	
                      14

                    
	
                      35.

                    	
                      Exhibit
                        A - Space Plan

                    	
                      15

                    
	
                      36.

                    	
                      Exhibit
                        B - Site Plan

                    	
                      15

                    
	
                      37.

                    	
                      Exhibit
                        C - Utility Transfer Acknowledgement

                    	
                      15

                    
	
                      38.

                    	
                      Exhibit
                        D - Condominium Document Receipt

                    	
                      15

                    

            

          

        

      

       

      

        
          
            
            

          

          
            2

            
              

            

          

          
            
            

          

        

      

       

    

    Date
      of Lease: September
      20,
      2007
      Term:
      Three (3) Years

     

    
      	 	 	 
	 	
              Beginning:

               

            	
              On
                the date Landlord tenders possession of the rental space to Tenant
                substantially completed, estimated to be approximately December 1,
                2007.

               

            
	Renewal:	
              Ending:

            	
              Three
                (3) years after the commencement date. If the commencement date is
                not on
                the first day of a calendar month the Lease shall automatically be
                extended to the last day of the month in which it would have otherwise
                expired.

            

    

     

    Security
      Deposit: $
      4,599.00

     

    
      
        Broker:The
          Landlord and Tenant recognize Lanard
          &
          Axilbund,
          LLC, t/a Colliers Lanard
          &
          Axilbund,
          as
          the
          Broker who brought about this Lease. The Landlord
          shall
          pay
          the Broker's commission.

      

    

     

    Liability
      Insurance: Minimum
      amounts for each person injured $1,000,000, single limit.

     

    
      	Rent
              for the Term is:	
              Tenant
                shall pay to Landlord throughout the term basic annual rent ("Basic
                Rent",
                and together with all additional rent, the "Rent") in the amount
                as
                follows:

            

    

     

    For
      the
      1st
      full
      calendar year: $55,188.00 - $4,599.00/mo. For the 2nd
      full
      calendar year: $56,721.00 - $4,726.75/mo. For
      the
      3rd
      full
      calendar year: $58,254.00 - $4,854.50/mo. payable
      in advance on the first day of each month, without notice or
      demand, in equal monthly installments as follows on or prior to the
      first
      day of each month during the term. The Tenant shall pay to
      Landlord all Rent without notice, demand, setoff or deduction. The first month's
      Basic Rent and security deposit shall be payable upon the execution of this
      Lease.

     

    Tenant
      shall be permitted to renew this Lease for one (1) additional
      period of three (3) years ("Renewal Term") provided Tenant
      is
      not then in default and received written notice of such default
      during the original Term hereof. The Basic Rent for each year
      of
      Renewal Tenn will be calculated (annually) to 95% of the average
      current Fair Market Value for similar office buildings located
      in the vicinity of the Rental Space. Tenant shall exercise the
      Renewal Term by delivering written notice to Landlord not less
      than
      one hundred twenty (120) days prior to the expiration of the
      original Term, or Renewal Term then in effect. Tenant's occupancy
      of the Rental Space during the Additional Term shall be
      on the
      same terms and conditions as the Lease.

     

    The
      Base
      Year shall be recalculated in the Renewal Term, if any, to
      mean
      the calendar year 2010 ("Renewal Base Year") and Tenant shall pay Landlord,
      as
      additional rent, for any increase in the Operating Expenses following the
      Renewal Base Year.

     

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

     

    This
      figure includes base rent, the condominium fee and Real Estate Taxes. The
      condominium fee is paid by the Landlord to the Lakeside Business Park
      Condominium Association to cover the cost of common area maintenance including
      items such has snow removal, landscaping and exterior maintenance.

     

    Tenant
      is
      responsible for its own utilities, which are separately metered to the Premises.
      Tenant is also responsible for its own janitorial services to the
      Premises.

     

    Tenant
      shall pay, as additional rent, Tenant's proportionate share of
      all
      increases in operating expenses over the base year. The term "base year" shall
      mean the calendar year 2007.

     

    The
      term
"Operating
      Expenses" shall
      mean certain costs and expenses paid or incurred with respect to the ownership,
      repair, replacement, restoration, maintenance and operation of the Property
      limited to the following: (i) assessments and other charges allocated to the
      Property under any declaration or similar document applicable to the Lakeside
      Business Park Condominium Association (the "Condo Fees"); (ii) property taxes
      (iii) services provided
      directly by employees of Landlord or Agent in connection
      with the maintenance of the Property; (iv) any capital improvements made by,
      or
      on behalf of, Landlord to the Property
       
that
      (a)
      reduce Operating Expenses and/or (b) are required to keep the Property in
      compliance with all governmental laws, rules and regulations applicable thereto,
      and which are enacted after the Commencement and from time to time thereafter,
      the cost of which capital improvements shall be amortized by Landlord over
      the
      useful life of the improvement, in accordance with generally accepted accounting
      principles. Landlord shall fully disclose the Operating Expenses to Tenant
      each
      year and Tenant may audit the records of Landlord in connection with the
      Operating Expenses.

