Document:

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                                                           EXHIBIT 10.25

                                INDUSTRIAL LEASE
                               (MULTI-TENANT; NET)

                                     BETWEEN

                               THE IRVINE COMPANY

                                       AND

                                 NATURADE, INC.

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                                 INDEX TO LEASE

<TABLE>
<S>                  <C>
ARTICLE I.           BASIC LEASE PROVISIONS

ARTICLE II.          PREMISES
  Section 2.1        Leased Premises
  Section 2.2        Acceptance of Premises
  Section 2.3        Building Name and Address

ARTICLE III.         TERM
  Section 3.1        General
  Section 3.2        Delay in Possession
  Section 3.2        Right to Extend this Lease

ARTICLE IV           RENT AND OPERATING EXPENSES
  Section 4.1        Basic Rent
  Section 4.2        Operating Expenses
  Section 4.3        Security Deposit

ARTICLE V.           USES
  Section 5.1        Use
  Section 5.2        Signs
  Section 5.3        Hazardous Materials

ARTICLE VI.          COMMON AREAS; SERVICES
  Section 6.1        Utilities and Services
  Section 6.2        Operation and Maintenance of Common Areas
  Section 6.3        Use of Common Areas
  Section 6.4        Parking
  Section 6.5        Changes and Additions by Landlord

ARTICLE VII.         MAINTAINING THE PREMISES
  Section 7.1        Tenant's Maintenance and Repair
  Section 7.2        Landlord's Maintenance and Repair
  Section 7.3        Alterations
  Section 7.4        Mechanic's Liens
  Section 7.5        Entry and Inspection
  Section 7.6        Space Planning and Substitution

ARTICLE VIII.        TAXES AND ASSESSMENTS ON TENANT'S PROPERTY

ARTICLE IX.          ASSIGNMENT AND SUBLETTING
  Section 9.1        Rights of Parties
  Section 9.2        Effect of Transfer
  Section 9.3        Sublease Requirements
  Section 9.4        Certain Transfers

ARTICLE X.           INSURANCE AND INDEMNITY
  Section 10.1       Tenant's Insurance
  Section 10.2       Landlord's Insurance
  Section 10.3       Tenant's Indemnity
  Section 10.4       Landlord's Nonliability
  Section 10.5       Waiver of Subrogation

ARTICLE XI.          DAMAGE OR DESTRUCTION
  Section 11.1       Restoration
  Section 11.2       Lease Governs

ARTICLE XII.         EMINENT DOMAIN
  Section 12.1       Total or Partial Taking
  Section 12.2       Temporary Taking
  Section 12.3       Taking of Parking Area

ARTICLE XIII.        SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS
  Section 13.1       Subordination
  Section 13.2       Estoppel Certificate
  Section 13.3       Financials

                                      (i)
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ARTICLE XIV.         DEFAULTS AND REMEDIES
  Section 14.1       Tenant's Defaults
  Section 14.2       Landlord's Remedies
  Section 14.3       Late Payments
  Section 14.4       Right of Landlord to Perform
  Section 14.5       Default by Landlord
  Section 14.6       Expenses and Legal Fees
  Section 14.7       Waiver of Jury Trial
  Section 14.8       Satisfaction of Judgment
  Section 14.9       Limitation of Actions Against Landlord

ARTICLE XV.          END OF TERM
  Section 15.1       Holding Over
  Section 15.2       Merger on Termination
  Section 15.3       Surrender of Premises; Removal of Property

ARTICLE XVI.         PAYMENTS AND NOTICES

ARTICLE XVII.        RULES AND REGULATIONS

ARTICLE XVIII.       BROKER'S COMMISSION

ARTICLE XIX.         TRANSFER OF LANDLORD'S INTEREST

ARTICLE XX.          INTERPRETATION
  Section 20.1       Gender and Number
  Section 20.2       Headings
  Section 20.3       Joint and Several Liability
  Section 20.4       Successors
  Section 20.5       Time of Essence
  Section 20.6       Controlling Law
  Section 20.7       Severability
  Section 20.8       Waiver and Cumulative Remedies
  Section 20.9       Inability to Perform
  Section 20.10      Entire Agreement
  Section 20.11      Quiet Enjoyment
  Section 20.12      Survival

ARTICLE XXI.         EXECUTION AND RECORDING
  Section 21.1       Counterparts
  Section 21.2       Corporate and Partnership Authority
  Section 21.3       Execution of Lease; No Option or Offer
  Section 21.4       Recording
  Section 21.5       Amendments
  Section 21.6       Executed Copy
  Section 21.7       Attachments

ARTICLE XXII         MISCELLANEOUS
  Section 22.1       Nondisclosure of Lease Terms
  Section 22.2       Guaranty
  Section 22.3       Changes Requested by Lender
  Section 22.4       Mortgagee Protection
  Section 22.5       Covenants and Conditions
  Section 22.6       Security Measures
  Section 22.7       JAMS Arbitration

EXHIBITS
  Exhibit A          Description of Premises
  Exhibit B          Environmental Questionnaire
  Exhibit C          Landlord's Disclosures
  Exhibit D          Insurance Requirements
  Exhibit E          Rules and Regulations
  Exhibit X          Work Letter
  Exhibit Y          Project Site Plan
</TABLE>

                                      (ii)
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                                INDUSTRIAL LEASE
                              (MULTI-TENANT; NET)

     THIS LEASE is made as of the _____day of ________,  19____,  by and between
THE IRVINE COMPANY,  hereafter called "Landlord," and NATURADE, INC., a Delaware
corporation, hereinafter called "Tenant."

                        ARTICLE I. BASIC LEASE PROVISIONS

     Each reference in this Lease to the "Basic Lease Provisions" shall mean and
refer to the following collective terms, the application of which shall be
governed by the provisions in the remaining Articles of this Lease.

1.   Premises: Suite No. 100 (the Premises are more particularly described in
     Section 2.1).

     Address of Building: 14370 Myford Road, Irvine, CA 92718

2.   Project Description (if applicable): Jamboree Business Center

3.   Use of Premises: General administrative office, and warehousing &
     distribution.

4.   Estimated Commencement Date: February 1, 1999

5.   Lease Term: Ninety (90) months, plus such additional days as may be
     required to cause this Lease to terminate on the final day of the calendar
     month.

6.   Basic Rent: Twenty Seven Thousand Four Hundred Nine Dollars ($27,409.00)
     per month, based on $0.55 per rentable square foot.

     Basic Rent is subject to adjustment as follows:

     Commencing twenty-four (24) months following the Commencement Date, the
     Basic Rent shall be Twenty Nine Thousand Nine Hundred Dollars ($29,900.00)
     per month, based on $0.60 per rentable square foot.

     Commencing forty-eight (48) months following the Commencement Date, the
     Basic Rent shall be Thirty Two Thousand Three Hundred Ninety-Two Dollars
     ($32,392.00) per month, based on $0.65 per rentable square foot.

     Commencing seventy-two (72) months following the Commencement Date, the
     Basic Rent shall be Thirty Five Thousand Three Hundred Eighty-Two Dollars
     ($35,382.00) per month, based on $0.71 per rentable square foot.

7.   Guarantor(s): None

8.   Floor Area of Premises: Approximately 49,834 rentable square feet

9.   Security Deposit: $38,920.00 and a Letter of Credit initially in the amount
     of $61,080.00 subject to reduction as set forth in Section 4.3 hereof.

10.  Broker(s): Cushman & Wakefield

11.  Additional Insureds: Insignia\ESG of California, Inc.

12.  Address for Payments and Notices:

              LANDLORD                                 TENANT

         INSIGNIA\ESG OF CALIFORNIA, INC.           NATURADE, INC.
         1 Ada, Suite 270                               14370
         Myford Road, Suite 100
         Irvine, CA 92618                         Irvine, CA  92718

         with a copy of notices to:
         IRVINE INDUSTRIAL COMPANY
         P.O. Box 6370

                                       1
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         Newport Beach, CA  92658-6370
         Attn:  Vice President, Industrial Operations

13.  Tenant's Liability Insurance Requirement: $2,000,000.00

14.  Vehicle Parking Spaces: Ninety-nine (99)

15.  Plan Approval Date: December 8, 1998

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                              ARTICLE II. PREMISES

     SECTION 2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases
from Landlord the premises shown in EXHIBIT A (the "Premises"), containing
approximately the floor area set forth in Item 8 of the Basic Lease Provisions
and known by the suite number identified in Item 1 of the Basic Lease
Provisions. The Premises are located in the building identified in Item 1 of the
Basic Lease Provisions (which together with the underlying real property, is
called the "Building"), and is a portion of the project shown in EXHIBIT Y (the
"Project"). Tenant understands that the floor area set forth in Item 8 of the
Basic Lease Provisions may include, at Landlord's option, a factor approximating
the total square footage of any common lobby or internal common features of the
Building times the ratio of the actual square footage of the Premises to the
total square footage of the Building. If, upon completion of the space plans for
the Premises, Landlord's architect or space planner determines that the rentable
square footage of the Premises differs from that set forth in the Basic Lease
Provisions, then Landlord shall so notify Tenant and the Basic Rent (as shown in
Item 6 of the Basic Lease Provisions) shall be promptly adjusted in proportion
to the change in square footage. Within five (5) days following Landlord's
request, the parties shall memorialize the adjustments by executing an amendment
to this Lease prepared by Landlord, provided that the failure or refusal by
either party to execute the amendment shall not affect its validity.

     SECTION 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that neither
Landlord nor any representative of Landlord has made any representation or
warranty with respect to the Premises or the Building or the suitability or
fitness of either for any purpose, including without limitation any
representations or warranties regarding zoning or other land use matters, and
that neither Landlord nor any representative of Landlord has made any
representations or warranties regarding (i) what other tenants or uses may be
permitted or intended in the Building and the Project, or (ii) any exclusivity
of use by Tenant with respect to its permitted use of the Premises as set forth
in Item 3 of the Basic Lease Provisions. Tenant further acknowledges that
neither Landlord nor any representative of Landlord has agreed to undertake any
alterations or additions or construct any improvements to the Premises except as
expressly provided in this Lease. The taking of possession or use of the
Premises by Tenant for any purpose other than construction shall conclusively
establish that the Premises and the Building were in satisfactory condition and
in conformity with the provisions of this Lease in all respects, except for
those matters which Tenant shall have brought to Landlord's attention on a
written punch list. The list shall be limited to any items required to be
accomplished by Landlord under the Work Letter attached as EXHIBIT X, and shall
be delivered to Landlord within thirty (30) days after the term ("Term") of this
Lease commences as provided in Article III below. If no items are required of
Landlord under the Work Letter, by taking possession of the Premises Tenant
accepts the improvements in their existing condition, and waives any right or
claim against Landlord arising out of the condition of the Premises. Nothing
contained in this Section shall affect the commencement of the Term or the
obligation of Tenant to pay rent. Landlord shall diligently complete all punch
list items of which it is notified as provided above.

     SECTION 2.3. BUILDING NAME AND ADDRESS. Tenant shall not utilize any name
selected by Landlord from time to time for the Building and/or the Project as
any part of Tenant's corporate or trade name. Landlord shall have the right to
change the name,

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address, number or designation of the Building or Project without liability to
Tenant.

     SECTION 2.4 LANDLORD'S RESPONSIBILITIES.

     (a) Landlord shall correct, repair or replace, at Landlord's sole cost and
expense and not as a Project Cost, any non-compliance of the Building exterior
and the Common Areas with all applicable building permits and codes in effect as
of the Commencement Date, including without limitation, the provisions of Title
III of the Americans With Disabilities Act ("ADA") in effect as of the
Commencement Date. Said costs of compliance shall be Landlord's sole cost and
shall not be part of Project Costs. All other compliance or ADA issues which
pertain to the Premises, including without limitation, in connection with
Tenant's construction of any alterations or other improvements in the Premises
(and any resulting ADA compliance requirements in the Common Areas), the Tenant
Improvements and the operation of Tenant's business and employment practices in
the Premises, shall be the responsibility of Tenant at its sole cost and
expense. The repairs, corrections or replacements required of Landlord or of
Tenant under the foregoing provisions of this Section 2.4 shall be made promptly
following notice of non-compliance from any applicable governmental agency.
Tenant shall promptly forward any such notice that Tenant receives to Landlord.
Further, Landlord shall, during the initial Lease Term, correct, repair or
replace, at Landlord's sole cost and expense and not as a Project Cost, any
failure of the structural components of the foundations, footings and
load-bearing walls of the Building. The corrections, repairs or replacements
required of Landlord in the preceding sentence of this Section 2.4 shall be made
promptly following notice from Tenant.

     (b) Landlord warrants to Tenant that all Building systems including but not
limited to mechanical, electrical, plumbing, heating, ventilating and air
conditioning and life-fire safety shall be new and in good working order as of
the Commencement Date and shall be free from defects in workmanship or materials
for a period of twelve (12) months from the Commencement Date. Landlord shall
promptly rectify any non-compliance at its sole cost and expense and not as a
Project Cost after receipt of written notice from Tenant within such time
setting forth the nature and extent of any such non-compliance.

                                ARTICLE III. TERM

     SECTION 3.1. GENERAL. The Term shall be for the period shown in Item 5 of
the Basic Lease Provisions. Subject to the provisions of Section 3.2 below, the
Term shall commence ("Commencement Date") on the earlier of (a) the date upon
which all relevant governmental authorities have approved the Tenant
Improvements in accordance with applicable building codes, as evidenced by
written approval thereof in accordance with the building permits issued for the
Tenant Improvements or issuance of a temporary or final certificate of occupancy
for the Premises, or (b) the date Tenant acquires possession or commences use of
the Premises for any purpose other than construction of Tenant Improvements by
Tenant under the Work Letter. Within ten (10) days after possession of the
Premises is tendered to Tenant, the parties shall memorialize on a form provided
by Landlord the actual Commencement Date and the expiration date ("Expiration
Date") of this Lease. Tenant's failure to execute that form shall not affect the
validity of Landlord's determination of those dates.

     SECTION 3.2. DELAY IN POSSESSION. If Landlord, for any reason whatsoever,
cannot deliver possession of the Premises to Tenant

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on or before the Estimated Commencement Date, this Lease shall not be void or
voidable nor shall Landlord be liable to Tenant for any resulting loss or
damage. However, Tenant shall not be liable for any rent and the Commencement
Date shall not occur until Landlord delivers possession of the Premises and the
Premises are in fact available for Tenant's occupancy with any Tenant
Improvements that have been approved as per Section 3.1(a) above, except that if
Landlord's failure to so deliver possession on the Estimated Commencement Date
is attributable to any action or inaction by Tenant (including without
limitation any Tenant Delay described in the Work Letter attached to this
Lease), then the Commencement Date shall not be advanced to the date on which
possession of the Premises is tendered to Tenant, and Landlord shall be entitled
to full performance by Tenant (including the payment of rent) from the date
Landlord would have been able to deliver the Premises to Tenant but for Tenant's
delay(s).

     If for any reason other than "Tenant Delays" (as defined in the Work
Letter) or other matters beyond Landlord's reasonable control, the Commencement
Date has not occurred by the date that is one hundred eighty (180) days
following the Estimated Commencement Date, then Tenant may, by written notice to
Landlord given at any time thereafter but prior to the actual occurrence of the
Commencement Date, elect to terminate this Lease. Notwithstanding the foregoing,
if at any time during the construction period, Landlord reasonably believes that
the Commencement Date will not occur on or before one hundred eighty (180) days
following the Estimated Commencement Date, Landlord shall notify Tenant in
writing of such fact and of a new outside date on or before which the
Commencement Date will occur, and Tenant must elect within ten (10) days of
receipt of such notice to either terminate this Lease or waive its right to
terminate this Lease provided the Commencement Date occurs on or prior to the
new outside date established by Landlord in such notice to Tenant. Tenant's
failure to elect to terminate this Lease within such ten (10) day period shall
be deemed Tenant's waiver of its right to terminate this Lease as provided in
this paragraph as to the previous outside date, but not as to the new outside
date established by said notice.

     SECTION 3.3 RIGHT TO EXTEND THIS LEASE. Provided that Tenant is not in
default under any provision of this Lease, either at the time of exercise of the
extension right granted herein or at the time of the commencement of such
extension, and provided further that Tenant is then occupying more than fifty
percent (50%) of the rentable area of the Premises, Tenant may extend the Term
of this Lease for one (1) period of sixty (60) months. Tenant shall exercise its
right to extend the Term by and only by delivering to Landlord, not less than
nine (9) months or more than twelve (12) months prior to the expiration date of
the Term, Tenant's irrevocable written notice of its commitment to extend (the
"Commitment Notice"). The Basic Rent payable under the Lease during any
extension of the Term shall be determined as provided in the following
provisions.

     If Landlord and Tenant have not by then been able to agree upon the Basic
Rent for the extension of the Term, then within one hundred twenty (120) and
ninety (90) days prior to the expiration date of the Term, Landlord shall notify
Tenant in writing of the Basic Rent that would reflect the prevailing market
rental rate for a 60-month renewal of comparable space in the Project (together
with any increases thereof during the extension period) as of the commencement
of the extension period ("Landlord's Determination"). Should Tenant disagree
with the Landlord's Determination, then Tenant shall, not later than twenty (20)
days thereafter, notify Landlord in writing of Tenant's determination of those
rental terms ("Tenant's Determination"). In no event, however, shall Landlord's

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Determination or Tenant's Determination be less than the Basic Rent payable by
Tenant during the final month of the initial Term. Within ten (10) days
following delivery of the Tenant's Determination, the parties shall attempt to
agree on an appraiser to determine the fair market rental. If the parties are
unable to agree in that time, then each party shall designate an appraiser
within ten (10) days thereafter. Should either party fail to so designate an
appraiser within that time, then the appraiser designated by the other party
shall determine the fair market rental. Should each of the parties timely
designate an appraiser, then the two appraisers so designated shall appoint a
third appraiser who shall, acting alone, determine the fair market rental for
the Premises. Any appraiser designated hereunder shall have an MAI certification
with not less than five (5) years experience in the valuation of commercial
industrial buildings in Orange County, California.

     Within thirty (30) days following the selection of the appraiser and such
appraiser's receipt of the Landlord's Determination and the Tenant's
Determination, the appraiser shall determine whether the rental rate determined
by Landlord or by Tenant more accurately reflects the fair market rental rate
for the 60-month renewal of the Lease for the Premises, as reasonably
extrapolated to the commencement of the extension period. Accordingly, either
the Landlord's Determination or the Tenant's Determination shall be selected by
the appraiser as the fair market rental rate for the extension period. At any
time before the decision of the appraiser is rendered, either party may, by
written notice to the other party, accept the rental terms submitted by the
other party, in which event such terms shall be deemed adopted as the agreed
fair market rental. The fees of the appraiser(s) shall be borne entirely by the
party whose determination of the fair market rental rate was not accepted by the
appraiser.

     Within twenty (20) days after the determination of the fair market rental,
Landlord shall prepare an appropriate amendment to this Lease for the extension
period, and Tenant shall execute and return same to Landlord within twenty (20)
days. Should the fair market rental not be established by the commencement of
the extension period, then Tenant shall continue paying rent at the rate in
effect during the last month of the initial Term, and a lump sum adjustment
shall be made promptly upon the determination of such new rental.

     If Tenant fails to timely comply with any of the provisions of this
paragraph, Tenant's right to extend the Term shall be extinguished and the Lease
shall automatically terminate as of the expiration date of the Term, without any
extension and without any liability to Landlord. Any attempt to assign or
transfer any right or interest created by this paragraph shall be void from its
inception. Tenant shall have no other right to extend the Term beyond the single
sixty (60) month extension period created by this paragraph. Unless agreed to in
a writing signed by Landlord and Tenant, any extension of the Term, whether
created by an amendment to this Lease or by a holdover of the Premises by
Tenant, or otherwise, shall be deemed a part of, and not in addition to, any
duly exercised extension period permitted by this paragraph.

                     ARTICLE IV. RENT AND OPERATING EXPENSES

     SECTION 4.1. BASIC RENT. From and after the Commencement Date, Tenant shall
pay to Landlord without deduction or offset, Basic Rent for the Premises in the
total amount shown (including subsequent adjustments, if any) in Item 6 of the
Basic Lease

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Provisions. Any rental adjustment shown in Item 6 shall be deemed to occur on
the specified monthly anniversary of the Commencement Date, whether or not that
date occurs at the end of a calendar month. The rent shall be due and payable in
advance commencing on the Commencement Date (as prorated for any partial month)
and continuing thereafter on the first day of each successive calendar month of
the Term. No demand, notice or invoice shall be required for the payment of
Basic Rent. An installment of rent in the amount of one (1) full month's Basic
Rent at the initial rate specified in Item 6 of the Basic Lease Provisions shall
be delivered to Landlord concurrently with Tenant's execution of this Lease and
shall be applied against the Basic Rent first due hereunder.

