Document:

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                                                                   EXHIBIT 10.22

                                LEASE AGREEMENT

                                    BETWEEN

                                 PHL-OPCO, LP,
                                  AS LANDLORD

                                      AND

                               MEDIBUY.COM, INC.,
                                   AS TENANT

                               KINGS MILL CENTER
                                  MASON, OHIO
<PAGE>   2

                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                            PAGE
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<S>                                                                         <C>
1.   BASIC LEASE DEFINITIONS, EXHIBITS AND ADDITIONAL DEFINITIONS...........  1

     1.1  BASIC LEASE DEFINITIONS...........................................  1
     1.2  EXHIBITS..........................................................  3
     1.3  ADDITIONAL DEFINITIONS............................................  3

2.   GRANT OF LEASE.........................................................  6

     2.1  DEMISE............................................................  6
     2.2  QUIET ENJOYMENT...................................................  6
     2.3  LANDLORD AND TENANT COVENANTS.....................................  6

3.   RENT...................................................................  6

     3.1  BASE RENT.........................................................  6
     3.2  ADDITIONAL RENT...................................................  6
     3.3  OTHER TAXES.......................................................  7
     3.4  TERMS OF PAYMENT..................................................  8
     3.5  LATE PAYMENTS.....................................................  8
     3.6  RIGHT TO ACCEPT PAYMENTS..........................................  8

4.   USE AND OCCUPANCY......................................................  8

     4.1  USE...............................................................  8
     4.2  COMPLIANCE........................................................  8
     4.3  OCCUPANCY.........................................................  9

5.   SERVICES AND UTILITIES................................................. 10

     5.1  LANDLORD'S STANDARD SERVICES...................................... 10
     5.2  ADDITIONAL SERVICES............................................... 11
     5.3  INTERRUPTION OF SERVICE........................................... 11

6.   REPAIRS................................................................ 12

     6.1  REPAIRS WITHIN THE PREMISES....................................... 12
     6.2  FAILURE TO MAINTAIN PREMISES...................................... 12
     6.3  NOTICE OF DAMAGE.................................................. 13

7.   ALTERATIONS............................................................ 13

     7.1  ALTERATIONS BY TENANT............................................. 13
     7.2  ALTERATIONS BY LANDLORD........................................... 13

8.   LIENS.................................................................. 14
</TABLE>
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                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                        PAGE
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<S>   <C>                                                               <C>
1.    BASIC LEASE DEFINITIONS, EXHIBITS AND ADDITIONAL DEFINITIONS.....   1

      1.1   Basic Lease Definitions....................................   1
      1.2   Exhibits...................................................   3
      1.3   Additional Definitions.....................................   3

2.    GRANT OF LEASE...................................................   6

      2.1   Demise.....................................................   6
      2.2   Quiet Enjoyment............................................   6
      2.3   Landlord and Tenant Covenants..............................   6

3.    RENT.............................................................   6

      3.1   Base Rent..................................................   6
      3.2   Additional Rent............................................   6
      3.3   Other Taxes................................................   7
      3.4   Terms of Payment...........................................   8
      3.5   Late Payments..............................................   8
      3.6   Right to Accept Payments...................................   8

4.    USE AND OCCUPANCY................................................   8

      4.1   Use........................................................   8
      4.2   Compliance.................................................   8
      4.3   Occupancy..................................................   9

5.    SERVICES AND UTILITIES...........................................  10

      5.1   Landlord's Standard Services...............................  10
      5.2   Additional Services........................................  11
      5.3   Interruption of Services...................................  11

6.    REPAIRS..........................................................  12

      6.1   Repairs Within the Premises................................  12
      6.2   Failure to Maintain Premises...............................  12
      6.3   Notice of Damage...........................................  13

7.    ALTERATIONS......................................................  13

      7.1   Alterations by Tenant......................................  13
      7.2   Alterations by Landlord....................................  13

8.    LIENS............................................................  14
</TABLE>

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                               TABLE OF CONTENTS
                                    (cont'd)

<TABLE>
<CAPTION>
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<S>  <C>                                                                     <C>
9.   INSURANCE..........................................................      14

     9.1   LANDLORD'S INSURANCE.........................................      14
     9.2   TENANT'S INSURANCE...........................................      15

10.  DAMAGE OR DESTRUCTION..............................................      15

     10.1  TERMINATION OPTIONS..........................................      15
     10.2  REPAIR OBLIGATIONS...........................................      16
     10.3  RENT ABATEMENT...............................................      16