     

    Use
      of Rental Space: General
      Office

     

    Possession,
      Use and Permits

     

    The
      Landlord shall give possession of the Rental Space to the Tenant for the Term.
      The Tenant shall take possession of and use the Rental Space for the purpose
      stated above. The Tenant may not use the Rental Space for any other purpose
      without the written consent of the Landlord.

     

    The
      Tenant shall not allow the Rental Space to be used for any unlawful or hazardous
      purpose.
      The Tenant is satisfied that the Rental Space is zoned for the Use stated.
      The
      Tenant shall
      obtain any necessary certificate of occupancy or other certificate permitting
      the Tenant to use the Rental Space for that Use. Landlord is obligated for
      the
      initial C/O following completion of
      construction.

     

    The
      Tenant shall not use the Rental Space in any manner that results in (1) an
      increase in the rate of fire or liability insurance or (2) cancellation of
      any
      fire or liability insurance policy on the
      Rental Space. The Tenant shall comply with all requirements of the insurance
      companies insuring
      the Rental Space. The Tenant shall not abandon the Rental Space during the
      Term
      of this
      Lease or permit it to become vacant for extended periods.

     

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

    

     

    Tenant
      shall, in the use and occupancy of the Rental Space and the conduct of Tenant's
      business
      or profession therein, at all times and at Tenant's expense comply with, and
      conform the
      Rental Space to the following requirements (the "Requirements"): all applicable
      laws, ordinances,
      orders, notices and regulations of the federal, state and municipal governments,
      or any
      of
      their departments and the regulations of the insurers of the Rental Space and
      building (including Title III
      of
      the
      Americans with Disabilities Act). Tenant shall indemnify, protect, defend and
      save harmless Landlord with regard to any non-compliance or alleged
      non-compliance by Tenant with any Requirements which are the responsibility
      of
      the Tenant.

     

    This
      paragraph applies if (a) the Landlord cannot give possession of the Rental
      Space
      to the
      Tenant on the beginning date and (b) the reason for the delay is not the
      Landlord's fault. The Landlord
      shall not be held liable for the delay. The Landlord shall then have 30 days
      in
      which to give
      possession. If possession is given within that time, the Tenant shall accept
      possession and pay
      the
      Rent for that date. The ending date of the Tenn shall not change. If possession
      is not given
      within that time this Lease may be canceled by either party on notice to the
      other.

     

    
      	
              2.

            	
              Condition
                of Rental Space

            

    

     

    The
      Tenant has inspected the Rental Space and agrees that the Rental Space is in
      satisfactory condition. The Tenant agrees that the Rental Space shall be
      delivered to Tenant, accepts the Rental Space, in their "as is" condition on
      the
      date hereof, and agrees that Landlord shall have no obligation to perform any
      improvements to the Rental Space. Tenant shall be responsible
      at Tenant's sole cost and expense for all Alterations (under Article 14)
      necessary to the
      Renal
      Space in order to allow Tenant to lawfully use and occupy same. Notwithstanding
      the foregoing,
      both parties agree that the proposed interior renovations to the leased property
      have not
      been
      completed in accordance with Exhibit "A". Landlord will complete the within
      space renovation prior to the commencement of the lease. Tenant shall have
      the
      right to inspect and approve
      such renovations prior to the commencement of the lease and occupancy. In the
      event the
      renovations are not completed or unacceptable, the parties will agree to
      negotiate in good faith a mutual solution.

     

    
      	3.	
              No
                Assignment or Subletting

            

    

     

    The
      Tenant may not do any of the following without the Landlord's written consent:
      (a) assign this Lease, (b) sublet all or any part of the Rental Space or (c)
      permit any other person or business to use the Rental Space. Tenant shall not,
      by operation of law, merger, or otherwise, assign,
      mortgage, pledge or encumber in any manner by reason of any act or omission
      on
      the part of
      Tenant, this Lease, or the term and estate hereby granted, or sublet or license
      the whole or any part of the Rental Space or permit the Rental Space or any
      part
      thereof to be used or occupied by others.
      Notwithstanding anything to the contrary contained in the Lease if Tenant is
      a
corporation
      or partnership, and if at any time during the term of this Lease (as same may
      be
      extended), the person or persons who, on the date of this Lease, own or owns
      a
      majority of such corporation's
      voting shares or such partnership's partnership interest, as the case may be,
      cease or
      ceases
      to own a majority of such shares, or such partnership interest as the case
      may
      be (whether such sale occurs at one time or at intervals so that, in the
      aggregate such a transfer shall have
      occurred), same shall be deemed an assignment requiring Landlord's consent,
      which shall not
      be
      unreasonably withheld, hereunder.