     SECTION 4.2. OPERATING EXPENSES.

     (a) Tenant shall pay to Landlord, as additional rent, Tenant's Share of
"Operating Expenses", as defined below, incurred by Landlord in the operation of
the Building and Project. The term "Tenant's Share" means that portion of an
Operating Expense determined by multiplying the cost of such item by a fraction,
the numerator of which is the floor area of the Premises and the denominator of
which is the total square footage of the floor area, as of the date on which the
computation is made, to be charged with such Operating Expense.

     (b) Commencing prior to the start of the first full "Expense Recovery
Period" (as defined below) of the Lease, and prior to the start of each full or
partial Expense Recovery Period thereafter, Landlord shall give Tenant a written
estimate of the amount of Tenant's Share of Operating Expenses for the Expense
Recovery Period. Tenant shall pay the estimated amounts to Landlord in equal
monthly installments, in advance, with Basic Rent. If Landlord has not furnished
its written estimate for any Expense Recovery Period by the time set forth
above, Tenant shall continue to pay cost reimbursements at the rates established
for the prior Expense Recovery Period, if any; provided that when the new
estimate is delivered to Tenant, Tenant shall, at the next monthly payment date,
pay any accrued cost reimbursements based upon the new estimate. For purposes
hereof, "Expense Recovery Period" shall mean every twelve month period during
the Term (or portion thereof for the first and last lease years) commencing July
1 and ending June 30.

     (c) Within one hundred twenty (120) days after the end of each Expense
Recovery Period, Landlord shall furnish to Tenant a statement showing in
reasonable detail the actual or prorated Operating Expenses incurred by Landlord
during the period, and the parties shall within thirty (30) days thereafter make
any payment or allowance necessary to adjust Tenant's estimated payments, if
any, to the actual Tenant's Share as shown by the annual statement. Any delay or
failure by Landlord in delivering any statement hereunder shall not constitute a
waiver of Landlord's right to require Tenant to pay Tenant's Share of Operating
Expenses pursuant hereto. Any amount due Tenant shall be credited against
installments next coming due under this Section 4.2, and any deficiency shall be
paid by Tenant together with the next installment. If Tenant has not made
estimated payments during the Expense Recovery Period, any amount owing by
Tenant pursuant to subsection (a) above shall be paid to Landlord in accordance
with Article XVI. Should Tenant fail to object in writing to Landlord's
determination of actual Operating Expenses within one hundred eighty (180) days
following delivery of Landlord's expense statement, Landlord's determination of
actual Operating Expenses for the applicable Expense Recovery Period shall be
conclusive and binding on the parties and any future claims to the contrary
shall be barred.
     Provided Tenant is not then in default hereunder, Tenant shall have the
right to cause an employee of Tenant or a

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certified public accountant to audit Landlord's Operating Expenses. In no event,
however, shall any such accountant be compensated by Tenant on a "contingency"
basis, or on any other basis tied to the results of said audit. Tenant shall
give notice to Landlord of Tenant's intent to audit within one hundred eighty
(180) days after Tenant's receipt of Landlord's expense statement which sets
forth Landlord's actual Operating Expenses. Such audit shall be conducted at a
mutually agreeable time during normal business hours at the office of Landlord
or its management agent where the records are maintained. If Tenant's audit
determines that actual Operating Expenses have been overstated by more than five
percent (5%), then subject to Landlord's right to review and/or contest the
audit results, Landlord shall reimburse Tenant for the reasonable out-of-pocket
costs of such audit. Tenant's rent shall be appropriately adjusted to reflect
any overstatement in Operating Expenses. In the event of a dispute between
Landlord and Tenant regarding the results of such audit, either party may elect
to submit the matter for binding arbitration with JAMS or its successor in
Orange County, California in accordance with the provisions of Section 22.7 of
this Lease.

     All of the information obtained by Tenant and/or its auditor in connection
with such audit, as well as any compromise, settlement, or adjustment reached
between Landlord and Tenant as a result thereof, shall be held in strict
confidence and, except as may be required pursuant to litigation shall not be
disclosed to any third party, directly or indirectly, by Tenant or its auditor
or any of their officers, agents or employees. Landlord may require Tenant's
auditor to execute a separate confidentiality agreement reasonably acceptable to
Tenant affirming the foregoing as a condition precedent to any audit.

     (d) Even though the Lease has terminated and the Tenant has vacated the
Premises, when the final determination is made of Tenant's Share of Operating
Expenses for the Expense Recovery Period in which the Lease terminates, Tenant
shall upon notice pay the entire increase due over the estimated expenses paid.
Conversely, any overpayment made in the event expenses decrease shall be rebated
by Landlord to Tenant.

     (e) If, at any time during any Expense Recovery Period, any one or more of
the Operating Expenses are increased to a rate(s) or amount(s) in excess of the
rate(s) or amount(s) used in calculating the estimated expenses for the year,
then the estimate of Tenant's Share of Operating Expenses shall be increased for
the month in which such rate(s) or amount(s) becomes effective and for all
succeeding months by an amount equal to Tenant's Share of the increase. Landlord
shall give Tenant written notice of the amount or estimated amount of the
increase, the month in which the increase will become effective, Tenant's Share
thereof and the month for which the payments are due. Tenant shall pay the
increase to Landlord as a part of Tenant's monthly payments of estimated
expenses as provided in paragraph (b) above, commencing with the month in which
effective.

     (f) The term "Operating Expenses" shall mean and include all "Project
Costs" (as hereafter defined) and "Property Taxes" (as hereafter defined).

     (g) The term "Project Costs" shall include all expenses of operation and
maintenance of the Building and the Project, together with all appurtenant
Common Areas (as defined in Section 6.2), and shall include the following
charges by way of illustration but not limitation: water and sewer charges;
insurance premiums or reasonable premium equivalents should Landlord elect to
self-insure any risk that Landlord is

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authorized to insure hereunder; license, permit, and inspection fees; heat;
light; power; janitorial services to any interior Common Areas; air
conditioning; supplies; materials; equipment; tools; the cost of any
environmental, insurance, tax or other consultant utilized by Landlord in
connection with the Building and/or Project; establishment of reasonable
reserves for replacements and/or repair of Common Area improvements, equipment
and supplies; costs incurred in connection with compliance of any laws or
changes in laws applicable to the Building or the Project; the cost of any
capital investments (other than tenant improvements for specific tenants) to the
extent of the amortized amount thereof over the useful life of such capital
investments calculated at a market cost of funds, all as determined by Landlord,
for each such year of useful life during the Term; costs associated with the
procurement and maintenance of an air conditioning, heating and ventilation
service agreement, and procurement and maintenance of an intrabuilding network
cable service agreement for any intrabuilding network cable telecommunications
lines within the Project, and any other installation, maintenance, repair and
replacement costs associated with such lines; labor; reasonably allocated wages
and salaries, fringe benefits, and payroll taxes for administrative and other
personnel directly applicable to the Building and/or Project, including both
Landlord's personnel and outside personnel; any expense incurred pursuant to
Sections 6.1, 6.2, 6.4, 7.2, and 10.2; and a reasonable overhead/management fee
for the professional operation of the Project. Notwithstanding anything to the
contrary herein, Tenant's Share of any such property management fees shall be
determined by multiplying the actual property management fee charged (which from
time to time may be with respect to the Building only, a portion of the Project
only, the entire Project, or the Project together with other properties owned by
Landlord and/or its affiliates) by a fraction, the numerator of which is the
floor area of the Premises (as set forth in Item 8 of the Basic Lease Provisions
contained in the Lease), and the denominator of which is the total square
footage of space charged with such management fee actually leased to tenants
(including Tenant). It is understood that Project Costs shall include
competitive charges for direct services provided by any subsidiary or division
of Landlord.

     (h) The term "Property Taxes" as used herein shall include the following:
(i) all real estate taxes or personal property taxes, as such property taxes may
be reassessed from time to time; and (ii) other taxes, charges and assessments
which are levied with respect to this Lease or to the Building and/or the
Project, and any improvements, fixtures and equipment and other property of
Landlord located in the Building and/or the Project, except that general net
income and franchise taxes imposed against Landlord shall be excluded; and (iii)
all assessments and fees for public improvements, services, and facilities and
impacts thereon, including without limitation arising out of any Community
Facilities Districts, "Mello Roos" districts, similar assessment districts, and
any traffic impact mitigation assessments or fees; (iv) any tax, surcharge or
assessment which shall be levied in addition to or in lieu of real estate or
personal property taxes, other than taxes covered by Article VIII; and (v) costs
and expenses incurred in contesting the amount or validity of any Property Tax
by appropriate proceedings.

     (i) Notwithstanding the provisions of this Section 4.2 to the contrary,
Operating Expenses shall not include any of the following:

          (1) Leasing commissions, attorneys' fees, costs, disbursements and
other expenses incurred by Landlord or its agents in connection with
negotiations for leases with tenants, other occupants or prospective tenants or
other occupants of the Project, and similar costs incurred in connection with
disputes with and/or enforcement of any lease with tenants, other occupants, or
prospective tenants or other occupants of the Project;

                                       9
<PAGE>

          (2) "Tenant allowances", "tenant concessions", work letter payments,
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 Project, or vacant, leasable space in the Project, including space
planning/interior design fees for same;

          (3) Depreciation and other "non-cash" expense items;

          (4) Except as specifically authorized in this Lease, costs of a
capital nature, including, but not limited to, capital additions, capital
improvements, capital alterations, capital replacements, capital equipment and
capital tools, and/or capital redesign;

          (5) Services, items and benefits for which Tenant or any other tenant
or occupant of the Project specifically reimburses Landlord or for which Tenant
or any other tenant or occupant of the Project pays third persons;

          (6) Costs or expenses (including fines, penalties and legal fees)
incurred due to the violation by Landlord of this Lease or of the leases of
other tenants in the Project, that would not have been incurred but for such
violation.

          (7) Penalties for late payment of any Operating Expenses by Landlord,
including, without limitation, with respect to Property Taxes, equipment leases,
etc.;

          (8) Payments in respect of overhead and/or profit to any subsidiary or
affiliate of Landlord, as a result of a non-competitive selection process for
services (other than the management fee) on or to the Project, or for goods,
supplies or other materials, to the extent that the costs of such services,
goods, supplies or materials exceed the costs that would have been paid if the
services, goods, supplies or materials had been provided by parties unaffiliated
with Landlord, of similar skill, competence and experience, on a competitive
basis;

          (9) Payments of principal, finance charges or interest on debt or
amortization on any deed of trust or other debt encumbering the Project, and
rental payments (or increases in same) under any ground or underlying lease or
leases encumbering the Project (except to the extent the same may be made to pay
or reimburse, or may be measured by Property Taxes);

          (10) Except for a management fee which is reasonable and commercially
competitive for similar projects in the area, costs of Landlord's general
overhead and general administrative expenses (individual, partnership or
corporate, as the case may be) and wages, salaries and other compensation and
benefits (as well as adjustments thereto) for all employees and personnel of
Landlord above the level of manager for the Project, which costs would not be
chargeable to Operating Expenses in accordance with generally accepted
accounting principles, consistently applied;

          (11) Rentals and other related expenses, if any, incurred in leasing
air conditioning systems 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 Project and equipment which is leased on a
temporary basis in emergency situations;

          (12) Advertising and promotional expenses;

          (13) Costs or expenses for the acquisition of sculpture, paintings or
other works of art, but not the reasonable expenses of maintaining, repairing
and insuring same;

          (14) Costs for which Landlord is compensated through or reimbursed by
insurance;

          (15) Contributions to political or charitable organizations;

          (16) Costs incurred in removing the property of former tenants and/or
other occupants of the Project;

          (17) The costs of any "tap fees" or one-time lump sum sewer, water or
other utility connection fees for the Project; and

          (18) Costs recovered by Landlord to the extent such cost recovery
allows Landlord to recover from tenants of the Building or Project more than
100% of Operating Expenses on account of any Expense Recovery Period.

     SECTION 4.3. SECURITY DEPOSIT. Concurrently with Tenant's delivery of this
Lease, Tenant shall deposit with Landlord: (i) the sum, if any, stated in Item 9
of the Basic Lease Provisions; and (ii) an unconditional, irrevocable letter of
credit in a form acceptable to Landlord from a financial institution acceptable
to Landlord with an office in Newport Beach or Irvine, California which office
will accept presentation of such letter of credit (the "Letter of Credit"). The
cash deposit and the Letter of Credit are referred to collectively as the
Security Deposit. The Security Deposit shall be held by Landlord as security for
the full and faithful performance of Tenant's obligations under this Lease.
Subject to the last sentence of this Section, the Security Deposit shall be
understood and agreed to be the property of Landlord upon Landlord's receipt
thereof, and may be utilized by Landlord in its discretion towards the payment
of all prepaid expenses by Landlord for which Tenant would be required to
reimburse Landlord

                                       10
<PAGE>

under this Lease, including without limitation brokerage commissions and Tenant
Improvement costs. Upon any default by Tenant, including specifically Tenant's
failure to pay rent or to abide by its obligations under Sections 7.1 and 15.3
below, whether or not Landlord is informed of or has knowledge of the default,
the Security Deposit shall be deemed to be automatically and immediately
applied, without waiver of any rights Landlord may have under this Lease or at
law or in equity as a result of the default, as a setoff for full or partial
compensation for that default. If any portion of the Security Deposit is applied
after a default by Tenant, Tenant shall within five (5) days after written
demand by Landlord deposit cash with Landlord in an amount sufficient to restore
the Security Deposit to its original amount. Landlord shall not be required to
keep this Security Deposit separate from its general funds, and Tenant shall not
be entitled to interest on the Security Deposit. If Tenant fully performs its
obligations under this Lease, the Security Deposit shall be returned to Tenant
(or, at Landlord's option, to the last assignee of Tenant's interest in this
Lease) after the expiration of the Term, provided that Landlord may retain the
Security Deposit to the extent and until such time as all amounts due from
Tenant in accordance with this Lease have been determined and paid in full.

          Provided Tenant is not then in default and has not been delinquent in
the payment of rent, Tenant shall have the right to reduce the amount of the
Letter of Credit by Twenty Thousand Three Hundred Sixty Dollars ($20,360.00)
after the expiration of six (6), twelve (12) and eighteen (18) months from the
Commencement Date. In the event Tenant desires to reduce the amount of the
Letter of Credit as described above, Tenant shall provide Landlord with written
request for consent. If Tenant has not been in default, Landlord shall allow
Tenant to replace the Letter of Credit in its possession with a similar credit
in the reduced amount or Landlord shall have the right to approve the form of a
written reduction of the credit amount from the issuing institution. The Letter
of Credit shall be for a minimum term of one (1) year with renewals confirmed by
written notice from the issuer not less than thirty (30) days prior to
expiration and Landlord shall have the right to draw upon the Letter of Credit
if it has not received such written notice of extension.

                                 ARTICLE V. USES

     SECTION 5.1. USE. Tenant shall use the Premises only for the purposes
stated in Item 3 of the Basic Lease Provisions, all in accordance with
applicable laws and restrictions and pursuant to approvals to be obtained by
Tenant from all relevant and required governmental agencies and authorities. The
parties agree that any contrary use shall be deemed to cause material and
irreparable harm to Landlord and shall entitle Landlord to injunctive relief in
addition to any other available remedy. Tenant, at its expense, shall procure,
maintain and make available for Landlord's inspection throughout the Term, all
governmental approvals, licenses and permits required for the proper and lawful
conduct of Tenant's permitted use of the Premises. Tenant shall not do or permit
anything to be done in or about the Premises which will in any way interfere
with the rights of other occupants of the Building or the Project, or use or
allow the Premises to be used for any unlawful purpose, nor shall Tenant permit
any nuisance or commit any waste in the Premises or the Project. Tenant shall
not perform any work or conduct any business whatsoever in the Project other
than inside the Premises. Tenant shall not do or permit to be done anything
which will invalidate or increase the cost of any insurance policy(ies) covering
the Building, the Project and/or their contents, and shall comply with all
applicable insurance underwriters rules and the requirements of the Pacific Fire
Rating Bureau or any other organization performing a similar function. Tenant
shall comply at its expense with all present and future laws, ordinances,
restrictions, regulations, orders, rules and requirements of all governmental
authorities that pertain to Tenant or its use of the Premises, including without
limitation all federal and state occupational health and safety requirements,
whether or not Tenant's compliance will necessitate expenditures or interfere
with its use and enjoyment of the Premises. Tenant shall comply at its expense
with all present and future covenants, conditions, easements or restrictions now
or hereafter affecting or encumbering the Building and/or Project, and any
amendments or modifications thereto which do not materially increase Tenant's
obligations or materially decrease Tenant's rights under this Lease, including
without limitation the payment by Tenant of any periodic or special dues or
assessments charged against the Premises or Tenant which may be allocated to the
Premises or Tenant in accordance with the provisions thereof. Tenant shall
promptly upon demand reimburse Landlord for any additional insurance premium
charged by reason of Tenant's failure to comply with the provisions of this
Section, and shall indemnify Landlord from any liability and/or expense
resulting from Tenant's noncompliance.

     SECTION 5.2 SIGNS. Provided Tenant continues to occupy the entire Premises,
Tenant shall have the non-exclusive right to one (1) exterior sign on the
Building, subject to Landlord's right of prior approval that such exterior
signage is in compliance with the Signage Criteria (defined below). Except as
provided in the foregoing, or as otherwise approved in writing by Landlord, in
its sole discretion, Tenant shall have no right to maintain identification signs
in any location in, on or about the Premises, the Building or the Project and
shall not place or erect any signs, displays or other advertising materials that
are visible from the exterior of the Building. The size, design, graphics,
material, style, color and other physical aspects of any permitted sign shall be
subject to Landlord's written approval prior to installation (which approval may
be withheld in Landlord's discretion), any covenants, conditions or restrictions
encumbering the Premises, Landlord's signage program for the Project, as in
effect from time to time and approved by the City in which the Premises are
located ("Signage Criteria"), and any applicable municipal or other governmental
permits and approvals. Tenant acknowledges having received and reviewed a copy
of the current Signage Criteria for the Project. Tenant shall be responsible for
the cost of any permitted sign, including the fabrication, installation,
maintenance and removal thereof. If Tenant fails to maintain its sign, or if
Tenant fails to remove same upon termination of this Lease and repair any damage
caused by such removal, Landlord may do so at Tenant's expense.

                                       11
<PAGE>

     SECTION 5.3 HAZARDOUS MATERIALS.

          (a) For purposes of this Lease, the term "Hazardous Materials"
includes (i) any "hazardous materials" as defined in Section 25501(n) of the
California Health and Safety Code, (ii) any other substance or matter which
results in liability to any person or entity from exposure to such substance or
matter under any statutory or common law theory, and (iii) any substance or
matter which is in excess of permitted levels set forth in any federal,
California or local law or regulation pertaining to any hazardous or toxic
substance, material or waste.

          (b) Tenant shall not cause or permit any Hazardous Materials to be
brought upon, stored, used, generated, released or disposed of on, under, from
or about the Premises (including without limitation the soil and groundwater
thereunder) without the prior written consent of Landlord. Notwithstanding the
foregoing, Tenant shall have the right, without obtaining prior written consent
of Landlord, to utilize within the Premises standard office products that may
contain Hazardous Materials (such as photocopy toner, "White Out", and the
like), provided however, that (i) Tenant shall maintain such products in their
original retail packaging, shall follow all instructions on such packaging with
respect to the storage, use and disposal of such products, and shall otherwise
comply with all applicable laws with respect to such products, and (ii) all of
the other terms and provisions of this Section 5.3 shall apply with respect to
Tenant's storage, use and disposal of all such products. Landlord may, in its
sole discretion, place such conditions as Landlord deems appropriate with
respect to any such Hazardous Materials, and may further require that Tenant
demonstrate that any such Hazardous Materials are necessary or useful to
Tenant's business and will be generated, stored, used and disposed of in a
manner that complies with all applicable laws and regulations pertaining thereto
and with good business practices. Tenant understands that Landlord may utilize
an environmental consultant to assist in determining conditions of approval in
connection with the storage, generation, release, disposal or use of Hazardous
Materials by Tenant on or about the Premises, and/or to conduct periodic
inspections of the storage, generation, use, release and/or disposal of such
Hazardous Materials by Tenant on and from the Premises, and Tenant agrees that
any reasonable costs incurred by Landlord in connection therewith shall be
reimbursed by Tenant to Landlord as additional rent hereunder upon demand.