11.  WAIVERS AND INDEMNITIES............................................      16

     11.1  LANDLORD'S WAIVERS...........................................      16
     11.2  TENANT'S WAIVERS.............................................      17
     11.3  LANDLORD'S INDEMNITY.........................................      17
     11.4  TENANT'S INDEMNITY...........................................      17

12.  CONDEMNATION.......................................................      17

     12.1  FULL TAKING..................................................      17
     12.2  PARTIAL TAKING...............................................      17
     12.3  AWARDS.......................................................      18

13.  ASSIGNMENT AND SUBLETTING..........................................      18

     13.1  LIMITATION...................................................      18
     13.2  NOTICE OF PROPOSED TRANSFER; LANDLORD'S OPTIONS..............      18
     13.3  CONSENT NOT TO BE UNREASONABLY WITHHELD......................      19
     13.4  FORM OF TRANSFER.............................................      19
     13.5  PAYMENTS TO LANDLORD.........................................      19
     13.6  CHANGE OF OWNERSHIP..........................................      20
     13.7  PERMITTED TRANSFERS..........................................      20
     13.8  EFFECT OF TRANSFERS..........................................      20

14.  PERSONAL PROPERTY..................................................      20

     14.1  INSTALLATION AND REMOVAL.....................................      20
     14.2  RESPONSIBILITY...............................................      21
     14.3  ????????.....................................................      21

15.  END OF TERM........................................................      21

     15.1  SURRENDER....................................................      21
     15.2  HOLDING OVER.................................................      21

16.  ESTOPPEL CERTIFICATES..............................................      22
</TABLE>

                                      -ii-
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                               TABLE OF CONTENTS
                                    (cont'd)

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<CAPTION>
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<S>  <C>                                                                     <C>
17.  TRANSFERS OF LANDLORD'S INTEREST....................................     22

     17.1  SALE, CONVEYANCE AND ASSIGNMENT...............................     22
     17.2  EFFECT OF SALE, CONVEYANCE OR ASSIGNMENT......................     22
     17.3  SUBORDINATION AND NONDISTURBANCE..............................     22
     17.4  ATTORNMENT....................................................     23

18.  RULES AND REGULATIONS...............................................     23

19.  PARKING.............................................................     23

20.  TENANT'S DEFAULT AND LANDLORD'S REMEDIES............................     24

     20.1  DEFAULT.......................................................     24
     20.2  REMEDIES......................................................     25

21.  LANDLORD'S DEFAULT AND TENANT'S REMEDIES............................     27

     21.1  DEFAULT.......................................................     27
     21.2  REMEDIES......................................................     27

22.  SECURITY DEPOSIT....................................................     27

     22.1  AMOUNT........................................................     27
     22.2  USE AND RESTORATION...........................................     27
     22.3  TRANSFERS.....................................................     28
     22.4  REFUND........................................................     28

23.  BROKERS.............................................................     28

24.  LIMITATIONS ON LANDLORD'S LIABILITY.................................     28

25.  NOTICES.............................................................     29

26.  MISCELLANEOUS.......................................................     29

     26.1  BINDING EFFECT................................................     29
     26.2  COMPLETE AGREEMENT; MODIFICATION..............................     29
     26.3  DELIVERY FOR EXAMINATION......................................     29
     26.4  NO AIR RIGHTS.................................................     29
     26.5  ENFORCEMENT EXPENSES..........................................     29
     26.7  BUILDING NAME.................................................     30
     26.8  NO WAIVER.....................................................     30
     26.9  RECORDING; CONFIDENTIALITY
     26.10 CAPTIONS......................................................     30
     26.11 INVOICES......................................................     30
     26.12 SEVERABILITY..................................................     30
     26.13 JURY TRIAL....................................................     30
</TABLE>

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                               TABLE OF CONTENTS
                                    (cont'd)

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<S>  <C>                                                                     <C>
     26.14 AUTHORITY TO BIND...........................................
     26.15 ONLY LANDLORD/TENANT RELATIONSHIP...........................
     26.16 COVENANTS INDEPENDENT.......................................
     26.17 GOVERNING LAW...............................................