     

    
      	
              4.

            	
              Rent
                and Additional Rent Tenant
                shall pay the Rent to the Landlord at the Landlord's address set
                forth
                above.

            

    

     

    If
      the
      Tenant fails to comply with any agreement in this Lease, the Landlord may do
      so
on
      behalf
      of the Tenant. The Landlord may charge the cost to comply, including reasonable
      attorney's
      fees, to the Tenant as "additional rent". The additional rent shall be due
      and
      payable as
      Rent
      with the next monthly Base Rent payment.

     

    All
      other
      payments in addition to the Rent due from Tenant to Landlord hereunder shall
      be
      deemed
      "additional rent". Non-payment of additional rent shall give the Landlord the
      same rights against the Tenant as if the Tenant failed to pay the Base
      Rent.

     

    
      	5.	
              Security
                and Damages

            

    

     

    The
      Tenant has given to the Landlord the Security stated above. The Security shall
      be held by the Landlord during the Term of this Lease. The Landlord may deduct
      from the Security any expenses incurred in connection with the Tenant's
      violation of any agreement in this Lease. For
      example, if the Tenant does not leave the Rental Space in good condition at
      the
      end of the Term, the Security may be used to put it in good condition. If the
      amount of damage exceeds the Security, the Tenant shall pay the additional
      amount to the Landlord on demand.

     

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    

     

    If
      the
      Landlord uses the Security or any part of it during the Term, the Tenant shall
      on demand pay the Landlord for the amount used. The amount of the Security
      is to
      remain constant throughout the Term. The Security is not to be used by the
      Tenant for the payment of Rent. The Landlord
      shall repay to the Tenant any balance remaining within a reasonable time after
      the end of
      the
      Term. The Tenant shall not be entitled to interest on the Security.

     

    If
      the
      Landlord's interest in the Rental Space is transferred, the Landlord shall
      turn
      over the Security to the new Landlord. The Landlord shall notify the Tenant
      of
      the name and address of
      the
      new Landlord. Notification must be given within 5 days after the transfer,
      by
      registered or certified
      mail. The Landlord shall then no longer be responsible to the Tenant for the
      repayment of
      the
      Security. The new Landlord shall be responsible to the Tenant for the return
      of
      the Security
      in accordance with the terms of this Lease.

     

    
      	6.	
              Liability
                Insurance

            

    

     

    The
      Tenant shall obtain, pay for, and keep in effect during the Term commercial
      general liability insurance on the Rental Space. The insurance company and
      the
      broker must be acceptable
      to the Landlord and must name Landlord and any Lender designated by Landlord
      as
an
      additional insured. This coverage must be in at least the minimum amounts stated
      above.

     

    All
      policies shall state that the insurance company cannot cancel or refuse to
      renew
      without at least 10 days written notice to the Landlord.

     

    The
      Tenant shall deliver the original policy to the Landlord with proof of payment
      of the first year's premiums. This shall be done not less than fifteen (15)
      days
      before the Commencement Date. The Tenant shall deliver a renewal policy to
      the
      Landlord with proof of payment not less than fifteen (15)
      days
      before the expiration date of each policy.

     

    
      	7.	
              Fire,
                Casualty and Other
                Insurance

            

    

     

    Should
      Tenant fail to obtain and maintain a general commercial liability policy with
      respect to the occupied Rental Space asset forth in paragraph 7, Landlord may
      obtain, at Tenantrs expense,
      such general commercial liability insurance, as may be required. Tenant will
      be
      liable for
      all
      costs relative to this coverage and shall promptly reimburse the Landlord for
      all associated costs.Landlord shall be solely responsible for all fire, casualty
      and other insurance relative to the building
      and surrounding common areas (walls out). Any such insurance obtained by the
      Tenant shall
      name the Landlord as an additional insured.

     

    
      	8.	
              Water
                Damage

            

    

     

    The
      Landlord shall not be liable for any damage or injury to any persons or property
      caused by the leak or flow of water from or into any part of the building
      located upon the Rental Space.

     

    
      	9.	
              Liability
                of Landlord and Tenant

            

    

     

    The
      Landlord shall not be liable for injury or damage to any person or property
      unless it is
      due to
      the Landlord's negligence. The Tenant is liable for any loss, injury or damage
      to any person or property caused by the act or omission of the Tenant or the
      Tenant's employees or agents.
      The Tenant shall defend the Landlord from and reimburse the Landlord for all
      liability and costs (including reasonable attorneys' fees) resulting from any
      injury or damage due to the act
      or
      omission of the Tenant or the Tenant's employees or agents.

     

    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    

     

    
      	10.	
              Real
                Estate Taxes

            

    

     

    The
      Landlord shall pay the yearly Municipal Real Estate Taxes on the Rental
      Space.