          (c) Prior to the execution of this Lease, Tenant shall complete,
execute and deliver to Landlord an Environmental Questionnaire and Disclosure
Statement (the "Environmental Questionnaire") in the form of Exhibit B attached
hereto. The completed Environmental Questionnaire shall be deemed incorporated
into this Lease for all purposes, and Landlord shall be entitled to rely fully
on the information contained therein. On each anniversary of the Commencement
Date until the expiration or sooner termination of this Lease, Tenant shall
disclose to Landlord in writing the names and amounts of all Hazardous Materials
which were stored, generated, used, released and/or disposed of on, under or
about the Premises for the twelve-month period prior thereto, and which Tenant
desires to store, generate, use, release and/or dispose of on, under or about
the Premises for the succeeding twelve-month period. In addition, to the extent
Tenant is permitted to utilize Hazardous Materials upon the Premises, Tenant
shall promptly provide Landlord with complete and legible copies of all the
following environmental documents relating thereto: reports filed pursuant to
any self-reporting requirements; permit applications, permits, monitoring
reports, workplace exposure and community exposure warnings or notices and all
other reports, disclosures, plans or documents (even those which may be
characterized as confidential) relating to water discharges, air pollution,
waste generation or disposal, and underground storage tanks for Hazardous
Materials; orders, reports, notices, listings and correspondence (even those
which may be considered confidential) of or concerning the release,
investigation of, compliance, cleanup, remedial and corrective actions, and
abatement of Hazardous Materials; and all complaints, pleadings and other legal
documents filed by or against Tenant related to Tenant's use, handling, storage,
release and/or disposal of Hazardous Materials.

          (d) Landlord and its agents shall have the right, but not the
obligation, to inspect, sample and/or monitor the Premises and/or the soil or
groundwater thereunder at any time to determine whether Tenant is complying with
the terms of this Section 5.3, and in connection therewith Tenant shall provide
Landlord with full access to all relevant facilities, records and personnel. If
Tenant is not in compliance with any of the provisions of this Section 5.3, or
in the event of a release of any Hazardous Material on, under or about the
Premises caused or permitted by Tenant, its agents, employees, contractors,
licensees or invitees, Landlord and its agents shall have the right, but not the
obligation, without limitation upon any of Landlord's other rights and remedies
under this Lease, to immediately enter upon the Premises without notice and to
discharge Tenant's obligations under this Section 5.3 at Tenant's expense,
including without limitation the taking of emergency or long-term remedial
action. Landlord and its agents shall endeavor to minimize interference with
Tenant's business in connection therewith, but shall not be liable for any such
interference. In addition, Landlord, at Tenant's expense, shall have the right,
but not the obligation, to join and participate in any legal proceedings or
actions initiated in connection with any claims arising out of the storage,
generation, use, release and/or disposal by Tenant or its agents, employees,
contractors, licensees or invitees of Hazardous Materials on, under, from or
about the Premises.

          (e) If the presence of any Hazardous Materials on, under, from or
about the Premises or the Project caused or permitted by Tenant or its agents,
employees, contractors, licensees or invitees results in (i) injury to any
person, (ii) injury to or any contamination of the Premises or the Project, or
(iii) injury to or contamination of any real or personal property wherever
situated, Tenant, at its expense, shall promptly take all actions necessary to
return the Premises and the Project and any other affected real or personal
property owned by Landlord to the condition existing prior to the introduction
of such Hazardous Materials and to remedy or repair any such injury or
contamination, including without limitation, any cleanup, remediation, removal,
disposal, neutralization or other treatment of any such Hazardous Materials.
Notwithstanding the foregoing, Tenant shall not, without Landlord's prior
written consent, take any remedial action in response to the presence of any
Hazardous Materials on, under or about the Premises or the Project or any other
affected real or personal property owned by Landlord or enter into any

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<PAGE>

similar agreement, consent, decree or other compromise with any governmental
agency with respect to any Hazardous Materials claims; provided however,
Landlord's prior written consent shall not be necessary in the event that the
presence of Hazardous Materials on, under or about the Premises or the
Project or any other affected real or personal property owned by Landlord (i)
imposes an immediate threat to the health, safety or welfare of any
individual or (ii) is of such a nature that an immediate remedial response is
necessary and it is not possible to obtain Landlord's consent before taking
such action. To the fullest extent permitted by law, Tenant shall indemnify,
hold harmless, protect and defend (with attorneys acceptable to Landlord)
Landlord and any successors to all or any portion of Landlord's interest in
the Premises and the Project and any other real or personal property owned by
Landlord from and against any and all liabilities, losses, damages,
diminution in value, judgments, fines, demands, claims, recoveries,
deficiencies, costs and expenses (including without limitation attorneys'
fees, court costs and other professional expenses), whether foreseeable or
unforeseeable, arising directly or indirectly out of the use, generation,
storage, treatment, release, on- or off-site disposal or transportation of
Hazardous Materials on, into, from, under or about the Premises, the Building
and the Project and any other real or personal property owned by Landlord
caused or permitted by Tenant, its agents, employees, contractors, licensees
or invitees, specifically including without limitation the cost of any
required or necessary repair, restoration, cleanup or detoxification of the
Premises, the Building and the Project and any other real or personal
property owned by Landlord, and the preparation of any closure or other
required plans, whether or not such action is required or necessary during
the Term or after the expiration of this Lease. If Landlord at any time
discovers that Tenant or its agents, employees, contractors, licensees or
invitees may have caused or permitted the release of a Hazardous Material on,
under, from or about the Premises or the Project or any other real or
personal property owned by Landlord, Tenant shall, at Landlord's request,
immediately prepare and submit to Landlord a comprehensive plan, subject to
Landlord's approval, specifying the actions to be taken by Tenant to return
the Premises or the Project or any other real or personal property owned by
Landlord to the condition existing prior to the introduction of such
Hazardous Materials. Upon Landlord's approval of such cleanup plan, Tenant
shall, at its expense, and without limitation of any rights and remedies of
Landlord under this Lease or at law or in equity, immediately implement such
plan and proceed to cleanup such Hazardous Materials in accordance with all
applicable laws and as required by such plan and this Lease. The provisions
of this subsection (e) shall expressly survive the expiration or sooner
termination of this Lease.

          (f) Landlord hereby discloses to Tenant, and Tenant hereby
acknowledges, certain facts relating to Hazardous Materials at the Project known
by Landlord to exist as of the date of this Lease, as more particularly
described in Exhibit C attached hereto. Tenant shall have no liability or
responsibility with respect to the Hazardous Materials facts described in
Exhibit C, nor with respect to any Hazardous Materials which were not caused or
permitted by Tenant, its agents, employees, contractors, licensees or invitees.
Landlord shall take responsibility, at its sole cost and expense, for any
governmentally-ordered clean-up, remediation, removal, disposal, neutralization
or other treatment of Hazardous Materials conditions described in this Section
5.3(f). The foregoing obligation on the part of Landlord shall include the
reasonable costs (including, without limitation, reasonable attorney's fees) of
defending Tenant (with attorneys reasonably acceptable to Tenant) from and
against any legal action or proceeding instituted by any governmental agency in
connection with such clean-up, remediation, removal, disposal, neutralization or
other treatment of such conditions, provided that Tenant promptly tenders such
defense to Landlord. Notwithstanding the preceding two sentences, Tenant agrees
to notify its agents, employees, contractors, licensees, and invitees of any
exposure or potential exposure to Hazardous Materials at the Premises that
Landlord brings to Tenant's attention.

                       ARTICLE VI. COMMON AREAS; SERVICES

     SECTION 6.1. UTILITIES AND SERVICES. Tenant shall be responsible for and
shall pay promptly, directly to the appropriate supplier, all charges for water,
gas, electricity, sewer, heat, light, power, telephone, refuse pickup,
janitorial service, interior landscape maintenance and all other utilities,
materials and services furnished directly to Tenant or the Premises or used by
Tenant in, on or about the Premises during the Term, together with any taxes
thereon. If any utilities or services are not separately metered or assessed to
Tenant, Landlord shall make a reasonable determination of Tenant's proportionate
share of the cost of such utilities and services and Tenant shall pay such
amount to Landlord, as an item of additional rent, within ten (10) days after
receipt of Landlord's statement or invoice therefor. Alternatively, Landlord may
elect to include such cost in the definition of Building Costs in which event
Tenant shall pay Tenant's proportionate share of such costs in the manner set
forth in Section 4.2. Landlord shall not be liable for damages or otherwise for
any failure or interruption of any utility or other service furnished to the
Premises, and no such failure or interruption shall be deemed an eviction or
entitle Tenant to terminate this Lease or withhold or abate any rent due
hereunder. Landlord shall at all reasonable times have free access to all
electrical and mechanical installations of Landlord.

     SECTION 6.2. OPERATION AND MAINTENANCE OF COMMON AREAS. During the Term,
Landlord shall operate all Common Areas within the Building and the Project. The
term "Common Areas" shall mean all areas within the exterior boundaries of the
Building and other buildings in the Project which are not held for exclusive use
by persons entitled to occupy space, and all other appurtenant areas and
improvements provided by Landlord for the common use of Landlord and tenants and
their respective employees and invitees, including without limitation parking
areas and structures, driveways, sidewalks, landscaped and planted areas,
hallways and interior stairwells not located within the premises of any tenant,
common electrical rooms and roof access entries, common entrances and lobbies,
elevators, and restrooms not located within the premises of any tenant.

                                       13
<PAGE>

     SECTION 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises
shall include the use of the Common Areas in common with Landlord and with all
others for whose convenience and use the Common Areas may be provided by
Landlord, subject, however, to compliance with all reasonable rules and
regulations as are prescribed from time to time by Landlord. Landlord shall
operate and maintain the Common Areas in the manner Landlord may determine to be
appropriate. All costs incurred by Landlord for the maintenance and operation of
the Common Areas shall be included in Project Costs unless any particular cost
incurred can be charged to a specific tenant of the Project. Landlord shall at
all times during the Term have exclusive control of the Common Areas, and may
restrain any use or occupancy, except as authorized by Landlord's reasonable
rules and regulations. Tenant shall keep the Common Areas clear of any
obstruction or unauthorized use related to Tenant's operations. Nothing in this
Lease shall be deemed to impose liability upon Landlord for any damage to or
loss of the property of, or for any injury to, Tenant, its invitees or
employees. Landlord may temporarily close any portion of the Common Areas for
repairs, remodeling and/or alterations, to prevent a public dedication or the
accrual of prescriptive rights, or for any other reason deemed sufficient by
Landlord, without liability to Landlord.

     SECTION 6.4. PARKING. Tenant shall be entitled to the number of vehicle
parking spaces set forth in Item 14 of the Basic Lease Provisions, which spaces
shall be unreserved and unassigned, on those portions of the Common Areas
designated by Landlord for parking. Tenant shall not use more parking spaces
than such number. All parking spaces shall be used only for parking by vehicles
no larger than full size passenger automobiles or pickup trucks. Tenant shall
not permit or allow any vehicles that belong to or are controlled by Tenant or
Tenant's employees, suppliers, shippers, customers or invitees to be loaded,
unloaded or parked in areas other than those designated by Landlord for such
activities. If Tenant permits or allows any of the prohibited activities
described above, then Landlord shall have the right, without notice, in addition
to such other rights and remedies that Landlord may have, to remove or tow away
the vehicle involved and charge the costs to Tenant. Parking within the Common
Areas shall be limited to striped parking stalls, and no parking shall be
permitted in any driveways, access ways or in any area which would prohibit or
impede the free flow of traffic within the Common Areas. There shall be no
overnight parking of any vehicles of any kind unless otherwise authorized by
Landlord, and vehicles which have been abandoned or parked in violation of the
terms hereof may be towed away at the owner's expense. Nothing contained in this
Lease shall be deemed to create liability upon Landlord for any damage to motor
vehicles of visitors or employees, for any loss of property from within those
motor vehicles, or for any injury to Tenant, its visitors or employees, unless
ultimately determined to be caused by the sole active negligence or willful
misconduct of Landlord. Landlord shall have the right to establish, and from
time to time amend, and to enforce against all users all reasonable rules and
regulations (including the designation of areas for employee parking) that
Landlord may deem necessary and advisable for the proper and efficient operation
and maintenance of parking within the Common Areas. Landlord shall have the
right to construct, maintain and operate lighting facilities within the parking
areas; to change the area, level, location and arrangement of the parking areas
and improvements therein; to restrict parking by tenants, their officers, agents
and employees to employee parking areas; to enforce parking charges (by
operation of meters or otherwise); and to do and perform such other acts in and
to the parking areas and improvements therein as, in the use of good business
judgment, Landlord shall determine to be advisable. Any person using the parking
area shall observe all directional signs and arrows and any posted speed limits.
In no event shall Tenant interfere with the use and enjoyment of the parking
area by other tenants of the Building or their employees or invitees. Parking
areas shall be used only for parking vehicles. Washing, waxing, cleaning or
servicing of vehicles, or the storage of vehicles for 24-hour periods, is
prohibited unless otherwise authorized by Landlord. Tenant shall be liable for
any damage to the parking areas caused by Tenant or Tenant's employees,
suppliers, shippers, customers or invitees, including without limitation damage
from excess oil leakage. Tenant shall have no right to install any fixtures,
equipment or personal property in the parking areas.

     SECTION 6.5. CHANGES AND ADDITIONS BY LANDLORD. Landlord reserves the right
to make alterations or additions to the Building or the Project, or to the
attendant fixtures, equipment and Common Areas. Landlord may at any time
relocate or remove any of the various buildings, parking areas, and other Common
Areas, and may add buildings and areas to the Project from time to time. No
change shall entitle Tenant to any abatement of rent or other claim against
Landlord, provided that the change does not deprive Tenant of reasonable access
to or use of the Premises.

                      ARTICLE VII. MAINTAINING THE PREMISES

     SECTION 7.1. TENANT'S MAINTENANCE AND REPAIR. Tenant at its sole expense
shall comply with all applicable laws and governmental regulations governing the
Premises and make all repairs necessary to keep the Premises in the condition as
existed on the Commencement Date (or on any later date that the improvements may
have been installed), excepting ordinary wear and tear and damage from casualty
or condemnation (subject to the provisions of Articles XI and XII,
respectively), including without limitation all glass, windows, doors, door
closures, hardware, fixtures, electrical, plumbing, fire extinguisher equipment
and other equipment. Any damage or deterioration of the Premises shall not be
deemed ordinary wear and tear if the same could have been prevented by good
maintenance practices by Tenant. As part of its maintenance obligations
hereunder, Tenant shall, at Landlord's request, provide Landlord with copies of
all maintenance schedules, reports and notices prepared by, for or on behalf of
Tenant. All repairs shall be at least equal in quality to the original work,
shall be made only by a licensed contractor approved in writing in advance by
Landlord and shall be made only at the time or times approved by Landlord. Any
contractor utilized by Tenant shall be subject to Landlord's standard
requirements for contractors, as modified from time to time. Landlord may impose
reasonable restrictions and requirements with respect to repairs, as provided in
Section 7.3, and the provisions of Section 7.4 shall apply to all repairs.
Alternatively, Landlord may

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<PAGE>

elect to make any such repair on behalf of Tenant and at Tenant's expense, and
Tenant shall promptly reimburse Landlord for all costs incurred upon submission
of an invoice.

     SECTION 7.2. LANDLORD'S MAINTENANCE AND REPAIR. Subject to Section 7.1 and
Article XI, Landlord shall provide service, maintenance and repair with respect
to any air conditioning, ventilating or heating equipment which serves the
Premises and shall maintain in good repair the roof, foundations, footings, the
exterior surfaces of the exterior walls of the Building, and the structural,
electrical and mechanical systems, except that Tenant at its expense shall make
all repairs which Landlord deems reasonably necessary as a result of the act or
negligence of Tenant, its agents, employees, invitees, subtenants or
contractors. Landlord shall have the right to employ or designate any reputable
person or firm, including any employee or agent of Landlord or any of Landlord's
affiliates or divisions, to perform any service, repair or maintenance function.
Landlord need not make any other improvements or repairs except as specifically
required under this Lease, and nothing contained in this Section shall limit
Landlord's right to reimbursement from Tenant for maintenance, repair costs and
replacement costs as provided elsewhere in this Lease. Tenant understands that
it shall not make repairs at Landlord's expense or by rental offset. Tenant
further understands that Landlord shall not be required to make any repairs to
the roof, foundations, footings, structural, electrical or mechanical systems
unless and until Tenant has notified Landlord in writing of the need for such
repair and Landlord shall have a reasonable period of time thereafter to
commence and complete said repair, if warranted. All costs of any maintenance
and repairs on the part of Landlord provided hereunder shall be considered part
of Project Costs.

     SECTION 7.3. ALTERATIONS. Tenant shall make no alterations, additions or
improvements to the Premises without the prior written consent of Landlord,
which consent may be given or withheld in Landlord's sole discretion.
Notwithstanding the foregoing, Landlord shall not unreasonably withhold its
consent to any alterations, additions or improvements to the Premises which cost
less than One Dollar ($1.00) per square foot of the improved portions of the
Premises (excluding warehouse square footage) and do not (i) affect the exterior
of the Building or outside areas (or be visible from adjoining sites), or (ii)
affect or penetrate any of the structural portions of the Building, including
but not limited to the roof, or (iii) require any change to the basic floor plan
of the Premises, any change to any structural or mechanical systems of the
Premises, or any governmental permit as a prerequisite to the construction
thereof, or (iv) interfere in any manner with the proper functioning of or
Landlord's access to any mechanical, electrical, plumbing or HVAC systems,
facilities or equipment located in or serving the Building, or (v) diminish the
value of the Premises. Landlord may impose, as a condition to its consent, any
requirements that Landlord in its discretion may deem reasonable or desirable,
including but not limited to a requirement that all work be covered by a lien
and completion bond satisfactory to Landlord and requirements as to the manner,
time, and contractor for performance of the work. Tenant shall obtain all
required permits for the work and shall perform the work in compliance with all
applicable laws, regulations and ordinances, all covenants, conditions and
restrictions affecting the Project, and the Rules and Regulations (hereafter
defined). Tenant understands and agrees that Landlord shall be entitled to a
supervision fee in the amount of five percent (5%) of the cost of the work. If
any governmental entity requires, as a condition to any proposed alterations,
additions or improvements to the Premises by Tenant, that improvements be made
to the Common Areas, and if Landlord consents to such improvements to the Common
Areas, then Tenant shall, at Tenant's sole expense, make such required
improvements to the Common Areas in such manner, utilizing such materials, and
with such contractors (including, if required by Landlord, Landlord's
contractors) as Landlord may require in its sole discretion. Under no
circumstances shall Tenant make any improvement which incorporates any Hazardous
Materials, including without limitation asbestos-containing construction
materials into the Premises. Any request for Landlord's consent shall be made in
writing and shall contain architectural plans describing the work in detail
reasonably satisfactory to Landlord. Unless Landlord otherwise agrees in
writing, all alterations, additions or improvements affixed to the Premises
(excluding moveable trade fixtures and furniture) shall become the property of
Landlord and shall be surrendered with the Premises at the end of the Term,
except that Landlord may, by notice to Tenant, require Tenant to remove by the
Expiration Date, or sooner termination date of this Lease, all or any
alterations, decorations, fixtures, additions, improvements and the like
installed either by Tenant or by Landlord at Tenant's request and to repair any
damage to the Premises arising from that removal. Except as otherwise provided
in this Lease or in any Exhibit to this Lease, should Landlord make any
alteration or improvement to the Premises for Tenant, Landlord shall be entitled
to prompt reimbursement from Tenant for all costs incurred. Notwithstanding the
foregoing, Landlord shall have the right to require Tenant to remove (i) any
Non-Standard Improvements included in the initial Tenant Improvements to the
Premises but only if Landlord notifies Tenant that such removal will be required
at the time of Landlord's approval of the Preliminary Plan, and (ii) any
subsequent alterations, additions or improvements whether or not Landlord's
consent was required unless Landlord's written consent was obtained and unless
at the time of providing its consent Landlord notified Tenant in writing that
Tenant would not have to remove such items upon the expiration of the Lease
Term.