27.  ADDITIONAL PROVISIONS.............................................

     27.1  CERTIFICATE OF DEPOSIT......................................
     27.2  OPTION TO TERMINATE.........................................
     27.3  EARLY OCCUPANCY.............................................
</TABLE>

Exhibit A      Plan Delineating the Premises
Exhibit B      Possession and Leasehold Improvements Agreement
Exhibit C      Occupancy Estoppel Certificate
Exhibit D      Rules and Regulations

                                      -iv-
<PAGE>   7
                                LEASE AGREEMENT
                               KINGS MILL CENTER
                                  MASON, OHIO

      THIS LEASE AGREEMENT ("Lease") is entered into as of the Date, and by and
between the Landlord and Tenant, identified in Section 1.1 below.

1.    BASIC LEASE DEFINITIONS, EXHIBITS AND ADDITIONAL DEFINITIONS.

      1.1   BASIC LEASE DEFINITIONS

      In this Lease, the following defined terms have the meanings indicated:

            (a)   "Date" means APRIL 1, 1999.

            (b)   "Landlord" means PHL-OPCO, LP, a Delaware limited partnership.

            (c)   "Tenant" means MEDIBUY.COM, INC., a _________________________.

            (d)   "Premises" means those premises known as Suite 400 located on
      the fourth floor of the Building and identified on Exhibit A, which
      contain approximately 5,000 square feet (SUBJECT TO ADJUSTMENT AFTER
      BUILD-OUT OF THE LEASEHOLD IMPROVEMENTS). The Premises do not include any
      areas above the finished ceiling or below the finished floor covering
      installed in the Premises or any other areas not shown on Exhibit A as
      being part of the Premises. Landlord reserves, for Landlord's exclusive
      use, any of the following (other than those installed for Tenant's
      exclusive use) that may be located in the Premises: janitor closets,
      stairways and stairwells; fan, mechanical, electrical, telephone and
      similar rooms; and elevator, pipe and other vertical shafts, flues and
      ducts.

            (e)   "Use" means general office use only.

            (f)   "Term" means the duration of this Lease, which will be
      approximately five (5) years, beginning on the "Commencement Date" (as
      defined in Exhibit B) and ending on the "Expiration Date" (as defined
      below), unless terminated earlier or extended further as provided in this
      Lease. The "Expiration Date" means (i) if the Commencement Date is the
      first day of a month, the five-year anniversary of the day immediately
      preceding the Commencement Date; or (ii) if the Commencement Date is not
      the first day of a month, the five-year anniversary of the last day of the
      month in which the Commencement Date occurs.

            (g)   "Base Rent" means the Rent payable according to Section 3.1,
      which will be in an amount per month applicable during each Lease Year as
      follows:

<TABLE>
<CAPTION>

                                                    Amount of Base Rent Payable
                        Lease Year(s)                Per Annum Per Square Foot
                        -------------               ---------------------------
                        <S>                         <C>
                              1                                 $14.50
                              2                                 $14.80
                              3                                 $15.10
                              4                                 $15.40
                              5                                 $15.70
</TABLE>

<PAGE>   8
            (h)   "Tenant's Share" means, with respect to the calculation of
      Additional Rent according to Section 3.2, 5.9%, based on square footage
      of 5,000 square feet divided by the Building square footage of 84,508,
      subject to adjustment and confirmation upon build-out of the Premises.

            (i)   "Base Year" means the calendar year ending December 31, 1999.

            (j)   "Security Deposit" means $100,000, subject to Section 27.1.

            (k)   "Landlord's Rent Address" means:

                        PHL-OPCO, LP/6049
                        c/o Receipt 9
                        Newark Post Office
                        PO Box 35359
                        Newark, New Jersey 01793-5359

            (l)   "Landlord's Notice Address" means:

                        PHL-OPCO, LP
                        c/o DLJ Real Estate Capital Partners
                        277 Park Avenue
                        New York, New York 10172
                        Attention: Sean P. Sullivan

                        and

                        PHL-OPCO, LP
                        c/o BetaWest, Ltd.
                        1050 17th Street, Suite 1000
                        Denver, Colorado 80265
                        Attention: Asset Management

                        and

                        PHL-OPCO, LP
                        c/o PM Realty Group
                        7300 Turfway Road, Suite 440
                        Florence, KY 41042
                        Attention: Cynthia Collura

            (m)   "Tenant's Notice Address" means:

                        for notices given before the Commencement Date:

                        _______________________________________________

                        _______________________________________________

                        _______________________________________________

                        Attention: ____________________________________

                                      -2-

<PAGE>   9

                    and for notices given after the Commencement Date:

                    _________________________________________________
                    _________________________________________________
                    _________________________________________________
                    Attention: ______________________________________

          (n)  "Tenant's Invoice Address" means:

                    _________________________________________________
                    _________________________________________________
                    _________________________________________________
                    Attention: ______________________________________

          (o)  "Tenant's Parking Spaces" means TENANT'S PRO RATA SHARE of
unassigned, non-reserved parking spaces in the Building's parking facilities.