     

    
      	11.	
              Quiet
                Enjoyment

            

    

     

    The
      Landlord has the right to enter into this Lease. If the Tenant complies with
      this Lease, the Landlord must provide the Tenant with undisturbed possession
      of
      the Rental Space.

     

    
      	12.	
              Utilities
                and Services

            

    

     

    The
      Tenant shall arrange and pay for all utilities and services required for the
      Rental Space, including the following:

     

    
      	
              (a)

            	
              Heat

            	
              (d)

            	
              Electric

            
	
              (b)

            	
              Hot
                and cold water

            	
              (e)

            	
              Gas

            
	
              (c)

            	
              Heat
                and oil

            	
              (0)

            	
              Sewer

            

    

     

    The
      Landlord shall pay for the following utilities and services: NONE.

     

    The
      Landlord is not liable for any inconvenience or harm caused by any stoppage
      or
      reduction of utilities and services beyond the control of the Landlord. This
      does not excuse the Tenant
      from paying Rent. At Landlord's option, Landlord may pay water and sewer
      directly and in
      such
      event Tenant shall reimburse Landlord for the cost thereof from time to time
      upon demand.

     

    
      	13.	
              Repairs,
                Maintenance and Compliance The
                Tenant shall:

            

    

     

    (a) Promptly
      comply with all laws, orders, rules and requirements of governmental
      authorities, insurance carriers, board of fire underwriters, or similar
      groups.

     

    (b) Maintain
      the Rental Space and all equipment and fixtures in it in good repair and
      appearance.

     

    (c) Make
      all
      necessary repairs to the Rental Space and all equipment and fixtures in
it,
      except structural repairs.

     

    (d) Maintain
      the Rental Space in a neat, clean, safe, and sanitary condition, free of all
      garbage.

     

    (e) Keep
      the
      walks, driveway, parking area, yard, entrances, hallways, and stairs clean
      and
      free from Tenant's trash and debris.

     

    (f) Use
      all
      electric, plumbing and other facilities in the Rental Space safely.

     

    (g) Use
      no
      more electricity than the wiring or feeders to the Rental Space can safely
      carry.

     

    
      
        (h)
          Promptly
          replace all broken glass in the Rental Space. Do
          nothing to destroy, deface, damage, or remove any part of the Rental
          Space.

         

        
          
            
            

          

          
            7

            
              

            

          

          
            
            

          

        

      

    

     

    Keep
      nothing in the Rental Space which is inflammable, dangerous or explosive
or
      which
      might increase the danger of fire or other casualty.

     

    (k) Promptly
      notify the Landlord when there are conditions which need repair.

     

    (1) Do
      nothing to destroy the peace and quiet of the Landlord, other tenants, or
      persons in the neighborhood.

     

    (m) Avoid
      littering in the building or on its grounds.

     

    (n) Make
      all
      other repairs and perform all maintenance not required of Landlord
      below.

     

    The
      Tenant shall pay any expenses involved in complying with the above. The Landlord
      shall:

     

    (a) Make
      all
      structural repairs unless these repairs are made necessary by the act or
      omission of the Tenant or the Tenant's employees or agents.

     

    (b) Make
      necessary replacements and repairs of the plumbing, cooling, heating and
      electrical systems, except when made necessary by the act or omission of the
      Tenant or the Tenant's employees or agents.

     

    
      	14.	
              No
                Alterations

            

    

     

    The
      Tenant may not make any changes or additions to the Rental Space without the
      Landlord's written consent. Any changes or additions made without the Landlord's
      written consent shall be removed by the Tenant on demand.

     

    All
      changes or additions made with the Landlord's written consent shall become
      the
property
      of the Landlord when completed and paid for by the Tenant. They shall remain
      as
      part of the Rental Space at the end of the Tenn. The Landlord may demand that
      the Tenant remove any changes or additions at the end of the Term. The Tenant
      shall promptly pay for all costs of any permitted changes or additions. The
      Tenant shall not allow any mechanic's lien or other claim
      to
      be filed against the Rental Space. If any lien or claim is filed against the
      Rental Space, the
      Tenant shall have it promptly removed.

     

    Tenant,
      in performing Alterations shall comply with the following provisions: (i) Tenant
      shall
      first obtain the approval of Landlord of the specific work it proposes to
      perform and shall furnish
      Landlord with reasonably detailed plans and specifications; (ii) Tenant, at
      Tenant's cost and
      expense shall cause to be prepared architectural and engineering drawings and
      specifications,
      which are expressly subject to Landlord's written approval (and any written
      approval
      shall not make Landlord responsible in any way for the design of any installed
      systems and
      Tenant shall look solely to its architect, engineers, designers and any of
      its
      other agents for damages resulting from design errors or omissions) (iii) all
      Alterations shall be performed by responsible contractors and subcontractors
      who
      shall not prejudice Landlord's relationship with Landlord's contractors or
      subcontractors or the relationship between such contractors and their
      subcontractors or employees, or disturb harmonious labor relations, and who
      shall furnish in advance and maintain in effect workmen's compensation insurance
      in accordance with statutory requirements and comprehensive public liability
      insurance (naming Landlord and Landlord's contractors
      and subcontractors as additional insureds) with limits satisfactory to Landlord;
      and (iv)
      all
      construction contracts for Alterations must include language holding the
      Landlord harmless from and against any and all claims arising from, under or
      in
      connection with such construction.