     SECTION 7.4. MECHANIC'S LIENS. Tenant shall keep the Premises free from any
liens arising out of any work performed, materials furnished, or obligations
incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause
any such lien to be released by posting a bond in accordance with California
Civil Code Section 3143 or any successor statute. In the event that Tenant shall
not, within sixty (60) days following the imposition of any lien, cause the lien
to be released of record by payment or posting of a proper bond, Landlord shall
have, in addition to all other available remedies, the right to cause the lien
to be released by any means it deems proper, including payment of or defense
against the claim giving rise to the lien. All expenses so incurred by Landlord,
including Landlord's attorneys' fees, and any consequential or other damages
incurred by Landlord arising out of such lien, shall be reimbursed by Tenant
promptly following Landlord's demand, together with interest from the date of
payment by Landlord at the maximum rate permitted by law until paid. Tenant
shall give Landlord no less than twenty (20) days' prior notice in writing
before commencing construction of any kind on the Premises so that Landlord may
post and maintain notices of nonresponsibility on the Premises.

                                       15
<PAGE>

     SECTION 7.5. ENTRY AND INSPECTION. Landlord shall at all reasonable times,
upon written or oral notice (except in emergencies, when no notice shall be
required) have the right to enter the Premises to inspect them, to supply
services in accordance with this Lease, to protect the interests of Landlord in
the Premises, and to submit the Premises to prospective or actual purchasers or
encumbrance holders (or, during the last one hundred and eighty (180) days of
the Term or when an uncured Tenant default exists, to prospective tenants), all
without being deemed to have caused an eviction of Tenant and without abatement
of rent except as provided elsewhere in this Lease. Landlord shall have the
right, if desired, to retain a key which unlocks all of the doors in the
Premises, excluding Tenant's vaults and safes, and Landlord shall have the right
to use any and all means which Landlord may deem proper to open the doors in an
emergency in order to obtain entry to the Premises, and any entry to the
Premises obtained by Landlord shall not under any circumstances be deemed to be
a forcible or unlawful entry into, or a detainer of, the Premises, or any
eviction of Tenant from the Premises.

            ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY

     Tenant shall be liable for and shall pay, at least ten (10) days before
delinquency, all taxes and assessments levied against all personal property of
Tenant located in the Premises, against all improvements to the Premises made by
Landlord or Tenant which are above Landlord's Project standard in quality and/or
quantity for comparable space within the Project ("Above Standard
Improvements"), and against any alterations, additions or like improvements made
to the Premises by or on behalf of Tenant. When possible Tenant shall cause its
personal property, Above Standard Improvements and alterations to be assessed
and billed separately from the real property of which the Premises form a part.
If any taxes on Tenant's personal property, Above Standard Improvements and/or
alterations are levied against Landlord or Landlord's property and if Landlord
pays the same, or if the assessed value of Landlord's property is increased by
the inclusion of a value placed upon the personal property, Above Standard
Improvements and/or alterations of Tenant and if Landlord pays the taxes based
upon the increased assessment, Tenant shall pay to Landlord the taxes so levied
against Landlord or the proportion of the taxes resulting from the increase in
the assessment. In calculating what portion of any tax bill which is assessed
against Landlord separately, or Landlord and Tenant jointly, is attributable to
Tenant's Above Standard Improvements, alterations and personal property,
Landlord's reasonable determination shall be conclusive.

                      ARTICLE IX. ASSIGNMENT AND SUBLETTING

     SECTION 9.1. RIGHTS OF PARTIES.

          (a) Notwithstanding any provision of this Lease to the contrary,
Tenant will not, either voluntarily or by operation of law, assign, sublet,
encumber, or otherwise transfer all or any part of Tenant's interest in this
lease, or permit the Premises to be occupied by anyone other than Tenant,
without Landlord's prior written consent, which consent shall not unreasonably
be withheld in accordance with the provisions of Section 9.1(b). No assignment
(whether voluntary, involuntary or by operation of law) and no subletting shall
be valid or effective without Landlord's prior written consent and, at
Landlord's election, any such assignment or subletting or attempted assignment
or subletting shall constitute a material default of this Lease. Landlord shall
not be deemed to have given its consent to any assignment or subletting by any
other course of action, including its acceptance of any name for listing in the
Building directory. To the extent not prohibited by provisions of the Bankruptcy
Code, 11 U.S.C. Section 101 et seq. (the "Bankruptcy Code"), including Section
365(f)(1), Tenant on behalf of itself and its creditors, administrators and
assigns waives the applicability of Section 365(e) of the Bankruptcy Code unless
the proposed assignee of the Trustee for the estate of the bankrupt meets
Landlord's standard for consent as set forth in Section 9.1(b) of this Lease. If
this Lease is assigned to any person or entity pursuant to the provisions of the
Bankruptcy Code, any and all monies or other considerations to be delivered in
connection with the assignment shall be delivered to Landlord, shall be and
remain the exclusive property of Landlord and shall not constitute property of
Tenant or of the estate of Tenant within the meaning of the Bankruptcy Code. Any
person or entity to which this Lease is assigned pursuant to the provisions of
the Bankruptcy Code shall be deemed to have assumed all of the obligations
arising under this Lease on and after the date of the assignment, and shall upon
demand execute and deliver to Landlord an instrument confirming that assumption.

          (b) If Tenant desires to transfer an interest in this Lease, it shall
first notify Landlord of its desire and shall submit in writing to Landlord: (i)
the name and address of the proposed transferee; (ii) the nature of any proposed
subtenant's or assignee's business to be carried on in the Premises; (iii) the
terms and provisions of any proposed sublease or assignment, including a copy of
the proposed assignment or sublease form; (iv) evidence of insurance of the
proposed assignee or subtenant complying with the requirements of EXHIBIT D
hereto; (v) a completed Environmental Questionnaire from the proposed assignee
or subtenant; and (vi) any other information requested by Landlord and
reasonably related to the transfer. Except as provided in Subsection (c) of this
Section, Landlord shall not unreasonably withhold its consent, provided: (1) the
use of the Premises will be consistent with the provisions of this Lease and
with Landlord's commitment to other tenants of the Building and Project; (2) the
proposed assignee or subtenant has not been required by any prior landlord,
lender or governmental authority to take remedial action in connection with
Hazardous Materials contaminating a property arising out of the proposed
assignee's or subtenant's actions or use of the property in question and is not
subject to any enforcement order issued

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<PAGE>

by any governmental authority in connection with the use, disposal or storage of
a Hazardous Material; (3) at Landlord's election, insurance requirements shall
be brought into conformity with Landlord's then current leasing practice; (4)
any proposed subtenant or assignee demonstrates that it is financially
responsible by submission to Landlord of all reasonable information as Landlord
may request concerning the proposed subtenant or assignee, including, but not
limited to, a balance sheet of the proposed subtenant or assignee as of a date
within ninety (90) days of the request for Landlord's consent, statements of
income or profit and loss of the proposed subtenant or assignee for the two-year
period preceding the request for Landlord's consent, and/or a certification
signed by the proposed subtenant or assignee that it has not been evicted or
been in arrears in rent at any other leased premises for the 3-year period
preceding the request for Landlord's consent; (5) any proposed subtenant or
assignee demonstrates to Landlord's reasonable satisfaction a record of
successful experience in business; and (6) the proposed transfer will not impose
additional burdens or adverse tax effects on Landlord. If Tenant has any
exterior sign rights under this Lease, such rights are personal to Tenant and
may be assigned in conjunction with an assignment permitted under this Lease or
consented to by Landlord but only if the name proposed for such sign does not
materially devalue the Project in Landlord's sole and absolute discretion.

               If Landlord consents to the proposed transfer, Tenant may within
ninety (90) days after the date of the consent effect the transfer upon the
terms described in the information furnished to Landlord; provided that any
material change in the terms shall be subject to Landlord's consent as set forth
in this Section. Landlord shall approve or disapprove any requested transfer
within thirty (30) days following receipt of Tenant's written request, the
information set forth above, and the fee set forth below.

          (c) Notwithstanding the provisions of Subsection (b) above, in lieu of
consenting to a proposed assignment or subletting, Landlord may elect to (i)
sublease the Premises (or the portion proposed to be subleased), or take an
assignment of Tenant's interest in this Lease, upon the same terms as offered to
the proposed subtenant or assignee (excluding terms relating to the purchase of
personal property, the use of Tenant's name or the continuation of Tenant's
business), or (ii) terminate this Lease as to the portion of the Premises
proposed to be subleased or assigned with a proportionate abatement in the rent
payable under this Lease, effective on the date that the proposed sublease or
assignment would have become effective. Landlord may thereafter, at its option,
assign or re-let any space so recaptured to any third party, including without
limitation the proposed transferee of Tenant. Notwithstanding the foregoing, in
the event Landlord elects to recapture all or any portion of the Premises as
described in this subparagraph, Tenant shall have the right to withdraw its
request to transfer the Premises and continue this Lease in accordance with the
terms and conditions hereof.

          (d) Tenant agrees that fifty percent (50%) of any amounts paid by the
assignee or subtenant, however described, in excess of (i) the Basic Rent
payable by Tenant hereunder, or in the case of a sublease of a portion of the
Premises, in excess of the Basic Rent reasonably allocable to such portion, plus
(ii) Tenant's direct out-of-pocket costs which Tenant certifies to Landlord have
been paid to provide occupancy related services to such assignee or subtenant of
a nature commonly provided by landlords of similar space, shall be the property
of Landlord and such amounts shall be payable directly to Landlord by the
assignee or subtenant or, at Landlord's option, by Tenant. At Landlord's
request, a written agreement shall be entered into by and among Tenant, Landlord
and the proposed assignee or subtenant confirming the requirements of this
subsection.

          (e) Tenant shall pay to Landlord a fee of Five Hundred Dollars
($500.00) if and when any transfer hereunder is requested by Tenant. Such fee is
hereby acknowledged as a reasonable amount to reimburse Landlord for its costs
of review and evaluation of a proposed assignee/sublessee, and Landlord shall
not be obligated to commence such review and evaluation unless and until such
fee is paid.

     SECTION 9.2. EFFECT OF TRANSFER. No subletting or assignment, even with the
consent of Landlord, shall relieve Tenant of its obligation to pay rent and to
perform all its other obligations under this Lease. Moreover, Tenant shall
indemnify and hold Landlord harmless, as provided in Section 10.3, for any act
or omission by an assignee or subtenant. Each assignee, other than Landlord,
shall be deemed to assume all obligations of Tenant under this Lease and shall
be liable jointly and severally with Tenant for the payment of all rent, and for
the due performance of all of Tenant's obligations, under this Lease. No
transfer shall be binding on Landlord unless any document memorializing the
transfer is delivered to Landlord and both the assignee/subtenant and Tenant
deliver to Landlord an executed consent to transfer instrument prepared by
Landlord and consistent with the requirements of this Article. The acceptance by
Landlord of any payment due under this Lease from any other person shall not be
deemed to be a waiver by Landlord of any provision of this Lease or to be a
consent to any transfer. Consent by Landlord to one or more transfers shall not
operate as a waiver or estoppel to the future enforcement by Landlord of its
rights under this Lease.

     SECTION 9.3. SUBLEASE REQUIREMENTS. The following terms and conditions
shall apply to any subletting by Tenant of all or any part of the Premises and
shall be deemed included in each sublease:

          (a) Each and every provision contained in this Lease (other than with
respect to the payment of rent hereunder) is incorporated by reference into and
made a part of such sublease, with "Landlord" hereunder meaning the sublandlord
therein and "Tenant" hereunder meaning the subtenant therein.

          (b) Tenant hereby irrevocably assigns to Landlord all of Tenant's
interest in all rentals and income arising from any sublease of the Premises,
and Landlord may collect such rent and income and apply same toward Tenant's
obligations under this Lease; provided, however, that until a default occurs in
the performance of Tenant's obligations under this Lease, Tenant shall have the
right to receive and collect the sublease rentals. Landlord shall

                                       17
<PAGE>

not, by reason of this assignment or the collection of sublease rentals, be
deemed liable to the subtenant for the performance of any of Tenant's
obligations under the sublease. Tenant hereby irrevocably authorizes and directs
any subtenant, upon receipt of a written notice from Landlord stating that an
uncured default exists in the performance of Tenant's obligations under this
Lease, to pay to Landlord all sums then and thereafter due under the sublease.
Tenant agrees that the subtenant may rely on that notice without any duty of
further inquiry and notwithstanding any notice or claim by Tenant to the
contrary. Tenant shall have no right or claim against the subtenant or Landlord
for any rentals so paid to Landlord.

          (c) In the event of the termination of this Lease, Landlord may, at
its sole option, take over Tenant's entire interest in any sublease and, upon
notice from Landlord, the subtenant shall attorn to Landlord. In no event,
however, shall Landlord be liable for any previous act or omission by Tenant
under the sublease or for the return of any advance rental payments or deposits
under the sublease that have not been actually delivered to Landlord, nor shall
Landlord be bound by any sublease modification executed without Landlord's
consent or for any advance rental payment by the subtenant in excess of one
month's rent. The general provisions of this Lease, including without limitation
those pertaining to insurance and indemnification, shall be deemed incorporated
by reference into the sublease despite the termination of this Lease.

     SECTION 9.4. CERTAIN TRANSFERS. The sale of all or substantially all of
Tenant's assets (other than bulk sales in the ordinary course of business) or,
if Tenant is a corporation, an unincorporated association, or a partnership, the
transfer, assignment or hypothecation of any stock or interest in such
corporation, association, or partnership in the aggregate of twenty-five percent
(25%) (excluding publicly traded shares of stock so long as no change in the
controlling interest of Tenant occurs as a result thereof) shall be deemed an
assignment within the meaning and provisions of this Article. Notwithstanding
the foregoing, Landlord's consent shall not be required for the assignment of
this Lease as a result of a merger by Tenant with or into another entity, so
long as (i) the net worth of the successor entity after such merger is at least
equal to the greater of the net worth of Tenant as of the execution of this
Lease by Landlord or the net worth of Tenant immediately prior to the date of
such merger, evidence of which, satisfactory to Landlord, shall be presented to
Landlord prior to such merger, (ii) Tenant shall provide to Landlord, prior to
such merger, written notice of such merger and such assignment documentation and
other information as Landlord may request in connection therewith, and (iii) all
of the other terms and requirements of this Article shall apply with respect to
such assignment.

                       ARTICLE X. INSURANCE AND INDEMNITY

     SECTION 10.1. TENANT'S INSURANCE. Tenant, at its sole cost and expense,
shall provide and maintain in effect the insurance described in EXHIBIT D.
Evidence of that insurance must be delivered to Landlord prior to the
Commencement Date.

     SECTION 10.2. LANDLORD'S INSURANCE. Landlord may, at its election, provide
any or all of the following types of insurance, with or without deductible and
in amounts and coverages as may be determined by Landlord in its discretion:
"all risk" property insurance, subject to standard exclusions, covering the
Building or Project, and such other risks as Landlord or its mortgagees may from
time to time deem appropriate, including leasehold improvements made by
Landlord, and commercial general liability coverage. Landlord shall not be
required to carry insurance of any kind on Tenant's property, including
leasehold improvements, trade fixtures, furnishings, equipment, plate glass,
signs and all other items of personal property, and shall not be obligated to
repair or replace that property should damage occur. All proceeds of insurance
maintained by Landlord upon the Building and Project shall be the property of
Landlord, whether or not Landlord is obligated to or elects to make any repairs.
At Landlord's option, Landlord may self-insure all or any portion of the risks
for which Landlord elects to provide insurance hereunder.

     SECTION 10.3. TENANT'S INDEMNITY. To the fullest extent permitted by law,
Tenant shall defend, indemnify, protect, save and hold harmless Landlord, its
agents, and any and all affiliates of Landlord, including, without limitation,
any corporations or other entities controlling, controlled by or under common
control with Landlord, from and against any and all claims, liabilities, costs
or expenses arising either before or after the Commencement Date from Tenant's
use or occupancy of the Premises, the Building or the Common Areas, or from the
conduct of its business, or from any activity, work, or thing done, permitted or
suffered by Tenant or its agents, employees, invitees or licensees in or about
the Premises, the Building or the Common Areas, or from any default in the
performance of any obligation on Tenant's part to be performed under this Lease,
or from any act or negligence of Tenant or its agents, employees, visitors,
patrons, guests, invitees or licensees. Landlord may, at its option, require
Tenant to assume Landlord's defense in any action covered by this Section
through counsel satisfactory to Landlord. The provisions of this Section shall
expressly survive the expiration or sooner termination of this Lease.

     SECTION 10.4. LANDLORD'S NONLIABILITY. Unless and to the extent caused by
the sole active negligence or willful misconduct of Landlord or its employees or
authorized agents, Landlord shall not be liable to Tenant, its employees, agents
and invitees, and Tenant hereby waives all claims against Landlord for loss of
or damage to any property, or loss or interruption of business or income, or any
other loss, cost, damage, injury or liability whatsoever (including without
limitation any consequential damages and lost profit or opportunity costs)
resulting from, but not limited to, Acts of God, acts of civil disobedience or
insurrection, acts or omissions of other tenants within the Project or their
agents, employees, contractors, guests or invitees, fire, explosion, falling
plaster, steam, gas, electricity, water or rain which may leak or flow from or
into any part of the Premises or from the

                                       18
<PAGE>

breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires,
appliances, plumbing, air conditioning, electrical works or other fixtures in
the Building, whether the damage or injury results from conditions arising in
the Premises or in other portions of the Building. Notwithstanding any provision
of this Lease to the contrary, and regardless of the sole active negligence or
willful misconduct of Landlord, its employees or authorized agents, Landlord
shall in no event be liable to Tenant, its employees, agents or invitees and
Tenant hereby waives all claims against Landlord, for loss or interruption of
Tenant's business or income (including without limitation any consequential
damages and lost profit or opportunity costs), or any other loss, cost, damage,
injury or liability resulting from, but not limited to Acts of God, acts of
civil disobedience or insurrection, acts or omissions (criminal or otherwise) of
any third parties (other than Landlord's employees or authorized agents),
including without limitation, any other tenants within the Project or their
agents, employees, contractors, guests or invitees. It is understood that any
such condition may require the temporary evacuation or closure of all or a
portion of the Building. Except as provided in Sections 11.1 and 12.1 below,
there shall be no abatement of rent and no liability of Landlord by reason of
any injury to or interference with Tenant's business (including without
limitation consequential damages and lost profit or opportunity costs) arising
from the making of any repairs, alterations or improvements to any portion of
the Building, including repairs to the Premises, nor shall any related activity
by Landlord constitute an actual or constructive eviction; provided, however,
that in making repairs, alterations or improvements, Landlord shall interfere as
little as reasonably practicable with the conduct of Tenant's business in the
Premises. Neither Landlord nor its agents shall be liable for interference with
light or other similar intangible interests. Tenant shall immediately notify
Landlord in case of fire or accident in the Premises, the Building or the
Project and of defects in any improvements or equipment.

     SECTION 10.5. WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives
all rights of recovery against the other and the other's agents on account of
loss and damage occasioned to the property of such waiving party to the extent
only that such loss or damage is required to be insured against under any "all
risk" property insurance policies required by this Article X; provided however,
that (i) the foregoing waiver shall not apply to the extent of Tenant's
obligations to pay deductibles under any such policies and this Lease, and (ii)
if any loss is due to the act, omission or negligence or willful misconduct of
Tenant or its agents, employees, contractors, guests or invitees, Tenant's
liability insurance shall be primary and shall cover all losses and damages
prior to any other insurance hereunder. By this waiver it is the intent of the
parties that neither Landlord nor Tenant shall be liable to any insurance
company (by way of subrogation or otherwise) insuring the other party for any
loss or damage insured against under any "all-risk" property insurance policies
required by this Article, even though such loss or damage might be occasioned by
the negligence of such party, its agents, employees, contractors, guests or
invitees. The provisions of this Section shall not limit the indemnification
provisions elsewhere contained in this Lease.

                        ARTICLE XI. DAMAGE OR DESTRUCTION

     SECTION 11.1. RESTORATION.

          (a) If the Building of which the Premises are a part is damaged,
Landlord shall repair that damage as soon as reasonably possible, at its
expense, unless: (i) Landlord reasonably determines that the cost of repair is
not covered by Landlord's fire and extended coverage insurance plus such
additional amounts Tenant elects, at its option, to contribute, excluding
however the deductible (for which Tenant shall be responsible for Tenant's
Share); (ii) Landlord reasonably determines that the Premises cannot, with
reasonable diligence, be fully repaired by Landlord (or cannot be safely
repaired because of the presence of hazardous factors, including without
limitation Hazardous Materials, earthquake faults, and other similar dangers)
within two hundred seventy (270) days after the date of the damage; (iii) an
event of default by Tenant has occurred and is continuing at the time of such
damage; or (iv) the damage occurs during the final twelve (12) months of the
Term. Should Landlord elect not to repair the damage for one of the preceding
reasons, Landlord shall so notify Tenant in writing within sixty (60) days after
the damage occurs and this Lease shall terminate as of the date of that notice.