          (p)  "Parking Rent" means $-NONE-per month.

          (q)  "Brokers" means the following brokers who will be paid by
Landlord: INVESTMENT DEVELOPMENT SERVICES, INC., GRUBB & ELLIS COMPANY, AND CB
RICHARD ELLIS; and the following brokers who will be paid by Tenant: NONE.

     1.2  EXHIBITS.

     The Exhibits listed below are attached to and incorporated in this Lease.
In the event of any inconsistency between such Exhibits and the terms and
provisions of this Lease, the terms and provisions of the Exhibits will
control. The Exhibits to this Lease are:

          Exhibit A - Plan Delineating the Premises
          Exhibit B - Possession and Leasehold Improvements Agreement
          Exhibit C - Occupancy Estoppel Certificate
          Exhibit D - Rules and Regulations

     1.3  ADDITIONAL DEFINITIONS.

     In addition to those terms defined in Section 1.1 and other sections of
this Lease, the following defined terms when used in this Lease have the
meanings indicated:

          (a)  "Additional Rent" means the Rent payable according to Section
3.2.

          (b)  "Affiliates" means, with respect to any party, any persons or
entities that own or control, are owned or controlled by, or are under common
ownership or control with, such party and such party's and each of such other
person's or entity's respective officers, directors, shareholders, partners,
venturers, members, managers, agents and employees. For purposes of this
definition, a party is "owned" by anyone that owns more than 50% of the equity
interests in such party and a party is "controlled" by anyone that owns
sufficient voting interests to control the management decisions of such party.

          (c)  "Building" means the office building, parking facilities and
other improvements commonly known as the KINGS MILL CENTER, located on the Land
and in which the Premises are located.

                                      -3-
<PAGE>   10
     (d)  "Building Standard" means the scope and quality of leasehold
improvements, Building systems and Building services, as the context may
require, which are reasonably determined by Landlord from time to time for the
Building generally.

     (e)  "Business Hours" means the hours from 8:00 a.m. to 6:00 p.m. on
Monday through Friday and from 8:00 a.m. to 12:00 noon on Saturday, excluding
statutory or legal holidays.

     (f)  "Common Areas" means certain interior and exterior common and public
areas located on the Land and in the Building as may be designated by Landlord
for the nonexclusive use in common by Tenant, Landlord and other tenants, and
their employees, agents and invitees. If the Building is connected to other
buildings by underground tunnels or elevated bridges over public streets,
Common  Areas will include such bridges and tunnels; provided, however, that
Landlord and owners of such other buildings will have the right in their sole
discretion to adopt rules and regulations relating to bridge and tunnel use.

     (g)  "Encumbrance" means any ground lease, first mortgage or first deed of
trust now or later encumbering the Building or Land, and all their renewals,
modifications, supplements, consolidations and replacements.

     (h)  "Expenses" means the aggregate of any and all costs (other than those
expressly excluded below) incurred or accrued during each calendar year
according to generally accepted accounting principles for operating, managing,
administering, equipping, securing, protecting, insuring, heating, cooling,
ventilating, lighting, repairing, replacing, renewing, cleaning, maintaining,
decorating, inspecting, and providing water, sewer and other energy and
utilities to, the Land, Building and Common Areas; management fees calculated
according to the management agreement between Landlord and its managing agent
(reasonable and customary for the type of building and area in which the
building is located, and provided that if Landlord elects to discontinue the
services of a managing agent, Expenses will include, instead of management
fees, administrative fees calculated in the same manner as management fees were
calculated under the management agreement in effect for the Building for the
last year such agreement was in effect); fees and expenses (including
reasonable attorneys' fees) incurred in contesting the validity of any Laws that
would cause an increase in Expenses; depreciation on the personal property and
moveable equipment used in the operation and/or maintenance of the building
which is or should be capitalized on Landlord's books; and costs (whether
capital or not) that are incurred in order to conform to changes subsequent to
the Date in any Laws, or that are intended to reduce Expenses or the rate of
increase in Expenses (the amortized installment of such costs will be included
in the Expenses for the Base Year and will continue to be charged to Expenses
in annual installments over the useful life of the items for which such costs
are incurred [in the case of items required by changes in Laws] or over the
period Landlord reasonably estimates that it will take for the savings in
Expenses achieved by such items to equal their cost [in the case of items
intended to reduce Expenses or their rate of increase], and in either case
together with interest, each calendar year such costs are charged to Expenses,
on the unamortized balance at the average Prime Rate in effect during such
calendar year). Expenses will not include (1) mortgage principal or interest;
(2) ground lease payments; (3) leasing commissions; (4) costs of advertising
space for lease in the Building; (5) costs for which Landlord is reimbursed by
insurance proceeds or from tenants of the Building (other than such tenants'
regular contributions to Expenses); (6) any depreciation or capital
expenditures (except as expressly provided above); (7) legal fees incurred for
negotiating leases or collecting rents or ARISING FROM DISPUTES WITH TENANTS;
(8) costs directly and solely related to the maintenance and operation of the
entity that constitutes the Landlord, such as accounting fees incurred solely