     

    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

     

    Notwithstanding
      any provision of the Lease to the contrary, in the event Landlord permits or
      requires Tenant to remove any alteration, addition or improvement to the Rental
      Space made by Tenant, Tenant, at Tenant's expense, shall promptly restore the
      Rental Space to the condition existing
      prior to such Alteration, reasonable wear and tear excepted. Should Tenant
      fail
      to remove
      any alteration required to be removed at the end of the Term, Landlord may
      do
      so, collecting at Landlord's option the cost and expense thereof from Tenant
      as
      additional rent or by deduction from the Security Deposit. All furniture,
      movable trade fixtures and equipment installed
      by Tenant may be removed by Tenant at the termination of this Lease if Tenant
      so
elects,
      and shall be so removed if required by Landlord, or if not so removed shall,
      at
      the option of
      Landlord, become the property of Landlord. All such installations, removals
      and
      restoration shall
      be
      accomplished in a good and workmanlike manner so as not to damage the Rental
      Space. Nothing in this Lease, or in any consent to the making of alterations
      or
      improvements contained shall be deemed or construed in any way as constituting
      authorization by Landlord for the making of any alterations or additions by
      Tenant within the meaning of N.J.S.A. 2A:44-68 or Section 3 of the Construction
      Lien Law (P.L. 1993, c. 318) or any amendment thereof, or constituting a request
      by Landlord, express or implied, to any contractor, subcontractor or supplier
      for the performance of any labor or the furnishing of any materials for the
      use
      or benefit of
      Landlord.

     

    
      	15.	
              Signs

            

    

     

    The
      Tenant shall obtain the Landlord's written consent before placing any sign
      on or
      about the Rental Space. Signs must conform with all applicable municipal
      ordinances and regulations and the Master Deed for Lakeside Business Park,
      a
      Condominium.

     

    
      	16.	
              Access
                to Rental Space

            

    

     

    The
      Landlord shall have access to the Rental Space on reasonable notice to the
      Tenant to (a)
      inspect the Rental Space, (b) make necessary repairs, alterations, or
      improvements, (c) supply services, and (d) show it to prospective buyers,
      mortgage lenders, contractors or insurers.

     

    The
      Landlord may show the Rental Space to rental applicants at reasonable hours
      on
      notice to the Tenant within six (6) months before the end of the
      Term.

     

    The
      Landlord may enter the Rental Space at any time without notice to the Tenant
      in
      case of
      emergency.

     

    
      	17.	
              Fire
                and Other Casualty

            

    

     

    The
      Tenant shall notify the Landlord at once of any fire or other casualty in the
      Rental Space.
      The Tenant is not required to pay Rent when the Rental Space is unusable. If
      the
      Tenant uses
      part
      of the Rental Space, the Tenant must pay Rent pro-rata for the usable
      part.

     

    If
      the
      Rental Space is partially damaged by fire or other casualty, the Landlord shall
      repair
      it
      as soon as possible. This includes the damage to the Rental Space and fixtures
      installed by
      the
      Landlord. The Landlord need not repair or replace anything installed by the
      Tenant.

     

    Either
      party may cancel this Lease if the Rental Space is so damaged by fire or other
      casualty that it cannot be repaired within 180 days. If the parties cannot
      agree, the opinion of a contractor chosen by the Landlord and the Tenant will
      be
      binding on both parties.

     

    This
      Lease shall end if the Rental Space is totally destroyed. The Tenant shall
      pay
      Rent to
      the
      date of destruction.

     

    If
      the
      fire or other casualty is caused by the act or omission of the Tenant or the
      Tenant's employees, the Tenant shall pay for all repairs and all other
      damage.

     

    
      
        
        

      

      
        9

        
          

        

      

      
        
        

      

    

     

    
      	18.	
              Eminent
                Domain

            

    

     

    Eminent
      domain is the right of a government to lawfully condemn and take private
property
      for public use. Fair value must be paid for the property. The taking occurs
      either by court
      order or by deed to the condemning party. If any part of the building located
      upon the Rental
      Space is taken by eminent domain, either party may cancel this lease on 30
      days
      notice to the
      other. The entire payment for the taking shall belong to the Landlord. The
      Tenant shall make
      no
      claim for the value of this Lease for the remaining part of the
      Term.