          (b) Unless Landlord elects to terminate this Lease in accordance with
subsection (a) above, this Lease shall continue in effect for the remainder of
the Term; provided that so long as Tenant is not in default under this Lease, if
the damage is so extensive that Landlord reasonably determines that the Premises
cannot, with reasonable diligence, be repaired by Landlord (or cannot be safely
repaired because of the presence of hazardous factors, earthquake faults, and
other similar dangers) so as to allow Tenant's substantial use and enjoyment of
the Premises within two hundred seventy (270) days after the date of damage,
then Tenant may elect to terminate this Lease by written notice to Landlord
within the sixty (60) day period stated in subsection (a).

          (c) Commencing on the date of any damage to the Building, and ending
on the sooner of the date the damage is repaired or the date this Lease is
terminated, the rental to be paid under this Lease shall be abated in the same
proportion that the floor area of the Premises that is rendered unusable by the
damage from time to time bears to the total floor area of the Premises, but only
to the extent that any business interruption insurance proceeds are received by
Landlord therefor from Tenant's insurance described in EXHIBIT D.

          (d) Notwithstanding the provisions of subsections (a), (b) and (c) of
this Section, and subject to the provisions of Section 10.5 above, the cost of
any repairs shall be borne by Tenant, and Tenant shall not be entitled to rental
abatement or termination rights, if the damage is due to the fault or neglect of
Tenant or its employees, subtenants, invitees or representatives. In addition,
the provisions of this Section shall not be deemed to require

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<PAGE>

Landlord to repair any improvements or fixtures that Tenant is obligated to
repair or insure pursuant to any other provision of this Lease.

          (e) Tenant shall fully cooperate with Landlord in removing Tenant's
personal property and any debris from the Premises to facilitate all inspections
of the Premises and the making of any repairs. Notwithstanding anything to the
contrary contained in this Lease, if Landlord in good faith believes there is a
risk of injury to persons or damage to property from entry into the Building or
Premises following any damage or destruction thereto, Landlord may restrict
entry into the Building or the Premises by Tenant, its employees, agents and
contractors in a non-discriminatory manner, without being deemed to have
violated Tenant's rights of quiet enjoyment to, or made an unlawful detainer of,
or evicted Tenant from, the Premises. Upon request, Landlord shall consult with
Tenant to determine if there are safe methods of entry into the Building or the
Premises solely in order to allow Tenant to retrieve files, data in computers,
and necessary inventory, subject however to all indemnities and waivers of
liability from Tenant to Landlord contained in this Lease and any additional
indemnities and waivers of liability which Landlord may require.

     SECTION 11.2. LEASE GOVERNS. Tenant agrees that the provisions of this
Lease, including without limitation Section 11.1, shall govern any damage or
destruction and shall accordingly supersede any contrary statute or rule of law.

                           ARTICLE XII. EMINENT DOMAIN

     SECTION 12.1. TOTAL OR PARTIAL TAKING. If all or a material portion of the
Premises is taken by any lawful authority by exercise of the right of eminent
domain, or sold to prevent a taking, either Tenant or Landlord may terminate
this Lease effective as of the date possession is required to be surrendered to
the authority. In the event title to a portion of the Building or Project, other
than the Premises, is taken or sold in lieu of taking, and if Landlord elects to
restore the Building in such a way as to alter the Premises materially, either
party may terminate this Lease, by written notice to the other party, effective
on the date of vesting of title. In the event neither party has elected to
terminate this Lease as provided above, then Landlord shall promptly, after
receipt of a sufficient condemnation award, proceed to restore the Premises to
substantially their condition prior to the taking, and a proportionate allowance
shall be made to Tenant for the rent corresponding to the time during which, and
to the part of the Premises of which, Tenant is deprived on account of the
taking and restoration. In the event of a taking, Landlord shall be entitled to
the entire amount of the condemnation award without deduction for any estate or
interest of Tenant; provided that nothing in this Section shall be deemed to
give Landlord any interest in, or prevent Tenant from seeking any award against
the taking authority for, the taking of personal property and fixtures belonging
to Tenant or for relocation or business interruption expenses recoverable from
the taking authority.

     SECTION 12.2. TEMPORARY TAKING. No temporary taking of the Premises shall
terminate this Lease or give Tenant any right to abatement of rent, and any
award specifically attributable to a temporary taking of the Premises shall
belong entirely to Tenant. A temporary taking shall be deemed to be a taking of
the use or occupancy of the Premises for a period of not to exceed one hundred
eighty (180) days.

     SECTION 12.3. TAKING OF PARKING AREA. In the event there shall be a taking
of the parking area such that Landlord can no longer provide sufficient parking
to comply with this Lease, Landlord may substitute reasonably equivalent parking
in a location reasonably close to the Building; provided that if Landlord fails
to make that substitution within one hundred eighty (180) days following the
taking and if the taking materially impairs Tenant's use and enjoyment of the
Premises, Tenant may, at its option, terminate this Lease by written notice to
Landlord. If this Lease is not so terminated by Tenant, there shall be no
abatement of rent and this Lease shall continue in effect.

          ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS

     SECTION 13.1. SUBORDINATION. At the option of Landlord, this Lease shall be
either superior or subordinate to all ground or underlying leases, mortgages and
deeds of trust, if any, which may hereafter affect the Building, and to all
renewals, modifications, consolidations, replacements and extensions thereof;
provided, that so long as Tenant is not in default under this Lease, this Lease
shall not be terminated or Tenant's quiet enjoyment of the Premises disturbed in
the event of termination of any such ground or underlying lease, or the
foreclosure of any such mortgage or deed of trust, to which Tenant has
subordinated this Lease pursuant to this Section. In the event of a termination
or foreclosure, Tenant shall become a tenant of and attorn to the
successor-in-interest to Landlord upon the same terms and conditions as are
contained in this Lease, and shall execute any instrument reasonably required by
Landlord's successor for that purpose. Tenant shall also, upon written request
of Landlord, execute and deliver all instruments as may be required from time to
time to subordinate the rights of Tenant under this Lease to any ground or
underlying lease or to the lien of any mortgage or deed of trust (provided that
such instruments include the nondisturbance and attornment provisions set forth
above), or, if requested by Landlord, to subordinate, in whole or in part, any
ground or underlying lease or the lien of any mortgage or deed of trust to this
Lease.

     SECTION 13.2. ESTOPPEL CERTIFICATE.

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<PAGE>

          (a) Tenant shall, at any time upon not less than ten (10) days prior
written notice from Landlord, execute, acknowledge and deliver to Landlord, in
any form that Landlord may reasonably require, a statement in writing (i)
certifying that this Lease is unmodified and in full force and effect (or, if
modified, stating the nature of the modification and certifying that this Lease,
as modified, is in full force and effect) and the dates to which the rental,
additional rent and other charges have been paid in advance, if any, and (ii)
acknowledging that, to Tenant's knowledge, there are no uncured defaults on the
part of Landlord, or specifying each default if any are claimed, and (iii)
setting forth all further information that Landlord may reasonably require.
Tenant's statement may be relied upon by any prospective purchaser or
encumbrancer of all or any portion of the Building or Project.

          (b) Notwithstanding any other rights and remedies of Landlord,
Tenant's failure to deliver any estoppel statement within the provided time
shall be conclusive upon Tenant that (i) this Lease is in full force and effect,
without modification except as may be represented by Landlord, (ii) there are no
uncured defaults in Landlord's performance, and (iii) not more than one month's
rental has been paid in advance.

     SECTION 13.3 FINANCIALS.

          (a) Tenant shall deliver to Landlord, prior to the execution of this
Lease and thereafter at any time upon Landlord's request, Tenant's current tax
returns and financial statements, certified true, accurate and complete by the
chief financial officer of Tenant, including a balance sheet and profit and loss
statement for the most recent prior year (collectively, the "Statements"), which
Statements shall accurately and completely reflect the financial condition of
Tenant. Landlord agrees that it will keep the Statements confidential, except
that Landlord shall have the right to deliver the same to any proposed purchaser
of the Building or Project, and to any encumbrancer of all or any portion of the
Building or Project.

          (b) Tenant acknowledges that Landlord is relying on the Statements in
its determination to enter into this Lease, and Tenant represents to Landlord,
which representation shall be deemed made on the date of this Lease and again on
the Commencement Date, that no material change in the financial condition of
Tenant, as reflected in the Statements, has occurred since the date Tenant
delivered the Statements to Landlord. The Statements are represented and
warranted by Tenant to be correct and to accurately and fully reflect Tenant's
true financial condition as of the date of submission by any Statements to
Landlord.

                       ARTICLE XIV. DEFAULTS AND REMEDIES

     SECTION 14.1. TENANT'S DEFAULTS. In addition to any other event of default
set forth in this Lease, the occurrence of any one or more of the following
events shall constitute a default by Tenant:

          (a) The failure by Tenant to make any payment of rent or additional
rent required to be made by Tenant, as and when due, where the failure continues
for a period of five (5) days after written notice from Landlord to Tenant;
provided, however, that any such notice shall be in lieu of, and not in addition
to, any notice required under California Code of Civil Procedure Section 1161
and 1161(a) as amended. For purposes of these default and remedies provisions,
the term "additional rent" shall be deemed to include all amounts of any type
whatsoever other than Basic Rent to be paid by Tenant pursuant to the terms of
this Lease.

          (b) Assignment, sublease, encumbrance or other transfer of the Lease
by Tenant, either voluntarily or by operation of law, whether by judgment,
execution, transfer by intestacy or testacy, or other means, without the prior
written consent of Landlord.

          (c) The discovery by Landlord that any financial statement provided by
Tenant, or by any affiliate, successor or guarantor of Tenant, was materially
false.

          (d) The failure of Tenant to timely and fully provide any
subordination agreement, estoppel certificate or financial statements in
accordance with the requirements of Article XIII.

          (e) The failure or inability by Tenant to observe or perform any of
the express or implied covenants or provisions of this Lease to be observed or
performed by Tenant, other than as specified in any other subsection of this
Section, where the failure continues for a period of thirty (30) days after
written notice from Landlord to Tenant or such shorter period as is specified in
any other provision of this Lease; provided, however, that any such notice shall
be in lieu of, and not in addition to, any notice required under California Code
of Civil Procedure Section 1161 and 1161(a) as amended. However, if the nature
of the failure is such that more than thirty (30) days are reasonably required
for its cure, then Tenant shall not be deemed to be in default if Tenant
commences the cure within thirty (30) days, and thereafter diligently pursues
the cure to completion.

          (f) (i) The making by Tenant of any general assignment for the benefit
of creditors; (ii) the filing by or against Tenant of a petition to have Tenant
adjudged a Chapter 7 debtor under the Bankruptcy Code or to have debts
discharged or a petition for reorganization or arrangement under any law
relating to bankruptcy (unless, in the case of a petition filed against Tenant,
the same is dismissed within sixty (60) days); (iii) the appointment of a
trustee or receiver to take possession of substantially all of Tenant's assets
located at the Premises or of Tenant's interest in this Lease, if possession is
not restored to Tenant within sixty (60) days; (iv) the attachment, execution or
other judicial seizure of substantially all of Tenant's assets located at the
Premises or of Tenant's interest in this Lease, where the

                                       21
<PAGE>

seizure is not discharged within sixty (60) days; or (v) Tenant's convening of a
meeting of its creditors for the purpose of effecting a moratorium upon or
composition of its debts. Landlord shall not be deemed to have knowledge of any
event described in this subsection unless notification in writing is received by
Landlord, nor shall there be any presumption attributable to Landlord of
Tenant's insolvency. In the event that any provision of this subsection is
contrary to applicable law, the provision shall be of no force or effect.

     SECTION 14.2. LANDLORD'S REMEDIES.

          (a) In the event of any default by Tenant, or in the event of the
abandonment of the Premises by Tenant, then in addition to any other remedies
available to Landlord, Landlord may exercise the following remedies:

               (i) Landlord may terminate Tenant's right to possession of the
Premises by any lawful means, in which case this Lease shall terminate and
Tenant shall immediately surrender possession of the Premises to Landlord. Such
termination shall not affect any accrued obligations of Tenant under this Lease.
Upon termination, Landlord shall have the right to reenter the Premises and
remove all persons and property. Landlord shall also be entitled to recover from
Tenant:

                    (1) The worth at the time of award of the unpaid rent and
additional rent which had been earned at the time of termination;

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

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

                    (4) Any other amount necessary to compensate Landlord for
all the detriment proximately caused by Tenant's failure to perform its
obligations under this Lease or which in the ordinary course of things would be
likely to result from Tenant's default, including, but not limited to, the cost
of recovering possession of the Premises, refurbishment of the Premises,
marketing costs, commissions and other expenses of reletting, including
necessary repair, the unamortized portion of any tenant improvements and
brokerage commissions funded by Landlord in connection with this Lease,
reasonable attorneys' fees, and any other reasonable costs; and

                    (5) At Landlord's election, all other amounts in addition to
or in lieu of the foregoing as may be permitted by law. The term "rent" as used
in this Lease shall be deemed to mean the Basic Rent and all other sums required
to be paid by Tenant to Landlord pursuant to the terms of this Lease. Any sum,
other than Basic Rent, shall be computed on the basis of the average monthly
amount accruing during the twenty-four (24) month period immediately prior to
default, except that if it becomes necessary to compute such rental before the
twenty-four (24) month period has occurred, then the computation shall be on the
basis of the average monthly amount during the shorter period. As used in
subparagraphs (1) and (2) above, the "worth at the time of award" shall be
computed by allowing interest at the rate of ten percent (10%) per annum. As
used in subparagraph (3) above, the "worth at the time of award" shall be
computed by discounting the amount at the discount rate of the Federal Reserve
Bank of San Francisco at the time of award plus one percent (1%).

               (ii) Landlord may elect not to terminate Tenant's right to
possession of the Premises, in which event Landlord may continue to enforce all
of its rights and remedies under this Lease, including the right to collect all
rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet
the Premises, or the appointment of a receiver to protect the Landlord's
interests under this Lease, shall not constitute a termination of the Tenant's
right to possession of the Premises. In the event that Landlord elects to avail
itself of the remedy provided by this subsection (ii), Landlord shall not
unreasonably withhold its consent to an assignment or subletting of the Premises
subject to the reasonable standards for Landlord's consent as are contained in
this Lease.

          (b) Landlord shall be under no obligation to observe or perform any
covenant of this Lease on its part to be observed or performed which accrues
after the date of any default by Tenant unless and until the default is cured by
Tenant, it being understood and agreed that the performance by Landlord of its
obligations under this Lease are expressly conditioned upon Tenant's full and
timely performance of its obligations under this Lease. The various rights and
remedies reserved to Landlord in this Lease or otherwise shall be cumulative
and, except as otherwise provided by California law, Landlord may pursue any or
all of its rights and remedies at the same time.

          (c) No delay or omission of Landlord to exercise any right or remedy
shall be construed as a waiver of the right or remedy or of any default by
Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any
preceding breach or default by Tenant of any provision of this Lease, other than
the failure of Tenant to pay the particular rent accepted, regardless of
Landlord's knowledge of the preceding breach or default at the time of
acceptance of rent, or (ii) a waiver of Landlord's right to exercise any remedy
available to Landlord by virtue of the breach or default. The acceptance of any
payment from a debtor in possession, a trustee, a receiver or any other person
acting on behalf of Tenant or Tenant's estate shall not waive or cure a default
under Section 14.1. No payment by Tenant or receipt by Landlord of a lesser
amount than the rent required by this Lease shall be deemed to be other than a
partial payment on account of the earliest due stipulated rent, nor shall any
endorsement or statement

                                       22
<PAGE>

on any check or letter be deemed an accord and satisfaction and Landlord
shall accept the check or payment without prejudice to Landlord's right to
recover the balance of the rent or pursue any other remedy available to it.
No act or thing done by Landlord or Landlord's agents during the Term shall
be deemed an acceptance of a surrender of the Premises, and no agreement to
accept a surrender shall be valid unless in writing and signed by Landlord.
No employee of Landlord or of Landlord's agents shall have any power to
accept the keys to the Premises prior to the termination of this Lease, and
the delivery of the keys to any employee shall not operate as a termination
of the Lease or a surrender of the Premises.

     SECTION 14.3. LATE PAYMENTS.

          (a) Any rent due under this Lease that is not received by Landlord
within five (5) days of the date when due shall bear interest at the maximum
rate permitted by law from the date due until fully paid. The payment of
interest shall not cure any default by Tenant under this Lease. In addition,
Tenant acknowledges that the late payment by Tenant to Landlord of rent will
cause Landlord to incur costs not contemplated by this Lease, the exact amount
of which will be extremely difficult and impracticable to ascertain. Those costs
may include, but are not limited to, administrative, processing and accounting
charges, and late charges which may be imposed on Landlord by the terms of any
ground lease, mortgage or trust deed covering the Premises. Accordingly, if any
rent due from Tenant shall not be received by Landlord or Landlord's designee
within five (5) days after the date due, then Tenant shall pay to Landlord, in
addition to the interest provided above, a late charge in a sum equal to the
greater of five percent (5%) of the amount overdue for each delinquent payment;
provided, however, that such late charge shall be waived by Landlord for the
first late payment only during the Term of this Lease. Acceptance of a late
charge by Landlord shall not constitute a waiver of Tenant's default with
respect to the overdue amount, nor shall it prevent Landlord from exercising any
of its other rights and remedies.

          (b) Following each second consecutive installment of rent that is not
paid within five (5) days following notice of nonpayment from Landlord, Landlord
shall have the option (i) to require that beginning with the first payment of
rent next due, rent shall no longer be paid in monthly installments but shall be
payable quarterly three (3) months in advance and/or (ii) to require that Tenant
increase the amount, if any, of the Security Deposit by one hundred percent
(100%). Should Tenant deliver to Landlord, at any time during the Term, two (2)
or more insufficient checks, the Landlord may require that all monies then and
thereafter due from Tenant be paid to Landlord by cashier's check.

     SECTION 14.4. RIGHT OF LANDLORD TO PERFORM. All covenants and agreements to
be performed by Tenant under this Lease shall be performed at Tenant's sole cost
and expense and without any abatement of rent or right of set-off. If Tenant
fails to pay any sum of money, other than rent, or fails to perform any other
act on its part to be performed under this Lease, and the failure continues
beyond any applicable grace period set forth in Section 14.1, then in addition
to any other available remedies, Landlord may, at its election make the payment
or perform the other act on Tenant's part. Landlord's election to make the
payment or perform the act on Tenant's part shall not give rise to any
responsibility of Landlord to continue making the same or similar payments or
performing the same or similar acts. Tenant shall, promptly upon demand by
Landlord, reimburse Landlord for all sums paid by Landlord and all necessary
incidental costs, together with interest at the maximum rate permitted by law
from the date of the payment by Landlord. Landlord shall have the same rights
and remedies if Tenant fails to pay those amounts as Landlord would have in the
event of a default by Tenant in the payment of rent.

     SECTION 14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in
default in the performance of any obligation under this Lease unless and until
it has failed to perform the obligation within thirty (30) days after written
notice by Tenant to Landlord specifying in reasonable detail the nature and
extent of the failure; provided, however, that if the nature of Landlord's
obligation is such that more than thirty (30) days are required for its
performance, then Landlord shall not be deemed to be in default if it commences
performance within the thirty (30) day period and thereafter diligently pursues
the cure to completion.

     SECTION 14.6. EXPENSES AND LEGAL FEES. All sums reasonably incurred by
Landlord in connection with any event of default by Tenant under this Lease or
holding over of possession by Tenant after the expiration or earlier termination
of this Lease, including without limitation all costs, expenses and actual
accountants, appraisers, attorneys and other professional fees, and any
collection agency or other collection charges, shall be due and payable by
Tenant to Landlord on demand, and shall bear interest at the rate of ten percent
(10%) per annum. Should either Landlord or Tenant bring any action in connection
with this Lease, the prevailing party shall be entitled to recover as a part of
the action its reasonable attorneys' fees, and all other costs. The prevailing
party for the purpose of this paragraph shall be determined by the trier of the
facts.