                                      -4-

<PAGE>   11
for the purpose of reporting Landlord's financial condition; (9) costs,
expenses, or charges for leasehold improvements made in connection with the
preparation of any portion of the Building for occupancy by a new or existing
tenant which is not generally beneficial to all tenants of the Building; (10)
costs, expenses, fines, penalties, judgments, or charges from Landlord's or
Landlord's managing agent's breach or violation of a law, lease, or other
obligation, including, but not limited to, attorneys' fees; (11) fees for
licenses, permits or inspections that are not part of routine maintenance of the
Building or result from acts of negligence of Landlord, Landlord's managing
agent, or any other tenant of the Building; (12) costs, expenses, or charges for
any repairs necessary to cure defects in the original construction of any
portion or component of the Building, Common Areas, or any other improvements on
the Land; and (13) costs, expenses, or charges for sculptures or other art work.
For each calendar year during the Term, the amount by which those Expenses that
vary with occupancy (such as cleaning costs and utilities) would have increased
had Building been 95% occupied and operational and had all Building services
been provided to all tenants will be reasonably determined and the amount of
such increase will be included in Expenses for such calendar year.

      (i)   "Land" means the real property located at Kings Mill Center,
Courseview Drive, Mason, Ohio, less any portions that may be conveyed separately
from the Building by Landlord from time to time, plus any additional real
property located proximate to the Land that may be operated by Landlord from
time to time in conjunction with the Land.

      (j)   "Laws" means any and all present or future federal, state or local
laws, statutes, ordinances, rules, regulations or orders of any and all
governmental or quasi-governmental authorities having jurisdiction.

      (k)   "Lease Year" means each successive period of 12 calendar months
during the Term, ending on the same day and month (but not year, except in the
case of the last Lease Year) as the day and month on which the Expiration Date
will occur. If the Commencement Date is the first day of a month, the first
Lease Year will be greater than 12 months by the number of days from the
Commencement Date to the last day of the month in which the Commencement Date
occurs.

      (l)   "Lender" means the ground lessor of any ground lease, the mortgagee
of any mortgage or the beneficiary of any deed of trust, that constitutes an
Encumbrance.

      (m)   "Prime Rate" means the rate of interest announced from time to time
by the Chase Manhattan Bank, or any successor to it, as its prime rate. If The
Chase Manhattan Bank, or any successor to it, ceases to announce a prime rate,
Landlord will designate a reasonably comparable financial institution for
purposes of determining the Prime Rate.

      (n)   "Rent" means the Base Rent, Additional Rent and all other amounts
required to be paid by Tenant under this Lease.

      (o)   "Taxes" means the amount incurred or accrued during each calendar
year according to generally accepted accounting principles for that portion of
the following items that is allocable to the Land and Building: all ad valorem
real and personal property taxes and assessments, special or otherwise, levied
upon or with respect to the Land or Building, the personal property used in
operating the Building, and the rents and additional charges payable by tenants
of the Building, and imposed by any taxing authority having jurisdiction; all
taxes, levies and charges which may be assessed, levied or imposed in
replacement of, or in addition to, all or

                                      -5-
<PAGE>   12
     any part of ad valorem real or personal property taxes or assessments as
     revenue sources, and which in whole or in part are measured or calculated
     by or based upon the Land or Building, the leasehold estate of Landlord or
     the tenants of the Building, or the rents and other charges payable by such
     tenants; capital and place-of-business taxes, and other similar taxes
     assessed relating to the Common Areas; and any reasonable expenses incurred
     by Landlord in attempting to reduce or avoid an increase in Taxes,
     including, without limitation, reasonable legal fees and costs. Taxes will
     not include any net income taxes of Landlord. Tenant acknowledges that
     Taxes may increase during the Term and that if the Building or Land, or
     both, are currently subject to a Taxes abatement program and such program
     ceases to benefit the Building or Land, or both, during the Term, Taxes
     will increase.