     

    
      	19.	
              Subordination
                to Mortgage

            

    

     

    In
      a
      foreclosure sale all mortgages which now or in the future affect the Rental
      Space have priority over this Lease. This means that the holder of a mortgage
      may end this Lease on a foreclosure sale. The Tenant shall sign all papers
      need
      to give any mortgage priority over this Lease. If the Tenant refuses, the
      Landlord may sign the papers on behalf of the Tenant.

     

    
      	20.	
              Tenant's
                Certificate

            

    

     

    At
      the
      request of the Landlord, the Tenant shall sign a certificate stating that (a)
      this Lease has not been amended and is in effect, (b) the Landlord has fully
      performed all of the Landlord's agreements in this Lease, (c) the Tenant has
      no
      rights to the Rental Space except as stated
      in
      this Lease, (d) the Tenant has paid all Rent to date, and (e) the Tenant has
      not
      paid Rent for
      more
      than one month in advance. The Certificate shall also list all the property
      attached to the
      Rental Space owned by the Tenant.

     

    
      	21.	
              Violation,
                Eviction, Re-entry and
                Damages

            

    

     

    The
      occurrence of any of the following shall constitute a material default and
      breach of this
      Lease by Tenant: (i) a failure by Tenant to pay, within ten (10) days after
      written notice, any installment of Rent hereunder or any additional rent or
      any
      such other sum herein required to be paid by Tenant; and/or (ii) a failure
      by
      Tenant to observe and perform any other provisions or covenants of this Lease
      to
      be observed or performed by Tenant, where such failure continues for
thirty
      (30) days after written notice thereof from Landlord to Tenant provided,
      however, that if the nature of the default is such that the same cannot
      reasonably be cured within such thirty (30) day
      period, Tenant shall not be deemed to be in default if Tenant shall within
      such
      period commence such cure and thereafter diligently prosecute the same to
      completion (but in no event shall such cure period exceed an additional thirty
      (30) days).

     

    Upon
      the
      occurrence of any such event of default set forth above: (i) Landlord may (but
      shall
      not
      be required to) perform for the account of Tenant any such default of Tenant
      and
      immediately recover as additional rent any expenditure made and the amount
      of
      any obligations incurred
      in connection therewith, plus interest at the (the "Rate") of 1.5% per month
      from the date
      of
      such expenditure; (ii) Landlord may at its option accelerate all Rent and
      additional rent due
      for
      the balance of the term of this Lease and declare the same to be immediately
      due
      and payable
      as liquidated damages; (iii) Landlord shall have the re-entry rights provided
      as
      follows: The
      Landlord may end this Lease and re-enter the Rental Space if the Tenant violates
      any agreement
      in this Lease. After a court order of eviction and the warrant of removal,
      the
      Landlord may
      re-enter and take back possession of the Rental Space. The Tenant is liable
      for
      all damages caused by the Tenant's violation of any agreement in this Lease.
      This includes reasonable attorney's fees and costs. After eviction, the Tenant
      shall pay the Rent for the Term or until the Landlord
      re-rents the Rental Space, if sooner. If the Landlord re-rents the Rental Space
      for less than
      the
      Tenant's Rent, the Tenant shall pay the difference until the end of the Term.
      The Tenant shall
      not
      be entitled to any excess resulting from the re-renting. The Tenant shall also
      pay (a) all reasonable
      expenses incurred by the Landlord in preparing the Rental Space for the
      re-renting and
      (b)
      commissions paid to a broker for finding a new tenant.*** (iv) In addition
      to
      all remedies provided herein or by law, Tenant shall pay to Landlord reasonable
      attorneys fees and court costs incurred as a result of such breach; and/or
      (v)
      Landlord shall have all other rights and remedies available under the lease,
      or
      at law or in equity.

     

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

    

     

    
      	22.	
              Notices

            

    

     

    All
      notices given under this Lease must be in writing. Each party must accept and
      claim the
      notices given by the other. Unless otherwise provided by law, they shall be
      given only by either (a) personal delivery with evidence of receipt, or (b)
      certified mail, return receipt requested.
      Notices shall be addressed to the Landlord at the address written at the
      beginning of this
      Lease and to the Tenant at the Rental Space.

     

    
      	23.	
              No
                Waiver

            

    

     

    The
      Landlord's failure to enforce any agreement in this Lease shall not prevent
      the
      Landlord from enforcing the agreement for any violations occurring at a later
      time.

     

    
      	24.	
              Survival

            

    

     

    If
      any
      agreement in this Lease is contrary to law, the rest of the Lease shall remain
      in effect.

     

    
      	25.	
              End
                of Term

            

    

     

    At
      the
      end of the Term, the Tenant shall (a) leave the Rental Space clean, (b) remove
      all of
      the
      Tenant's property, (c) remove all signs and restore that portion of the Rental
      Space on which
      they were placed, (d) repair all damage caused by moving, and (e) return the
      Rental Space to
      the
      Landlord in the same condition as it was at the beginning of the Tenn except
      for
      normal wear and tear.