     SECTION 14.7. WAIVER OF JURY TRIAL. LANDLORD AND TENANT EACH ACKNOWLEDGES
THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT
TO ITS RIGHTS TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND
KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER
(AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR
AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY
CONNECTED WITH THIS LEASE, TENANT'S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY
CLAIM OF INJURY OR DAMAGE.

                                       23
<PAGE>

     SECTION 14.8. SATISFACTION OF JUDGMENT. The obligations of Landlord do not
constitute the personal obligations of the individual partners, trustees,
directors, officers or shareholders of Landlord or its constituent partners.
Should Tenant recover a money judgment against Landlord, such judgment shall be
satisfied only out of the proceeds of sale received upon execution of such
judgment and levied thereon against the right, title and interest of Landlord in
the Project and out of the rent or other income from such property receivable by
Landlord or out of consideration received by Landlord from the sale or other
disposition of all or any part of Landlord's right, title or interest in the
Project and no action for any deficiency may be sought or obtained by Tenant.

     SECTION 14.9. LIMITATION OF ACTIONS AGAINST LANDLORD. Any claim, demand or
right of any kind by Tenant which is based upon or arises in connection with
this Lease shall be barred unless Tenant commences an action thereon within
twelve (12) months after the date that the act, omission, event or default upon
which the claim, demand or right arises, has occurred.

                             ARTICLE XV. END OF TERM

     SECTION 15.1. HOLDING OVER. This Lease shall terminate without further
notice upon the expiration of the Term, and any holding over by Tenant after the
expiration shall not constitute a renewal or extension of this Lease, or give
Tenant any rights under this Lease, except when in writing signed by both
parties. If Tenant holds over for any period after the expiration (or earlier
termination) of the Term without the prior written consent of Landlord, such
possession shall constitute a tenancy at sufferance only; such holding over with
the prior written consent of Landlord shall constitute a month-to-month tenancy
commencing on the first (1st) day following the termination of this Lease. In
either of such events, possession shall be subject to all of the terms of this
Lease, except that: (i) the monthly Basic Rent for the initial two (2) months of
holdover shall be one hundred fifty percent (150%) of the Basic Rent for the
month immediately preceding the date of termination, and (ii) the monthly Basic
Rent for the third (3rd) and each successive month of holdover shall be the
greater of (a) two hundred percent (200%) of the Basic Rent for the month
immediately preceding the date of termination or (b) the then currently
scheduled Basic Rent for comparable space in the Building. If Tenant fails to
surrender the Premises upon the expiration of this Lease despite demand to do so
by Landlord, Tenant shall indemnify and hold Landlord harmless from all loss or
liability, including without limitation, any claims made by any succeeding
tenant relating to such failure to surrender. Acceptance by Landlord of rent
after the termination shall not constitute a consent to a holdover or result in
a renewal of this Lease. The foregoing provisions of this Section are in
addition to and do not affect Landlord's right of re-entry or any other rights
of Landlord under this Lease or at law.

     SECTION 15.2. MERGER ON TERMINATION. The voluntary or other surrender of
this Lease by Tenant, or a mutual termination of this Lease, shall terminate any
or all existing subleases unless Landlord, at its option, elects in writing to
treat the surrender or termination as an assignment to it of any or all
subleases affecting the Premises.

     SECTION 15.3. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the
Expiration Date or upon any earlier termination of this Lease, Tenant shall quit
and surrender possession of the Premises to Landlord in as good order, condition
and repair as when received or as hereafter may be improved by Landlord or
Tenant, reasonable wear and tear and repairs which are Landlord's obligation
excepted and, subject to the provisions of Articles XI and XII, repairs due to
casualty or condemnation excepted, and shall, without expense to Landlord,
remove or cause to be removed from the Premises all personal property and
debris, except for any items that Landlord may by written authorization allow to
remain. Tenant shall repair all damage to the Premises resulting from the
removal, which repair shall include the patching and filling of holes and repair
of structural damage, provided that Landlord may instead elect to repair any
structural damage at Tenant's expense. If Tenant shall fail to comply with the
provisions of this Section, Landlord may effect the removal and/or make any
repairs, and the cost to Landlord shall be additional rent payable by Tenant
upon demand. If Tenant fails to remove Tenant's personal property from the
Premises upon the expiration of the Term, Landlord may remove, store, dispose of
and/or retain such personal property, at Landlord's option, in accordance with
then applicable laws, all at the expense of Tenant. If requested by Landlord,
Tenant shall execute, acknowledge and deliver to Landlord an instrument in
writing releasing and quitclaiming to Landlord all right, title and interest of
Tenant in the Premises.

                        ARTICLE XVI. PAYMENTS AND NOTICES

     All sums payable by Tenant to Landlord shall be paid, without deduction or
offset, in lawful money of the United States to Landlord at its address set
forth in Item 12 of the Basic Lease Provisions, or at any other place as
Landlord may designate in writing. Unless this Lease expressly provides
otherwise, as for example in the payment of rent pursuant to Section 4.1, all
payments shall be due and payable within five (5) days after demand. All
payments requiring proration shall be prorated on the basis of a thirty (30) day
month and a three hundred sixty (360) day year. Any notice, election, demand,
consent, approval or other communication to be given or other document to be
delivered by either party to the other may be delivered in person or by courier
or overnight delivery service to the other party, or may be deposited in the
United States mail, duly registered or certified, postage prepaid, return
receipt requested, and addressed to the other party at the address set forth in
Item 12 of the Basic Lease Provisions, or if to Tenant, at that address or, from
and after the Commencement Date, at the Premises (whether or not Tenant has
departed from, abandoned or vacated the Premises), or may be delivered by
telegram, telex or telecopy, provided

                                       24
<PAGE>

that receipt thereof is telephonically confirmed. Either party may, by written
notice to the other, served in the manner provided in this Article, designate a
different address. If any notice or other document is sent by mail, it shall be
deemed served or delivered twenty-four (24) hours after mailing. If more than
one person or entity is named as Tenant under this Lease, service of any notice
upon any one of them shall be deemed as service upon all of them.

                       ARTICLE XVII. RULES AND REGULATIONS

     Tenant agrees to observe faithfully and comply strictly with the Rules and
Regulations, attached as EXHIBIT E, and any reasonable and nondiscriminatory
amendments, modifications and/or additions as may be adopted and published by
written notice to tenants by Landlord for the safety, care, security, good
order, or cleanliness of the Premises, Building, Project and Common Areas.
Landlord shall not be liable to Tenant for any violation of the Rules and
Regulations or the breach of any covenant or condition in any lease by any other
tenant or such tenant's agents, employees, contractors, guests or invitees. One
or more waivers by Landlord of any breach of the Rules and Regulations by Tenant
or by any other tenant(s) shall not be a waiver of any subsequent breach of that
rule or any other. Tenant's failure to keep and observe the Rules and
Regulations shall constitute a default under this Lease. In the case of any
conflict between the Rules and Regulations and this Lease, this Lease shall be
controlling.

                       ARTICLE XVIII. BROKER'S COMMISSION

     The parties recognize as the broker(s) who negotiated this Lease the
firm(s), if any, whose name(s) is (are) stated in Item 10 of the Basic Lease
Provisions, and agree that Landlord shall be responsible for the payment of
brokerage commissions to those broker(s) unless otherwise provided in this
Lease. Tenant warrants that it has had no dealings with any other real estate
broker or agent in connection with the negotiation of this Lease, and Tenant
agrees to indemnify and hold Landlord harmless from any cost, expense or
liability (including reasonable attorneys' fees) for any compensation,
commissions or charges claimed by any other real estate broker or agent employed
or claiming to represent or to have been employed by Tenant in connection with
the negotiation of this Lease. The foregoing agreement shall survive the
termination of this Lease. If Tenant fails to take possession of the Premises or
if this Lease otherwise terminates prior to the Expiration Date as the result of
failure of performance by Tenant, Landlord shall be entitled to recover from
Tenant the unamortized portion of any brokerage commission funded by Landlord in
addition to any other damages to which Landlord may be entitled.

                  ARTICLE XIX. TRANSFER OF LANDLORD'S INTEREST

     In the event of any transfer of Landlord's interest in the Premises, the
transferor shall be automatically relieved of all obligations on the part of
Landlord accruing under this Lease from and after the date of the transfer,
provided that any funds held by the transferor in which Tenant has an interest
shall be turned over, subject to that interest, to the transferee and Tenant is
notified of the transfer as required by law. No holder of a mortgage and/or deed
of trust to which this Lease is or may be subordinate, and no landlord under a
so-called sale-leaseback, shall be responsible in connection with the Security
Deposit, unless the mortgagee or holder of the deed of trust or the landlord
actually receives the Security Deposit. It is intended that the covenants and
obligations contained in this Lease on the part of Landlord shall, subject to
the foregoing, be binding on Landlord, its successors and assigns, only during
and in respect to their respective successive periods of ownership.

                           ARTICLE XX. INTERPRETATION

     SECTION 20.1. GENDER AND NUMBER. Whenever the context of this Lease
requires, the words "Landlord" and "Tenant" shall include the plural as well as
the singular, and words used in neuter, masculine or feminine genders shall
include the others.

     SECTION 20.2. HEADINGS. The captions and headings of the articles and
sections of this Lease are for convenience only, are not a part of this Lease
and shall have no effect upon its construction or interpretation.

     SECTION 20.3. JOINT AND SEVERAL LIABILITY. If more than one person or
entity is named as Tenant, the obligations imposed upon each shall be joint and
several and the act of or notice from, or notice or refund to, or the signature
of, any one or more of them shall be binding on all of them with respect to the
tenancy of this Lease, including, but not limited to, any renewal, extension,
termination or modification of this Lease.

     SECTION 20.4. SUCCESSORS. Subject to Articles IX and XIX, all rights and
liabilities given to or imposed upon Landlord and Tenant shall extend to and
bind their respective heirs, executors, administrators, successors and assigns.
Nothing contained in this Section is intended, or shall be construed, to grant
to any person other than Landlord and Tenant and their successors and assigns
any rights or remedies under this Lease.

                                       25
<PAGE>

     SECTION 20.5. TIME OF ESSENCE. Time is of the essence with respect to the
performance of every provision of this Lease.

     SECTION 20.6. CONTROLLING LAW. This Lease shall be governed by and
interpreted in accordance with the laws of the State of California.

     SECTION 20.7. SEVERABILITY. If any term or provision of this Lease, the
deletion of which would not adversely affect the receipt of any material benefit
by either party or the deletion of which is consented to by the party adversely
affected, shall be held invalid or unenforceable to any extent, the remainder of
this Lease shall not be affected and each term and provision of this Lease shall
be valid and enforceable to the fullest extent permitted by law.

     SECTION 20.8. WAIVER AND CUMULATIVE REMEDIES. One or more waivers by
Landlord or Tenant of any breach of any term, covenant or condition contained in
this Lease shall not be a waiver of any subsequent breach of the same or any
other term, covenant or condition. Consent to any act by one of the parties
shall not be deemed to render unnecessary the obtaining of that party's consent
to any subsequent act. No breach by Tenant of this Lease shall be deemed to have
been waived by Landlord unless the waiver is in a writing signed by Landlord.
The rights and remedies of Landlord under this Lease shall be cumulative and in
addition to any and all other rights and remedies which Landlord may have.

     SECTION 20.9. INABILITY TO PERFORM. In the event that either party shall be
delayed or hindered in or prevented from the performance of any work or in
performing any act required under this Lease by reason of any cause beyond the
reasonable control of that party, then the performance of the work or the doing
of the act shall be excused for the period of the delay and the time for
performance shall be extended for a period equivalent to the period of the
delay. The provisions of this Section shall not operate to excuse Tenant from
the prompt payment of rent or from the timely performance of any other
obligation under this Lease within Tenant's reasonable control.

     SECTION 20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other
attachments cover in full each and every agreement of every kind between the
parties concerning the Premises, the Building, and the Project, and all
preliminary negotiations, oral agreements, understandings and/or practices,
except those contained in this Lease, are superseded and of no further effect.
Tenant waives its rights to rely on any representations or promises made by
Landlord or others which are not contained in this Lease. No verbal agreement or
implied covenant shall be held to modify the provisions of this Lease, any
statute, law, or custom to the contrary notwithstanding.

     SECTION 20.11. QUIET ENJOYMENT. Upon the observance and performance of all
the covenants, terms and conditions on Tenant's part to be observed and
performed, and subject to the other provisions of this Lease, Tenant shall
peaceably and quietly hold and enjoy the Premises for the Term without hindrance
or interruption by Landlord or any other person claiming by or through Landlord.

     SECTION 20.12. SURVIVAL. All covenants of Landlord or Tenant which
reasonably would be intended to survive the expiration or sooner termination of
this Lease, including without limitation any warranty or indemnity hereunder,
shall so survive and continue to be binding upon and inure to the benefit of the
respective parties and their successors and assigns.

                      ARTICLE XXI. EXECUTION AND RECORDING

     SECTION 21.1. COUNTERPARTS. This Lease may be executed in one or more
counterparts, each of which shall constitute an original and all of which shall
be one and the same agreement.

     SECTION 21.2. CORPORATE AND PARTNERSHIP AUTHORITY. If Tenant is a
corporation or partnership, each individual executing this Lease on behalf of
the corporation or partnership represents and warrants that he is duly
authorized to execute and deliver this Lease on behalf of the corporation or
partnership, and that this Lease is binding upon the corporation or partnership
in accordance with its terms. Tenant shall, at Landlord's request, deliver a
certified copy of its board of directors' resolution or partnership agreement or
certificate authorizing or evidencing the execution of this Lease.

     SECTION 21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of
this Lease to Tenant shall be for examination purposes only, and shall not
constitute an offer to or option for Tenant to lease the Premises. Execution of
this Lease by Tenant and its return to Landlord shall not be binding upon
Landlord, notwithstanding any time interval, until Landlord has in fact executed
and delivered this Lease to Tenant, it being intended that this Lease shall only
become effective upon execution by Landlord and delivery of a fully executed
counterpart to Tenant.

     SECTION 21.4. RECORDING. Tenant shall not record this Lease without the
prior written consent of Landlord. Tenant, upon the request of Landlord, shall
execute and acknowledge a "short form" memorandum of this Lease for recording
purposes.

     SECTION 21.5. AMENDMENTS. No amendment or termination of this Lease shall
be effective unless in writing signed by authorized signatories of Tenant and
Landlord, or by their respective successors in interest. No

                                       26
<PAGE>

actions, policies, oral or informal arrangements, business dealings or other
course of conduct by or between the parties shall be deemed to modify this Lease
in any respect.

     SECTION 21.6. EXECUTED COPY. Any fully executed photocopy or similar
reproduction of this Lease shall be deemed an original for all purposes.

     SECTION 21.7. ATTACHMENTS. All exhibits, amendments, riders and addenda
attached to this Lease are hereby incorporated into and made a part of this
Lease.

                           ARTICLE XXII. MISCELLANEOUS

     SECTION 22.1. NONDISCLOSURE OF LEASE TERMS. Tenant acknowledges and agrees
that the terms of this Lease are confidential and constitute proprietary
information of Landlord. Disclosure of the terms could adversely affect the
ability of Landlord to negotiate other leases and impair Landlord's relationship
with other tenants. Accordingly, Tenant agrees that it, and its partners,
officers, directors, employees and attorneys, shall not intentionally and
voluntarily disclose the terms and conditions of this Lease to any other tenant
or apparent prospective tenant of the Building or Project, either directly or
indirectly, without the prior written consent of Landlord, provided, however,
that Tenant may disclose the terms to prospective subtenants or assignees under
this Lease.

     SECTION 22.2. GUARANTY. As a condition to the execution of this Lease by
Landlord, the obligations, covenants and performance of the Tenant as herein
provided shall be guaranteed in writing by the Guarantor(s) listed in Item 7 of
the Basic Lease Provisions, if any, on a form of guaranty provided by Landlord.

     SECTION 22.3. CHANGES REQUESTED BY LENDER. If, in connection with obtaining
financing for the Project, the lender shall request reasonable modifications in
this Lease as a condition to the financing, Tenant will not unreasonably
withhold or delay its consent, provided that the modifications do not materially
increase the obligations of Tenant or materially and adversely affect the
leasehold interest created by this Lease.

     SECTION 22.4. MORTGAGEE PROTECTION. No act or failure to act on the part of
Landlord which would otherwise entitle Tenant to be relieved of its obligations
hereunder or to terminate this Lease shall result in such a release or
termination unless (a) Tenant has given notice by registered or certified mail
to any beneficiary of a deed of trust or mortgage covering the Building whose
address has been furnished to Tenant and (b) such beneficiary is afforded a
reasonable opportunity to cure the default by Landlord (which in no event shall
be less than sixty (60) days), including, if necessary to effect the cure, time
to obtain possession of the Building by power of sale or judicial foreclosure
provided that such foreclosure remedy is diligently pursued. Tenant agrees that
each beneficiary of a deed of trust or mortgage covering the Building is an
express third party beneficiary hereof, Tenant shall have no right or claim for
the collection of any deposit from such beneficiary or from any purchaser at a
foreclosure sale unless such beneficiary or purchaser shall have actually
received and not refunded the deposit, and Tenant shall comply with any written
directions by any beneficiary to pay rent due hereunder directly to such
beneficiary without determining whether an event of default exists under such
beneficiary's deed of trust.

     SECTION 22.5. COVENANTS AND CONDITIONS. All of the provisions of this Lease
shall be construed to be conditions as well as covenants as though the words
specifically expressing or imparting covenants and conditions were used in each
separate provision.

     SECTION 22.6. SECURITY MEASURES. Tenant hereby acknowledges that Landlord
shall have no obligation whatsoever to provide guard service or other security
measures for the benefit of the Premises or the Project. Tenant assumes all
responsibility for the protection of Tenant, its agents, invitees and property
from acts of third parties. Nothing herein contained shall prevent Landlord, at
its sole option, from providing security protection for the Project or any part
thereof, in which event the cost thereof shall be included within the definition
of Project Costs.

     SECTION 22.7. JAMS ARBITRATION.

          (a) All claims or disputes between Landlord and Tenant arising out of,
or relating to the Lease which either party is expressly authorized by a
provision hereof to submit to arbitration, shall be decided by the
JAMS/ENDISPUTE, or its successor, in Orange, California ("JAMS"), unless the
parties mutually agree otherwise. Within ten (10) business days following
submission to JAMS, JAMS shall designate three arbitrators and each party may,
within five (5) business days thereafter, veto one of the three persons so
designated. If two different designated arbitrators have been vetoed, the third
arbitrator shall hear and decide the matter. Any arbitration pursuant to this
Section shall be decided within thirty (30) days of submission of JAMS. The
decision of the arbitrator shall be final and binding on the parties. All costs
associated with arbitration shall be awarded to the prevailing party as
determined by the arbitrator.

          (b) Notice of the demand for arbitration by either party to the Lease
shall be filed in writing with the other party to the Lease and with JAMS and
shall be made within a reasonable time after the dispute has arisen. The award
rendered by the arbitrators shall be final, and judgment may be entered upon it
in accordance with applicable law in any court having jurisdiction thereof.
Except by written consent of the person or entity sought to be joined, no

                                       27
<PAGE>

arbitration arising out of or relating to the Lease shall include, by
consolidation, joinder or in any other manner, any person or entity not a party
to the Lease under which such arbitration is filed if (1) such person or entity
is substantially involved in a common question of fact or law, (2) the presence
of such person or entity is required if complete relief is to be accorded in the
arbitration, or (3) the interest or responsibility of such person or entity in
the matter is not insubstantial.

     (c) The agreement herein among the parties to the Lease and any other
written agreement to arbitrate referred to herein shall be specifically
enforceable under prevailing law.