2.   GRANT OF LEASE.

     2.1  DEMISE.

     Subject to the terms, covenants, conditions and provisions of this Lease,
Landlord leases to Tenant and Tenant leases from Landlord the Premises, together
with the nonexclusive right to use the Common Areas, for the Term.

     2.2  QUIET ENJOYMENT.

     Landlord covenants that during the Term Tenant will have quiet and
peaceable possession of the Premises, subject to the terms, covenants,
conditions and provisions of this Lease, and Landlord will not disturb such
possession except as expressly provided in this Lease.

     2.3  LANDLORD AND TENANT COVENANTS.

     Landlord covenants to observe and perform all of the terms, covenants and
conditions applicable to Landlord in this Lease. Tenant covenants to pay the
Rent when due, and to observe and perform all of the terms, covenants and
conditions applicable to Tenant in this Lease.

3.   RENT.

     3.1  BASE RENT.

     Commencing on the Commencement Date and then throughout the Term, Tenant
agrees to pay Landlord Base Rent according to the following provisions. Base
Rent during each Lease Year (or portion of a Lease Year) described in Section
1.1(g) will be payable in monthly installments in the amount specified for such
Lease Year (or portion) in Section 1.1(g), in advance, on or before the first
day of each and every month during the Term. However, if the Term commences on
other than the first day of a month or ends on other than the last day of a
month, Base Rent for such month will be appropriately prorated.

     3.2  ADDITIONAL RENT.

     Tenant agrees to pay Landlord, as Additional Rent, in the manner provided
below for each calendar year subsequent to the Base Year that contains any part
of the Term, Tenant's share of (i) the amount by which Expenses for such
calendar year exceed Expenses for the Base Year ("Additional Expenses"); and
(ii) the amount by which Taxes for such calendar year exceed Taxes for the Base
Year ("Additional Taxes"); provided that Tenant's Share for each successive
calendar year in the Term shall not exceed Tenant's Share for the prior year by
more than six percent (6%).

                                      -6-

<PAGE>   13
     (a)  Estimated Payments.  Prior to or as soon as practicable after the
beginning of each calendar year subsequent to the Base Year, Landlord will
notify Tenant of Landlord's estimate of Tenant's Share of Additional Expenses
and Additional Taxes for the ensuing calendar year. On or before the first day
of each month during the ensuing calendar year, Tenant will pay to Landlord, in
advance, 1/12 of such estimated amounts, provided that until such notice is
given with respect to the ensuing calendar year, Tenant will continue to pay on
the basis of the prior calendar years's estimate until the month after the
month in which such notice is given. In the month Tenant first pays based on
Landlord's new estimate, Tenant will pay to Landlord 1/12 of the difference
between the new estimate and the prior year's estimate for each month which has
elapsed since the beginning of the current calendar year. If at any time or
times it appears to Landlord that Tenant's Share of Additional Expenses or
Tenant's Share of Additional Taxes for the then-current calendar year will
vary from Landlord's estimate by more than 5%, Landlord may, by notice to
Tenant, revise its estimate for such year and subsequent payments by Tenant for
such year will be based upon the revised estimate.

     (b)  Annual Settlement.  As soon as practicable after the close of each
calendar year subsequent to the Base Year, Landlord will deliver to Tenant its
statement of Tenant's Share of Additional Expenses and Additional Taxes for
such calendar year. If on the basis of such statement Tenant owes an amount
that is less than the estimated payments previously made by Tenant for such
calendar year, Landlord will either refund such excess amount to Tenant or
credit such excess amount against the next payment(s), if any, due from Tenant
to Landlord. If on the basis of such statement Tenant owes an amount that is
more than the estimated payments previously made by Tenant for such calendar
year, Tenant will pay the deficiency to Landlord within 30 days after the
delivery of such statement. If this Lease commences on a day other than the
first day of a calendar year or terminates on a day other than the last day of
a calendar year, Tenant's Share of Additional Expenses and Additional Taxes
applicable to the calendar year in which such commencement or termination
occurs will be prorated on the basis of the number of days within such calendar
year that are within the Term.