     

    If
      the
      Tenant leaves any property in the Rental Space, the Landlord may (a) dispose
      of
      it and charge the Tenant for the cost of disposal, or (b) keep it as abandoned
      property.

     

    
      	26.	
              Binding

            

    

     

    This
      Lease binds the Landlord and the Tenant and all parties who lawfully succeed
      to
      their rights and places.

     

    
      	27.	
              Full
                Agreement

            

    

     

    The
      parties have read this Lease. It contains their full agreement. It may not
      be
      changed except in writing signed by the Landlord and the Tenant.

     

    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

    

     

    
      	28.	
              Late
                Payment

            

    

     

    For
      each
      payment of Rent or additional rent received more than ten (10) days after the
      due date therefor, Tenant shall pay to Landlord an initial late charge of ten
      (10%) percent of the payment due, which charge must accompany the late payment.
      An additional charge will be made for checks returned for insufficient
      funds.

     

    
      	29.	
              Environmental
                Compliance

            

    

     

    Tenant
      shall not engage in operations at the Rental Space which involve the generation,
      manufacture, refining, transportation, treatment, storage, handling or disposal
      of "hazardous substances" or "hazardous waste" and Tenant shall not cause or
      permit to exist any Discharge, as such term is defined under the New Jersey
      Industrial Site Recovery Act, N.J.S.A. 13:1K-1 et seq. ("ISRA"), on or about
      the
      Rental Space. Tenant shall perform all obligations imposed with respect to
      ISRA
      by reason of Tenant's operations, acts or omissions, to the satisfaction of
      Landlord, in Landlord's sole discretion. Tenant shall indemnify, defend and
      save
      harmless Landlord from and against any and all fines, suits, proceedings, claims
      and/or actions of any kind and any and all losses, costs, damages and expenses
      (including, without limitation, attorney's fees) arising out of or in any way
      connected with any (a) spills, releases or discharges of hazardous material
      at
      the Rental Space which occur during the term of this Lease (including any
renewal
      periods); (b) Tenant's failure to provide all information, make all submissions
      and take all
      actions required by any governmental authority; (c) Tenant's failure to comply
      with all requirements of, or Tenant's violation of, any environmental law
      including without limitation, ISRA; and/or (d) breach of any provision of this
      Article.

     

    
      	30.	
              Waiver
                of Subrogation

            

    

     

    Anything
      in this Lease to the contrary notwithstanding, Landlord and Tenant each hereby
      waives
      any and all rights of recovery, claim, action or cause of action against the
      other for any loss
      or
      damage that may occur to the Rental Space or any improvements thereto, or any
      personal property
      of Landlord or Tenant, arising from any cause that (a) would be insured against
      under the
      terms
      of any special form, all risk or property insurance required to be carried
      hereunder; or (b)
      is
      insured against under the terms of any special form, all risk or property
      insurance actually carried, regardless of whether it is required hereunder.
      The
      foregoing waiver shall apply regardless of the cause or origin of the claim,
      including but not limited to the negligence of a party or that party's agents,
      officers, employees or contractors. The foregoing waiver shall not apply if
      the
      waiver is found by a court of competent jurisdiction to result in the
      invalidation of insurance coverage to the insured for the claim in
      question.

     

    
      	31.	
              Waiver
                of Claims

            

    

     

    Landlord
      and Landlord's agents, servants and employees shall not be liable for, and
      Tenant
      hereby releases and relieves Landlord, its agents, servants, employees from,
      all
      liability in connection with any and all loss of life, personal injury, damage
      to or loss of property, or loss or
      interruption of business occurring to Tenant, its agents, servants, employees,
      invitees, licensees,
      visitors, or any other person, firm, corporation or entity, in or about or
      arising out of the
      Rental Space.

     

    
      	32.	
              Brokers

            

    

     

    Tenant
      represents and warrants to Landlord that Tenant has had no dealings,
      negotiations or
      consultations with respect to the Rental Space or this transaction with any
      broker or finder other than the Broker, if any, and that otherwise no broker
      or
      finder called the Rental Space to Tenant's attention for lease or took any
      part
      in any dealings, negotiations or consultations with respect to the Rental Space
      or this Lease. Tenant agrees to indemnify and hold harmless Landlord from and
      against all liability, cost and expense, including attorney's fees and court
      costs, arising out of any misrepresentation or breach of warranty by Tenant
      under this Article.

     

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

    

     

    
      	33.	
              Holdover

            

    

     

    In
      the
      event Tenant fails to vacate the Rental Space upon the expiration of the term
      or
      upon any earlier termination of this Lease, Tenant shall pay to Landlord double
      the Rent due and payable
      for the month after which this Lease expired or terminated as liquidated damages
      and in the
      event
      that Tenant holds over for more than thirty (30) days the Rent and additional
      rent for such additional periods shall be tripled or Landlord may pursue any
      other remedy.