LANDLORD:                                      TENANT:

THE IRVINE COMPANY                             NATURADE, INC.
                                               a Delaware corporation

By:____________________________________        By:______________________________
Clarence W. Barker,                            Name:____________________________
  President, Irvine Industrial Company,            Title:_______________________
  a division of The Irvine Company

By:____________________________________        By:______________________________
      Gary A. Vaccaro                              Name:________________________
      Senior Vice President                        Title:_______________________
      Finance and Acquisitions Assistant
      Secretary

                                       28<PAGE>

                     ASSUMPTION AND ADMINISTRATION AGREEMENT

                                  By and Among
                       Wellmark Community Insurance, Inc.
                               An Iowa Corporation

                                       as
                                 Ceding Company

                                       and

                                 Wellmark, Inc.,
                               An Iowa Corporation

                                       and

                  BLUE CROSS & BLUE SHIELD UNITED OF WISCONSIN
                             a Wisconsin Corporation

                                       and

                       UNITED WISCONSIN INSURANCE COMPANY

                                       as
                                Assuming Company

<PAGE>

SCHEDULES

I.B.       Assumed Policies

XVI.B.     Madison, Wisconsin Employees

XVI.C.     Madison, Wisconsin Office Equipment

<PAGE>

                     ASSUMPTION AND ADMINISTRATION AGREEMENT

           This Assumption and Administration Agreement ("Agreement") is made as
of this 27th day of April 2000, by and between Wellmark, Inc., an Iowa
corporation, ("Wellmark"), Wellmark Community Insurance, Inc., an Iowa
corporation, (the "Ceding Company"), with their corporate offices at 636 Grand
Avenue, Des Moines, Iowa 50309 and Blue Cross & Blue Shield United of Wisconsin,
a Wisconsin insurance corporation, and United Wisconsin Insurance Company
(collectively referred to herein as the "Assuming Company"), with their
corporate offices at 401 West Michigan Street, Milwaukee, Wisconsin 53203.

                                    RECITALS

           WHEREAS, the Ceding Company writes health and dental insurance
products in Wisconsin (the "Assumed Policies" as defined further hereinafter);

           WHEREAS, the Ceding Company desires to cede the liability for one
hundred percent (100%) of the losses and other liabilities arising under the
Assumed Policies, on and following June 1, 2000, (the "Effective Date"), to the
Assuming Company; and

           WHEREAS, Blue Cross & Blue Shield United of Wisconsin desires to
assume the Ceding Company's liabilities under the Assumed Policies, other than
Medicare Supplement Insurance Policies, which United Wisconsin Insurance Company
desires to assume, on and after the Effective Date.

           NOW, THEREFORE, in consideration of the mutual promises and covenants
set forth herein and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties agree as follows:

                                    AGREEMENT

                               I.  BUSINESS COVERED

           A.  Subject to the terms, conditions, and limitations set forth
herein, the Assuming Company agrees to assume, reinsure and indemnify the Ceding
Company for one hundred percent (100%) of each Loss Incurred and all other
liabilities arising under the Assumed Policies on or after the Effective Date
("Covered Loss"). The Ceding Company shall be solely liable for any Loss
Incurred prior to the Effective Date.

           B.  The term "Assumed Policies" shall mean all policies, contracts,
certificates, and other obligations of health and dental insurance, which are or
were issued by the Ceding Company in Wisconsin, and which are in force as of the
Effective Date, including the following:

                                       1

<PAGE>

                      1.  Group health and dental insurance policies
                          issued to the Wisconsin Farm Bureau Federation,
                          including the Master Policy/Agreement effective
                          February 1, 1995.

                      2.  Group health insurance policies covering
                          members of the Rural Mutual home office,
                          agents, and board of directors groups.

                      3.  Small employer group health and dental
                          insurance policies.

                      4.  Conversion policies issued under the above.

                      5.  Individual plans reported under the Wisconsin
                          Farm Bureau Member Health Plan.

                      6.  Medicare Supplement insurance policies.

           C.  The Assuming Company shall be responsible for the following
liabilities, all of which are solely attributable to premium earned under the
Assumed Policies after the Effective Date: (1) liability for premium taxes; (2)
liability for assessments in connection with the participation by the Ceding
Company or the Assuming Company, whether voluntary or involuntary, in any
guaranty fund, insolvency fund, plan, pool, association or other similar fund or
association; (3) liability for returns, collection, or refunds of premium; and
(4) liability for all commissions (together, "Ancillary Liabilities"). To the
extent that the Ceding Company incurs any Ancillary Liabilities, the Assuming
Company shall reimburse it for the same.

           D.  A loss is deemed incurred ("Loss Incurred") at the time and date
of the provision of medical services and/or the incurrence of an expense arising
from a covered service under an Assumed Policy.

                       II.  CLOSING DATE, EFFECTIVE DATE,
                        AND ADMINISTRATION TRANSFER DATE

           The Assuming Company shall assume the financial obligations for all
the Assumed Policies at 12:01 a.m., Central Time, on June 1, 2000, the Effective
Date. The Assuming Company shall assume the administration of the Assumed
Policies on August 1, 2000, or on such later date as the parties mutually agree
is reasonable and necessary to assure an orderly transition of the business with
the least customer disruption possible, provided that the parties will use
mutual best efforts to transfer administration by no later than October 1, 2000
(the "Administration Transfer Date"). On April 27, 2000, (the "Closing Date"),
this Agreement shall be executed by the parties and shall continue in effect
until terminated (i) by the mutual agreement of the parties hereto; (ii) by
either party hereto upon the failure of the other party to cure any material
breach hereof within fifteen (15) days following written notice given as
provided in Paragraph I of Article XVIII hereof; or (iii) upon the insolvency of
either party hereto, subject in all events to Article XIV hereof (the
"Termination Date"). Following the

                                       2

<PAGE>

Termination Date, the Ceding Company shall remain liable for any Loss
Incurred during the term of this Agreement.

                                 III.  TERRITORY

           This Agreement applies to all the Assumed Policies set forth on
Schedule I.B. issued by the Ceding Company in Wisconsin and in force as of the
Effective Date.

                                IV.  CONSIDERATION

           As consideration for the Assignment of the Assumed Policies, Assuming
Company shall pay Ceding Company the following sums by confirmed wire transfer
of immediately available funds:

           A.  One Million ($1,000,000) Dollars on the Closing Date;

           B.  One Million ($1,000,000) Dollars ("Contingent Payment")
upon the satisfaction of each of the following conditions:

                      1.  The Medical Loss Ratio on the Assumed Policies
                          ("MLR") as calculated in accordance with
                          paragraph D of this Article on the first
                          anniversary of the Effective Date must be less
                          than ninety percent (90%); and

                      2.  Not less than eighty percent (80%) of the
                          members enrolled under the Assumed Policies as
                          of the Effective Date are enrolled under the
                          Assumed Policies or other policies issued by
                          the Assuming Company and in force on the first
                          anniversary of the Effective Date.

           Provided, however, if the condition specified in paragraph B.1. above
is satisfied but the condition specified in paragraph B.2. is not satisfied, the
Contingent Payment shall be prorated based upon the percentage of the measure
specified in B.2 that has been achieved. For example, if the condition specified
in Section IV.B.1. is met but only sixty percent (60%) of the members are
enrolled under the Assumed Policies or other policies issued by the Assuming
Company at that time, the Ceding Company shall be entitled to seventy-five
percent (75%) of the Contingent Payment ($750,000).

           C.  In the event that the MLR is ninety percent (90%) or greater on
the first anniversary of the Effective Date, the Contingent Payment will be paid
on the second anniversary of the Effective Date upon the satisfaction of each of
the following conditions:

                      1.  The MLR for the Assumed Policies for the
                          twenty-four months from the Effective Date is
                          less than ninety percent (90%); and

                      2.  Not less than eighty percent (80%) of the
                          members enrolled under the Assumed Policies as
                          of the Effective Date are enrolled under the

                                       3

<PAGE>

                          Assumed Policies or other policies issued by
                          the Assuming Company and in force on the second
                          anniversary of the Effective Date.

           Provided, however, if the condition specified in paragraph C.1. above
is satisfied but the condition specified in paragraph C.2. is not satisfied, the
Contingent Payment shall be prorated based upon the percentage of the measure
specified in C.2 that has been achieved. For example, if Section IV.C. is
applicable and the condition specified in Section IV.C.1. is met but only sixty
percent (60%) of the members are enrolled under the Assumed Policies or other
policies issued by the Assuming Company at that time, the Ceding Company shall
be entitled to seventy-five percent (75%) of the Contingent Payment ($750,000).

           D.  Calculation of the MLR shall take place 120 days after the fiscal
year end of the Effective Date, using premium earned from June 1, 2000, through
May 31, 2001, ("Earned Premium") and claims incurred between June 1, 2000, and
May 31, 2001, and settled between June 1, 2000, and September 30, 2001, (a 120
day run-out period) ("Incurred Claims"). The MLR is equal to the dollar amount
of the Incurred Claims divided by the dollar amount of the Earned Premium.
Claims incurred after May 31, 2001, and settled before September 30, 2001, will
not be included in the calculation. Payment of the Contingent Payment for the
first year, if applicable, shall be made as soon as reasonably possible after
the calculation of the MLR, but no later than November 30, 2001. If Section
IV.C. is applicable, the MLR will be calculated based on premium earned from
June 1, 2000, through May 31, 2002, and claims incurred between June 1, 2000,
and May 31, 2002, and settled between June 1, 2000, and September 30, 2002.
Payment of the Contingent Payment after the second anniversary of the Effective
Date, if applicable, shall be made as soon as reasonably possible after the
calculation of the MLR, but no later than November 30, 2002. Assuming Company
and UWIC shall maintain records of the Assumed Policies in such a manner as to
perform the MLR calculations and to measure enrollment as provided in Section
IV.C.2. and shall provide Ceding Company with all calculations of MLR and the
detail, assumptions, reports and all other materials used to prepare such
calculation and measure enrollment. Ceding Company shall have upon reasonable
notice the right to review and examine records reasonably related to such
calculations. Any dispute among the parties in regard to this Article shall be
resolved in the manner prescribed by Article IX of this Agreement.

                             V.  PREMIUM AND REVENUE

           A.  As consideration for the assumption hereunder, the Ceding Company
shall pay the Assuming Company cash equal to the unearned premium reserves and
premium paid in advance for the Assumed Policies as of the Effective Date (the
"Premium"). Ceding Company shall also transfer accounts receivable relating to
the Assumed Polices and cash not yet reconciled to a specific account related to
the Assumed Policies for the period after 12/31/1999. If an accounts receivable
transferred related to the period prior to the Effective Date is deemed
uncollectable, the Ceding Company will reimburse the Assuming Company for such
write off. The Assuming Company shall also be entitled to any premium earned for
the Assumed Policies which relates to time periods following the Effective Date
("Post-Effective Date Premium"). In the event that the Ceding Company collects
or receives any Post-

                                       4

<PAGE>

Effective Date Premium, the Ceding Company shall remit such premium to the
Assuming Company in the mutually agreed upon schedule. During the period of
time between the Effective Date and the Administration Transfer Date, Ceding
Company will continue to bill and collect Post-Effective Date Premium in the
ordinary course and will regularly transfer the collected funds to an account
designated by Assuming Company. The Assuming Company will reimburse the
Ceding Company for any commissions paid prior to the Effective Date which
relate to Post-Effective Date Premiums.

           B.  Ceding Company shall provide Assuming Company with all
calculations of Post-Effective Date Premium and Premium and the detail,
assumptions, reports and all other materials used by Ceding Company in
preparation of such calculations. Any dispute among the parties in regard to the
amounts of Post-Effective Date Premium and Premium shall be resolved in the
manner prescribed by Article IX of this Agreement.

                     VI.  ADMINISTRATION AND LOSS SETTLEMENT

A.  After the Closing Date, the Ceding Company and the Assuming Company will
continue to use mutual best efforts to transition the administration of the
Assumed Policies to the Assuming Company as of the Administration Transfer Date
in an efficient and cost-effective manner with the least customer disruption.
Between the Effective Date and the Administration Transfer Date, the Ceding
Company will continue administration of the Assumed Policies in accordance with
the terms of this Agreement.

                      1.  Administration of the Assumed Policies means,
                          without limitation: policyholder and member
                          services; billing and collection of premiums;
                          distribution of required reports to
                          policyholder and members; issuance of Form
                          1099s to agencies and providers; processing and
                          payment of claims; determination and
                          calculation of reserves for the Assumed
                          Policies; calculation and payment of agent
                          commissions; member communications; customer
                          service, and other services associated with the
                          administration of the Assumed Policies.

                      2.  Ceding Company will notify Assuming Company of
                          the claims settled for health care and pharmacy
                          benefits with a Loss Incurred date on or after
                          the Effective Date on a weekly basis or such
                          other regular time as the parties determine and
                          Assuming Company will wire funds within 2
                          business days to pay Ceding Company for the
                          benefit expense of the settled claims. If a
                          claim incurred between the Effective Date and
                          the Administration Transfer Date exceeds or, in
                          the judgement of the Ceding Company, appears
                          likely to exceed $50,000 in amount, the Ceding
                          Company shall consult with the Assuming Company
                          and obtain approval prior to approving or
                          denying the claim. In addition, from June 1,
                          2000, through the Administration Transfer Date
                          if such date is on or prior to October 1, 2000,
                          Assuming Company shall pay Ceding Company on a
                          monthly basis for the administration of the
                          Assumed Policies on the basis

                                       5

<PAGE>

                                 of eight percent (8%) of the Post-Effective
                                 Date Premium. In the event the Administration
                                 Transfer Date is November 1, 2000, or later,
                                 then effective November 1, 2000, the percentage
                                 payment amount will increase to 9% of Post-
                                 Effective Date Premium.

                      3.         Ceding Company will provide Assuming Company
                                 with financial reports and journal entries as
                                 reasonably necessary after each month end in
                                 connection with the services provided prior to
                                 the Administration Transfer Date.

                      4.         Ceding Company will process commission payments
                                 and request payment from Assuming Company on a
                                 monthly basis in connection with the services
                                 provided prior to the Administration Transfer
                                 Date.

                      5.         The Ceding Company will incur expenses such as
                                 provider network access fees and other
                                 reasonable miscellaneous expenses necessary to
                                 administer the Assumed Policies. The Ceding
                                 Company will provide supporting documentation
                                 and request payment on a monthly basis in
                                 connection with the services provided prior to
                                 the Administration Transfer Date.

                      6.         Beginning with the period eighteen (18) days
                                 prior to the Administration Transfer Date,
                                 which date shall be referred to as the "Cut
                                 Over Date," Ceding Company will cease claims
                                 and membership entry and will forward all
                                 claims it receives to Assuming Company for
                                 entry and adjudication by Assuming Company.
                                 Ceding Company will use its best efforts to
                                 complete the processing with respect to claims
                                 and adjustments submitted to Ceding Company for
                                 payment prior to the Cut Over Date.

                      7.         Pharmacy claims with a Loss Incurred Date prior
                                 to the Administration Transfer Date shall be
                                 administered by the Ceding Company.

           B.         Claims with a Loss Incurred Date on or after January 1,
2000, and prior to the Effective Date that are submitted to Assuming Company
for payment on or after the Cut Over Date are herein referred to as "Run Out
Claims." Assuming Company will provide administration for all such Run Out
Claims in accordance with this Agreement and administration services shall
mean those services specified in paragraph A.1 of this Article.

                      1.         On a monthly basis the Assuming Company will
                                 notify and provide agreed upon reporting to the
                                 Ceding Company for the actual benefit or claims
                                 expense paid by Assuming Company on the Run Out
                                 Claims (the "Settled Claims Amount"). Ceding
                                 Company will wire funds within 2 business days
                                 to pay Assuming Company for the Settled Claims
                                 Amount. If an incurred Run Out Claim exceeds
                                 or, in the judgement of the Assuming Company,
                                 appears likely to exceed $50,000 in amount, the

                                       6
<PAGE>

                                 Assuming Company will consult with and obtain
                                 Ceding Company approval prior to approving or
                                 denying the claim.

                      2.         In addition, Ceding Company will pay Assuming
                                 Company on a monthly basis for the
                                 administrative cost of administering the Run
                                 Out Claims at the rate of $12.00 per Claim
                                 Transaction for Facility services and $9.00 per
                                 Claim Transaction for Professional services.
                                 "Claim Transaction" means any transaction for
                                 which a control number has been assigned for
                                 processing through the Assuming Company's
                                 claims system and that is processed to a final
                                 disposition status including payment,
                                 non-payment, partial payment, and payments
                                 attributed toward deductibles. A Claim
                                 Transaction for Professional services shall not
                                 exceed ten (10) input lines, and a Claim
                                 Transaction for Facility services shall not
                                 exceed twenty (20) input lines. Each additional
                                 segment of ten (10) input lines or less in the
                                 case of Professional services, or twenty (20)
                                 input lines or less in the case of Facility
                                 services counts as an additional Claim
                                 Transaction. Claim Transaction shall not mean
                                 any transaction resulting from error
                                 identification and correction, from adjustments
                                 due to utilization review or other coverage
                                 information, from duplicate submissions by
                                 health care providers, or from retroactive
                                 benefit adjustments.

                      3.         The Assuming Company will process and report to
                                 the Ceding Company on a monthly basis any
                                 retroactive premium and commission activity for
                                 periods prior to the Effective Date.

                      4.         Run Out Claims will not include pharmacy
                                 benefit claims with a Loss Incurred Date prior
                                 to the Administration Transfer Date and Ceding
                                 Company will provide administration for such
                                 claims.

           C.         With respect to claims with a Loss Incurred date prior
to January 1, 2000, that are submitted for payment on or after the Cut Over
Date, Ceding Company will be responsible for settling such claims.

           D.         Assuming Company shall be responsible for creating and
mailing all Assumption Certificates to policyholders and will provide Ceding
Company with the reasonable advance opportunity for review and approval of
Assumption Certificates and other policyholder communications related to the
assumption of the Assumed Policies. Assumption Certificates shall be provided
to policyholders in advance of the Administration Transfer Date.

           E.         Within 25 days following the end of each calendar
quarter, the Assuming Company shall provide the Ceding Company with the
information needed by the Ceding Company to prepare its statutory financial
statements. The form of the report and the information to be provided shall
be as the Ceding Company shall reasonably request for the purpose of
completing such statutory financial statements.

                                       7
<PAGE>

           F.         Assuming Company will provide technical expertise and
resources necessary to transfer the administration of the Assumed Policies
and specifically to map the membership and claims data for the Assumed
Policies to Assuming Company's membership and claims system formats. Assuming
Company will determine, with advice and consultation from Ceding Company, the
timing and calendar of all transfer of administration steps required for a
successful and smooth transition. Ceding Company will cooperate and assist
with the technical work required to transfer the administration of the
Assumed Policies, will provide necessary data in its standard formats and
procedures as reasonably requested, and will dedicate the necessary personnel
and resources to respond to such requests in a timely and effective manner.

                      1.         Without assessment of additional fees or
                                 charges to Assuming Company, Ceding Company
                                 shall provide to Assuming Company electronic
                                 data files, or hardcopy or microfilm records if
                                 electronic records are unavailable, as
                                 reasonably requested on the following matters
                                 related to the Assumed Policies: membership
                                 history, accumulators,
                                 pre-certification/pre-authorization, case
                                 management, claim history, inquiry history, COB
                                 and any corresponding information reasonably
                                 and necessarily required for Assuming Company
                                 to adjudicate claims, process membership, and
                                 bill premium accurately. If Assuming Company
                                 requests data or technical assistance not
                                 typically and customarily furnished by a ceding
                                 company to an assuming company in transactions
                                 of this kind, Ceding Company will estimate the
                                 cost of providing such data or assistance and
                                 advise Assuming Company of the cost prior to
                                 furnishing the data or assistance. Assuming
                                 Company will then promptly notify Ceding
                                 Company whether to proceed with providing the
                                 data or assistance and will pay Ceding Company
                                 the cost of such data or assistance.

                      2.         Except as specified in paragraph 1 above, each
                                 party will bear its own expenses and costs in
                                 connection with the transfer of the
                                 administration of the Assumed Policies under
                                 this Agreement.

           G.         Ceding Company shall provide designated employees of
Assuming Company in Madison, Wisconsin, with read only access to certain
membership and claims systems known as RTMS and NRBS maintained by Ceding
Company in connection with the Assumed Policies for a period of no longer
than eight (8) months following the Administration Transfer Date. Such
employees shall agree to maintain the security and confidentiality of all
information contained in RTMS and NRBS and to abide by Ceding Company's
policies and requirements with regard to access, passwords, and use of such
information.

                      1.         All information to which Assuming Company or
                                 its designated employees have access to shall
                                 be deemed confidential information. Assuming
                                 Company agrees to maintain the confidentiality
                                 of such

                                       8
<PAGE>

                                 information in accordance with Federal and
                                 state laws. In the absence of any such
                                 provisions, Assuming Company agrees to use the
                                 same means to protect the confidential
                                 information as it uses to protect confidential
                                 information in its own trade or business, but
                                 in any event shall at least use reasonable
                                 means to protect the confidential information.
                                 Assuming Company agrees that it shall only
                                 access that information which it has a
                                 legitimate business need to know. Assuming
                                 Company understands and shall make any
                                 individuals who are also provided confidential
                                 information obtained through such access aware
                                 that this information may be subject to the
                                 confidentiality standards set forth under state
                                 or Federal law and that improper disclosure of
                                 such information to anyone who does not have a
                                 legitimate business need to know the
                                 information, may subject Assuming Company or
                                 other individuals with access to the
                                 confidential information to criminal penalties.