     (c)  Final Payment.  Tenant's obligation to pay the Additional Rent
provided for in this Section 3.2 which is accrued but not paid for periods
prior to the expiration or early termination of the Term will survive such
expiration or early termination. Prior to or as soon as practicable after the
expiration or early termination of the Term, Landlord may submit an invoice to
Tenant stating Landlord's estimate of the amount by which Tenant's Share of
Additional Expenses and Additional Taxes through the date of such expiration or
early termination will exceed Tenant's estimated payments of Additional Rent
for the calendar year in which such expiration or termination has occurred or
will occur. Tenant will pay the amount of any such excess to Landlord within 30
days after the date of Landlord's invoice.

     (d)  INSPECTION.  LANDLORD SHALL MAKE ALL OF ITS RECORDS RELATING TO THE
CALCULATION OF ADDITIONAL RENT AND THE TENANT'S SHARE THEREOF AVAILABLE TO
TENANT OR ITS AGENT AT REASONABLE TIMES AFTER REASONABLE NOTICE AT THE
LANDLORD'S MANAGEMENT OFFICE IN THE BUILDING. TENANT MAY TAKE EXCEPTION TO SUCH
MATTERS INCLUDED IN ADDITIONAL RENT OR TENANT'S SHARE THEREOF AS ARE NOT
PROPERLY INCLUDED THEREIN PURSUANT TO THE TERMS OF THIS LEASE, AND LANDLORD
SHALL PROMPTLY REFUND TENANT THE AMOUNT FOR WHICH TENANT HAS BEEN IMPROPERLY
CHARGED.

3.3  OTHER TAXES.

     Tenant will reimburse Landlord upon demand for any and all taxes payable
by Landlord (other than net income taxes and taxes included in Taxes) whether
or not now customary or within the

                                      -7-
<PAGE>   14
contemplation of Landlord and Tenant: (a) upon, measured by or reasonably
attributable to the cost or value of Tenant's equipment, furniture, fixtures
and other personal property located in the Premises; (b) upon or measured by
Rent; (c) upon or with respect to the possession, leasing, operation,
management, maintenance, alteration, repair, use or occupancy by Tenant of the
Premises or any portion of the Premises; and (d) upon this transaction or any
document to which Tenant is a party creating or transferring an interest or an
estate in the Premises. If it is not lawful for Tenant to reimburse Landlord,
the Base Rent payable to Landlord under this Lease will be revised to yield to
Landlord the same net rental after the imposition of any such tax upon Landlord
as would have been payable to Landlord prior to the imposition of any such tax.

      3.4   TERMS OF PAYMENT.

      All Base Rent, Additional Rent and other Rent will be paid to Landlord in
lawful money of the United States of America, at Landlord's Rent Address or to
such other person or at such other place as Landlord may from time to time
designate in writing, without notice or demand and without right of deduction,
abatement or setoff, except as otherwise expressly provided in this Lease.

      3.5   LATE PAYMENTS.

      To compensate Landlord for its additional cost of processing late
payments, for any payment of Rent which is not received within 5 days after it
is due, Tenant will pay a late charge of 2% of the late payment, but not less
than $100 or more than $1,500. In addition, all amounts payable under this
Lease by Tenant to Landlord, if not paid when due, will bear interest from the
due date until paid at the lesser of the highest interest rate permitted by law
or 5% in excess of the then-current Prime Rate.

      3.6   RIGHT TO ACCEPT PAYMENTS.

      No receipt by Landlord of an amount less than Tenant's full amount due
will be deemed to be other than payment "on account," nor will any endorsement
or statement on any check or any accompanying letter effect or evidence an
accord and satisfaction. Landlord may accept such check or any payment without
prejudice to Landlord's right to recover the balance or pursue any right of
Landlord. No payments by Tenant to Landlord after the expiration or other
termination of the Term, or after the giving of any notice (other than a demand
for payment of money) by Landlord to Tenant, will reinstate, continue or extend
the Term or make ineffective any notice given to Tenant prior to such payment.
After notice or commencement of a suit, or after final judgment granting
Landlord possession of the Premises, Landlord may receive and collect any sums
of Rent due under this Lease, and such receipt will not void any notice or in
any manner affect any pending suit or any judgment obtained.

4.    USE AND OCCUPANCY.

      4.1   USE.

      Tenant agrees to use and occupy the Premises only for the Use described
in Section 1.1(e), or for such other purpose as Landlord expressly authorizes
in writing.