     

    
      	34.	
              Condominium
                Association

            

    

     

    Landlord
      and Tenant acknowledge and agree that the Rental Space is part of a condominium
      known as the Lakeside Business Park, a Condominium (the "Condominium"), and
      that
      the
      Unit and this Lease are subject to the Master Deed for Lakeside Business Park,
      a
      Condominium, which was recorded in the Office of the Camden County Clerk, on
      December 11, 2004, in Deed book 07671, Page 93&c., as amended, and to the
      rules, regulations and requirements imposed by the Lakeside Business Park
      Condominium Association, Inc. (the "Association"). Landlord shall be responsible
      during the term of this Lease to pay the monthly common expense assessments
      due
      to the Association. Tenant agrees to comply with all rules, regulations and
      requirements imposed now or hereafter, by the Association.

     

    
      	35.	
              Right
                of First Refusal to
                Purchase

            

    

     

    Provided
      Lessee is not then in default hereunder, Lessor hereby agrees that before
      consummating the separate sale of only the herein demised premises with a third
      party, Lessor will advise Lessee by registered or certified mail, return receipt
      requested, of the essential terms and conditions of said third partyrs offer,
      and Lessee shall have TEN (10) DAYS from the date of such notice in which to
      exercise the right herein granted to purchase the premises on the same
terms
      and
      conditions. Should Lessee fail to exercise this right within said TEN (10)
      DAY
      period by
      executing an agreement of sale for the purchase of the property, Lessor shall
      have no further liability
      to Lessee hereunder and may proceed with the consummation of a sale to said
      third party.
      The parties agree that the right herein given shall expire on the earlier of
      the
      following; a) on
      the
      date of expiration or earlier termination of this Lease, or b) upon Lesseers
      refusal to purchase the premises on the same terms as offered by said third
      party pursuant to this clause. The
      term
      "third party" as used herein shall not include any person or entity having
      any
      affiliation or
      connection with, or relationship to, Lessor.

     

    
      	36.	
              Exhibit
                A - Space Plan

            

    

     

    
      	37.	
              Exhibit
                It- Site
                Plan

            

    

     

    
      	38.	
              Exhibit
                C - Utility Transfer
                Acknowledgement

            

    

     

    
      	39.	
              Exhibit
                D - Condominium Document Receipt Signatures

            

    

     

    The
      Landlord and the Tenant agree to the terms of this Lease by signing below.
      If a
      party is
      a
      corporation, this Lease is signed by its proper corporate officers.

     

     

    
      	
              Witnessed
                or Attested by:

              As
                to Landlord

            	  
	 	 
	
              Witnessed
                or Attested by:

              As
                to Tenant

            	

    

    
 

    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

    

     

    

     

     

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

     

    

     

     

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

    

     

    Lakeside
      Business Park

    Utility
      Information

     

    
      	Buyer:	
              Please
                notify the following utility companies of the effective date to have
                service initiated in your name. This should be done approximately
                one week
                prior to settlement. All utilities (electric, gas, water, and sewer)
                must
                be transferred.

            

    

     

    
      	Electricity:	
              Atlantic
                City Electric 

              (800)
                642-3780 (7am-7pm, M-F)

            

    

     

    
      	Natural	
              Gas: South
                Jersey Gas Company (888)
                766-9900 (7am-8pm, M-F)

            

    

     

    
      	Water:	
              Aqua
                New Jersey

            

    

    (856)
      784-3322 (8:30am-4:30pm)

     

    
      	Sewer:	
              Gloucester
                Township MUA (856)
                227-8666

            

    

     

    We,
      the undersigned, acknowledge receipt of this notice to transfer
utilities.

     

    Unit
      Number:
      #100 02
      L
 Place

     

    
      	
              Name:

            	
              Bruce
                C 4, n

            
	
              Signature: 

            	
              xxx5

            

    

     

    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

     

    LAKESIDE
      BUSINESS PARK CONDOMINIUM

    2002
      Independence Blvd.

    Sicklerville,
      NJ 08081

    Tel
      #.
(856)
      629-9386 

    Fax
      #.
      (856)
      629-9387

    
      
        

      

    

     

    Date:
      ________,
      2007

     

    Re:
      Units # 700, 701, 702 Sicklerville,
      Camden County, NJ

     

    To
      Whom It May Concern:

     

    This
      will acknowledge receipt of a copy of the Master Deed, By Laws and budget
of
      the Lakeside Business Park, a condominium.

     

    Date:
      9
      /1F
/0                         
      

     

    xxx6

     

    
      
        
        

      

      
        17

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00147-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00147-of-00352.parquet"}]]