                      2.         During the first five (5) months of access,
                                 Ceding Company will not charge Assuming Company
                                 for access. For every month thereafter during
                                 which access is continued, Assuming Company
                                 will pay Ceding Company $1,000 per month for
                                 access as herein specified. At the conclusion
                                 of the eight-month period all access shall be
                                 discontinued and Assuming Company shall return
                                 all property of Ceding Company and delete all
                                 access from its computers.

                       VII. EXTRA CONTRACTUAL OBLIGATIONS

           A.         The Assuming Company shall reinsure the Ceding Company
for one hundred percent (100%) of the Ceding Company's Extra Contractual
Obligation losses arising out of actions taken by or on behalf of the
Assuming Company with respect to the Assumed Policies. Such losses are
defined as those liabilities not covered under any other provision of this
Agreement and which arise from the handling of any claim on business covered
hereunder after the Effective Date.

           B.         The date on which any Extra Contractual Obligation is
incurred by the Ceding Company shall be deemed, in all circumstances, to be
the date of the act (or, with respect to a series of related acts, the first
such act) giving rise to such Extra Contractual Obligation.

                        VIII. DATA AND ACCESS TO RECORDS

           Ceding Company shall provide and transfer to Assuming Company
electronic data files, paper copy and microfilm records, as reasonably necessary
and required and as requested by Assuming Company in connection with the Assumed
Policies. Upon reasonable notice, both the Assuming Company and the Ceding
Company shall be entitled to reasonable access to the books and records of the
other party at any reasonable time and may make copies of the same, but only to
the extent such materials pertain to the Assumed Policies reinsured under this

                                       9
<PAGE>

Agreement. Each party will pay its own expenses associated with any such review
of the books and records.

                             IX. DISPUTE RESOLUTION

           A.         Any dispute or other matter in question between the
Ceding Company and the Assuming Company arising out of or relating to the
formation, interpretation, performance, or breach of this Agreement, whether
such dispute arises before or after termination of this Agreement, shall
first be submitted to the Chief Executive Officers or his designee of each
party, who shall undertake good faith efforts with the other party to resolve
such dispute. If such dispute cannot be resolved through such efforts and
negotiation, either party may request the other party to participate in
non-binding mediation. If the other party refuses to participate in mediation
or if the dispute is not settled by mediation, the dispute shall be settled
by arbitration. Arbitration shall be initiated by the delivery of a written
notice of demand for arbitration by one party to the other.

           B.         Each party shall appoint an individual as arbitrator
and the two so appointed shall then appoint a third arbitrator. If either
party refuses or neglects to appoint an arbitrator within sixty (60) days of
receipt of a written notice of demand for arbitration, the other party may
appoint the second arbitrator. If the two arbitrators do not agree on a third
arbitrator within sixty (60) days of their appointment, each of the
arbitrators shall nominate three individuals. Each arbitrator shall then
decline two of the nominations presented by the other arbitrator. The third
arbitrator shall then be chosen from the remaining two nominations by drawing
lots. The arbitrators shall not have a personal or financial interest in the
result of the arbitration.

           C.         The arbitration hearings shall be held at such place as
may be mutually agreed. Each party shall submit its case to the arbitrators
within sixty (60) days of the selection of the third arbitrator or within
such longer period as may be agreed by the arbitrators. The arbitrators shall
not be obliged to follow judicial formalities or the rules of evidence except
to the extent required by the state law of the situs of the arbitration as
herein agreed; they shall make their decisions according to the practice of
the insurance business. The decision rendered by a majority of the
arbitrators shall be final and binding on both parties. Such decision shall
be a condition precedent to any right of legal action arising out of the
arbitrated dispute that either party may have against the other. Judgment
upon the award rendered may be entered in any court having jurisdiction
thereof.

           D.         Each side shall pay (1) the fee and expenses of its own
arbitrator, (2) one-half of the fee and expenses of the third arbitrator and
(3) one-half of the other expenses that the parties jointly incur directly
related to the arbitration proceeding. Other than as set forth above, each
Party shall bear its own costs in connection with any such arbitration
including, without limitation, (4) all legal, accounting, and other
professional fees and expenses and (5) all other costs and expenses each
party incurs to prepare for such arbitration.

                                      10
<PAGE>

           E.         Except as provided above, arbitration shall be based,
insofar as applicable, upon the Commercial Arbitration Rules of the American
Arbitration Association.

                                 X. SUBROGATION

           In the event of the payment of any loss by the Assuming Company under
this Agreement, the Assuming Company shall be subrogated, to the extent of such
payment, to all of the rights of the Ceding Company against any person or entity
legally responsible for the loss. The Assuming Company is hereby authorized and
empowered to bring any appropriate action in its own name, or in the name of the
Ceding Company with prior written notice to the Ceding Company, to enforce such
rights.

                             XI. ERRORS OR OMISSIONS

           Inadvertent delays, errors or omissions made in connection with this
Agreement or any transaction hereunder will not relieve either party from any
liability that would otherwise have attached had such delay, error or omission
not occurred. Regardless, the responsible party will rectify each such delay,
error or omission as promptly as practicable after discovery.

                           XII. HONORABLE UNDERTAKING

           This Agreement shall be construed as an honorable undertaking between
the parties hereto not to be defeated by technical legal constructions, it being
the intention of this Agreement that the fortunes of the Assuming Company shall
in all cases follow the fortunes of the Ceding Company.

                            XIII. REGULATORY APPROVAL

           The consummation of this Agreement and the transactions contemplated
hereby are contingent upon the receipt of any necessary approvals of insurance
regulatory authorities pursuant to all applicable insurance laws and upon the
receipt of all necessary approvals by any other governmental or regulatory
authority whose approval is required by law. The Ceding Company and the Assuming
Company shall take all steps necessary to obtain any requisite regulatory
approval of this Agreement and the transaction described herein.

                                 XIV. INSOLVENCY

           A.         In the event of the insolvency of the Ceding Company
and the appointment of a liquidator, receiver, conservator or statutory
successor, amounts due from Assuming Company shall be payable by the Assuming
Company immediately upon demand, with reasonable provision for verification,
on the basis of the liability of the Ceding Company as a result of claims
allowed against the Ceding Company by any court of competent jurisdiction or
any liquidator, receiver, conservator or statutory successor having authority
to allow such claims, without diminution because of such insolvency or
because such liquidator, receiver, conservator or statutory successor has
failed to pay all or a portion of any claims.

                                      11
<PAGE>

           B. Payments by the Assuming Company as above set forth shall be
made directly to the Ceding Company or to its liquidator, receiver,
conservator or statutory successor, except (1) where this Agreement specifies
another payee in the event of the insolvency of the Ceding Company, or (2)
the Assuming Company with the consent of the direct insureds has assumed such
policy obligations of the Ceding Company as its direct obligations to the
payees under such Assumed Policies, in substitution for the obligations of
the Ceding Company to such payees.

           C. In the event of the insolvency of the Ceding Company, the
liquidator, receiver, conservator or statutory successor of the Ceding
Company shall give written notice to the Assuming Company of the pendency of
a claim against the insolvent Ceding Company on the Assumed Policies within a
reasonable time after such claim is filed in the insolvency proceeding and
during the pendency of such claim the Assuming Company may investigate such
claim and interpose, at its own expense, in the proceeding where such claim
is to be adjudicated any defense or defenses which it may deem available to
the Ceding Company or its liquidator, receiver, conservator or statutory
successor. The expense thus incurred by the Assuming Company shall be
chargeable subject to court approval against the insolvent Ceding Company as
part of the expense of liquidation to the extent of a proportionate share of
the benefit which may accrue to the Ceding Company solely as a result of the
defense undertaken by the Assuming Company.

           D. Where two or more assuming companies are involved in the same
claim and a majority in interest elect to interpose defense to such claim,
the expense shall be apportioned in accordance with the terms of this
Agreement as though such expense had been incurred by the Ceding Company.

           E. It is understood and agreed that any debts or credits,
liquidated or unliquidated, in favor of or against either party on the date
of the entry of the receivership or liquidation order, are deemed mutual
debts or credits, as the case may be, and shall be set off and the balance
only shall be allowed or paid. Although such claim, if any, on the part of
either party against the other may be unliquidated or undetermined in amount
on the date of the entry of the receivership or liquidation order, such
claim, if any, is hereby deemed to be in existence as of such date. Any
credits or claims then in existence and held by the other party may be offset
against it.

                                      12
<PAGE>

                               XV. INDEMNIFICATION

           A. The Assuming Company will indemnify the Ceding Company and hold
the Ceding Company harmless from and against any and all losses, liabilities,
fees, costs, expenses, or damages, including without limitation reasonable
attorneys' fees, arising under or relating to (1) any breach by the Assuming
Company of its obligations hereunder, or (2) any act, delay, error, or
omission of the Assuming Company or its agents in administering or servicing
any of the Assumed Policies. The Assuming Company will also indemnify the
Ceding Company and hold the Ceding Company harmless from and against any and
all losses, fees, costs, expenses, or damages, including without limitation
reasonable attorneys' fees, arising with respect to Losses Incurred, events
occurring or actions taken after the Effective Date with respect to the
Assumed Policies, other than losses, liabilities, fees, costs, expenses, or
damages, including without limitation reasonable attorneys' fees incurred by
reason of Ceding Company's breach of its obligations to administer the
Assumed Policies under Article VI prior to the Administration Transfer Date.

           B. The Ceding Company will indemnify the Assuming Company and hold
the Assuming Company harmless from and against any and all losses,
liabilities, fees, costs, expenses, or damages, including without limitation
reasonable attorneys' fees, arising under or relating to (1) any breach by
the Ceding Company of its obligations hereunder, or (2) any act, delay,
error, or omission of the Ceding Company or its agents in administering or
servicing any of the Assumed Policies. The Ceding Company will also indemnify
the Assuming Company and hold the Assuming Company harmless from and against
any and all losses, fees, costs, expenses, or damages, including without
limitation reasonable attorneys' fees, arising with respect to Losses
Incurred, events occurring or actions taken prior to the Effective Date with
respect to the Assumed Policies.

                             XVI. SPECIAL CONDITIONS

           A. RATE CHANGES. Assuming Company shall establish with Ceding
Company mutually agreed upon target loss ratios by market segment with
respect to any rate increases which occur after the Effective Date until the
earlier of (i) receipt by Ceding Company of the Contingent Payment; or (ii)
two years from the Effective Date.

           B. EMPLOYEES. On the Administration Transfer Date Wellmark, Inc.
("Wellmark") will terminate the employment of the six Wisconsin resident
employees listed on Schedule XVI.B. who administer the Assumed Policies, and
Assuming Company will offer similar employment to all such persons at wages
not less than the wages or applicable salary paid by Wellmark to each such
person on the Effective Date. Wellmark will pay such persons accrued but
unused vacation or alternatively, will pay Assuming Company an amount equal
to vacation benefits accrued but unused and Assuming Company will carry over
the accrued vacation. Assuming Company has provided such persons with a
summary of the employee benefits to be made available to them as employees of
Assuming Company. This provision shall not in any manner be construed as
granting any Wellmark employee hired by Assuming

                                     13
<PAGE>

Company a contract or assurance of continued employment with Assuming
Company. All Wellmark employees hired by Assuming Company will, unless
otherwise expressly agreed by Assuming Company in writing, be employed at
will, which means either the employee or Assuming Company may terminate the
employment relationship with or without cause and without advance notice.

           C. OFFICE SPACE/EQUIPMENT. On the Administration Transfer Date,
Wellmark will assign or transfer to Assuming Company the lease for the office
space located at 1212 Deming Way, Madison, Wisconsin, and Assuming Company
will assume the obligations under the lease. On the Effective Date, Wellmark
will sell to Assuming Company for $500.00 the office equipment, computers,
and furniture in the Madison office as more fully described in Schedule XVI.C.

           D. PENDING LITIGATION. Upon the satisfaction of all terms and
conditions of this Agreement, at the Closing Date, Assuming Company shall
dismiss with prejudice as to all parties Case No. 98-CV-1628 ("Pending
Litigation") pending in the Circuit Court of Dane County Wisconsin with each
party to bear its own costs.

           E. COMPETITION. Ceding Company shall not for a period of three (3)
years from the Effective Date, sell or offer to sell in Wisconsin health
insurance or dental insurance to the policyholders or members associated with
the Assumed Policies.

                              XVII. REPRESENTATIONS

           A. Ceding Company is an Iowa insurance company duly organized,
validly existing, and authorized to conduct its business in the state of
Wisconsin as now conducted, and to enter into and carry out the terms and
conditions of this Agreement. The forms of Assumed Policies including
certificates and master policies have been reviewed by regulatory counsel
familiar with Wisconsin insurance law, certified by counsel or an officer of
the Ceding Company to be in compliance with Wisconsin insurance law, and
submitted to and approved by, to the extent applicable, the Wisconsin Office
of the Commissioner of Insurance. Ceding Company will assist Assuming Company
with the preparation and issuance of amendments necessary to reflect recent
benefit changes required by law, including identifying which amendments are
appropriate for each class of business, and if requested will assist with the
filing of such amendments.

           B. Assuming Company is a Wisconsin insurance company duly organized,
validly existing, and authorized to conduct its business in the state of
Wisconsin as now conducted, and to enter into and carry out the terms and
conditions of this Agreement.

                                     14
<PAGE>

                         XVIII. MISCELLANEOUS PROVISIONS

           A. AMENDMENTS. This Agreement may only be amended by mutual
consent of the parties expressed in a written addendum; and such addendum,
when executed by both parties, shall be deemed to be an integral part of this
Agreement and binding on the parties hereto.

           B. SUCCESSORS AND ASSIGNS. This Agreement shall inure to the
benefit of and bind the Ceding Company and its successors and assigns and the
Assuming Company and its successors and assigns. Neither this Agreement nor
any right hereunder nor any part hereof may be assigned by any party hereto
without the prior written consent of the other party hereto, except with
respect to the administration of the Assumed Policies. Prior to any such
assignment, the consent of all necessary regulatory authorities must be
obtained if required by law.

           C. NO THIRD PARTY BENEFICIARIES. This Agreement is only for the
benefit of the Ceding Company and the Assuming Company and does not confer
any right, benefit, or privilege upon any person or entity not a party to
this Agreement.

           D. GOVERNING LAW. This Agreement will be governed by and construed
in accordance with the laws of the State of Wisconsin (without giving effect
to principles of conflicts of laws) applicable to a contract executed and to
be performed in such state.

           E. ENTIRE AGREEMENT. This Agreement supersedes all prior
discussions and agreements between, and contains the sole and entire
agreement between the Ceding Company and the Assuming Company with respect to
the subject matter hereof.

           F. HEADINGS, ETC. The headings used in this Agreement have been
inserted for convenience and do not constitute matter to be construed or
interpreted in connection with this Agreement. Unless the context of this
Agreement otherwise requires, (1) words of any gender will be deemed to
include each other gender, (2) words using the singular or plural number will
also include the plural or singular number, respectively, (3) the terms
hereof, herein, hereby, and derivative or similar words will refer to this
entire Agreement, and (4) the conjunction "or" will denote any one or more,
or any combination or all, of the specified items or matters involved in the
respective list.

           G. WAIVER. The failure of either party hereto at any time to
enforce any provision of this Agreement shall not be construed as a waiver of
that provision and shall not affect the right of either party thereafter to
enforce each and every provision of this Agreement in accordance with its
terms.

           H. SEVERABILITY. If any provision of this Agreement is held to be
illegal, invalid, or unenforceable under any present or future law, and if
the rights or obligations of any party under this Agreement will not be
materially and adversely affected thereby, (1) such provision

                                     15
<PAGE>

will be fully severable, (2) this Agreement will be construed and enforced as
if such illegal, invalid, or unenforceable provision had never comprised a
part hereof, (3) the remaining provisions of this Agreement will remain in
full force and effect and will not be affected by the illegal, invalid, or
unenforceable provision or by its severance herefrom, and (4) in lieu of such
illegal, invalid, or unenforceable provision, there will be added
automatically as a part of this Agreement, a legal, valid, and enforceable
provision as similar in terms to such illegal, invalid, or unenforceable
provision as may be possible.

           I. NOTICES. Any notice or communication given pursuant to this
Agreement must be in writing and will be deemed to have been duly given if
mailed (by registered or certified mail, postage prepaid, return receipt
requested), or if transmitted by facsimile, or if delivered by courier, as
follows:

To the Assuming Company:    Blue Cross Blue & Shield United of Wisconsin
                            401 West Michigan St., #C10 Legal
                            Milwaukee, WI 53203
                            Attn: Stephen E. Bablitch, Vice President and
                            General Counsel

If to Ceding Company        Wellmark Community Insurance, Inc.
or to Wellmark:             636 Grand Avenue
                            Des Moines, Iowa 50309-2565
                            Attn: F. Joseph Du Bray, Secretary and General
                            Counsel
                            Fax (515) 245-5090

                     All notices and other communications required or
permitted under this Agreement that are addressed as provided in this
paragraph will, whether sent by mail, facsimile, or courier, be deemed given
upon the first business day after actual delivery to the party to whom such
notice or other communication is sent (as evidenced by the return receipt or
shipping invoice signed by a representative of such party or by the facsimile
confirmation). Any party from time to time may change its address for the
purpose of notices to that party by giving a similar notice specifying a new
address, but no such notice will be deemed to have been given until it is
actually received by the party sought to be charged with the contents thereof.

           J. COUNTERPARTS. This Agreement may be executed simultaneously in
any number of counterparts, each of which will be deemed an original, but all
of which will constitute one and the same instrument.

           K. EXPENSES. Each party is responsible for their own expenses,
including attorneys' fees incurred in connection with the transaction
contemplated by this Agreement, except as specified in Article VI,
Administration and Loss Settlement.

           L. ASSUMING COMPANY. Reference in this Agreement to the Assuming
Company shall mean United Wisconsin Insurance Company as to the Medicare
Supplement Insurance Policies assumed hereunder and Blue Cross & Blue Shield
United of Wisconsin as to all of the

                                     16
<PAGE>

other Assumed Policies such that United Wisconsin Insurance Company shall
have no liability with respect to any of the Assumed Policies other than
Medicare Supplement Insurance Policies and Blue Cross & Blue Shield United of
Wisconsin shall have no liability under this Agreement with respect to
Medicare Supplement Insurance Policies assumed hereunder.

           IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be executed by their duly authorized representatives as of the date first set
forth above.

WELLMARK COMMUNITY INSURANCE, INC.

By:     /s/ David N. Southwell
   ------------------------------------
        David N. Southwell
Title:  Treasurer and Director

WELLMARK, INC.

By:     /s/ David N. Southwell
   ------------------------------------
        David N. Southwell
Title:  Group Vice President and Financial Officer

BLUE CROSS & BLUE SHIELD UNITED OF WISCONSIN

By:     /s/ Joseph P. Decker
   ------------------------------------
        Joseph P. Decker
Title:  Regional Vice President

UNITED WISCONSIN INSURANCE COMPANY

By:     /s/ Thomas E. Liechty
   ------------------------------------
        Thomas E. Liechty
Title:  President

                                     17
<PAGE>

                                  SCHEDULE I.B.
                                ASSUMED POLICIES

            1.   Group health and dental insurance policies issued
                 to the Wisconsin Farm Bureau Federation;
                 including the Master Policy/Agreement effective
                 February 1, 1995.

            2.   Group health insurance policies covering members
                 of the Rural Mutual home office, agents, and
                 board of directors groups.

            3.   Small employer group health and dental insurance policies.

            4.   Conversion policies issued under the above.

            5.   Individual plans reported under the Wisconsin Farm Bureau
                 Member Health Plan.

            6.   Medicare Supplement insurance policies.

                                      18
<PAGE>

                                 SCHEDULE XVI.B.
                                    EMPLOYEES

           Employee Name

           Betty Albertson
           Julie Anderson
           Carol Paulson
           Clovious Morgan
           Janice Shehan
           Allyson Waite

                                       19
<PAGE>

                                 SCHEDULE XVI.C.
                                OFFICE EQUIPMENT

7 Compaq Deskpro 2000 Computers with monitors and printers

Office Furniture for six people

Fax machine

Telephones

Copier

File cabinets

Refrigerator

                                       20

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