      4.2   COMPLIANCE.

      (a)   Tenant agrees to use the Premises in a safe, careful and proper
manner, and to comply, at Tenant's expense, with all Laws applicable to
Tenant's use, occupancy or alteration of the Premises. If, due to the nature
or manner of any use or occupancy of the Premises

                                      -8-
<PAGE>   15
by Tenant that is other than normal office use and occupancy, any improvements
or alterations to the Premises by Tenant are required to comply with any Laws,
or with requirements of Landlord's insurers, then Tenant will pay all costs of
the required improvements, alterations or changes in services. NOTWITHSTANDING
THE FOREGOING OR ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, TENANT SHALL
NOT BE RESPONSIBLE FOR COMPLIANCE WITH ANY LAWS, CODES, ORDINANCES, OR OTHER
GOVERNMENTAL DIRECTIVES WHERE SUCH IS TRIGGERED BY TENANT'S USE OF THE PREMISES
FOR OTHER THAN GENERAL OFFICE USE OR TRIGGERED BY TENANT'S ALTERATIONS OR
ADDITIONS TO THE PREMISES. FOR EXAMPLE, IF ANY GOVERNMENTAL AUTHORITY SHOULD
REQUIRE THE REMOVAL OF ASBESTOS FROM THE PREMISES, SUCH WORK SHALL BE PERFORMED
BY AND AT THE SOLE COST OF LANDLORD.

      (b)   Landlord and Tenant agree that, during the term, each will comply
with all Laws governing, and all REASONABLE procedures established by Landlord
for, the use, abatement, removal, storage, disposal or transport of any
substances, chemicals or materials declared to be, or regulated as, hazardous
or toxic under any applicable Laws ("Hazardous Substances") and any required or
permitted alteration, repair, maintenance, restoration, removal or other work
in or about the Premises, Building or Land that involves or affects any
Hazardous Substances. No Hazardous Substances will be stored, used, released,
produced, processed or disposed in, on or about, or transported to or from, the
Premises, Building or Land by Tenant or its subtenants, or any of their
respective agents, employees, contractors or invitees, without first obtaining
Landlord's express written consent (any Hazardous Substances which are stored,
used, released, produced, processed or disposed in, on or about, or transported
to or from, the Premises, Building or Land by any of such persons or entities
are called "Tenant's Hazardous Substances"). However, normal quantities of
Tenant's Hazardous Substances customarily used in general office activities
(such as copier and cleaning chemicals) may be stored and used at the Premises
without Landlord's prior written consent. IN THE CASE OF A RELEASE OF TENANT'S
HAZARDOUS SUBSTANCES, THEN Tenant, at its expense, will take all action
necessary to restore the Land, Building and Premises to the condition existing
prior to the introduction of Tenant's Hazardous Substances, whether such action
is required by any governmental authority in order to comply with applicable
Laws or by Landlord in order for Landlord to make the same economic use of the
Land, Building and Premises as Landlord could have made prior to the
introduction of Tenant's Hazardous Substances. Such action may include, without
limitation, the investigation of the environmental condition of the Land,
Building or Premises, the preparation of remediation plans or feasibility
studies and the performance of cleanup, remedial, removal or restoration work.
Tenant will obtain Landlord's written approval before undertaking any action
required by this Section 4.2(b), which approval will not be unreasonably
withheld so long as the proposed actions will not have an avoidable material and
adverse affect. Each party will indemnify and hold the other and the other's
Affiliates harmless from and against any and all claims, costs and liabilities
(including reasonable attorneys' fees) arising out of in connection with any
breach by such party of its covenants under this Section 4.2(b). The parties'
obligations under this Section 4.2(b) will survive the expiration or early
termination of the Term.

      4.3   OCCUPANCY.

      Tenant will not do or permit anything which obstructs or interferes with
other tenants' rights or with Landlord's providing Building services, or which
injures or annoys other tenants. Tenant will not cause, maintain or permit any
nuisance or waste in or about the Premises and will keep the Premises free of
debris, and anything of a dangerous, noxious, toxic or offensive nature or
which could create a fire hazard or undue vibration, heat, noise, fumes, vapors
or odors. Tenant will not increase on an ongoing basis the number of persons
occupying the Premises or the pedestrian traffic in and out of the Premises or
the Building above an ordinary level for general office tenants in comparable
office buildings (by, for

                                      -9-
<PAGE>   16
example, instituting multiple shifts). Tenant will not do or permit anything
which interferes with the transmission or reception of microwave, television,
radio, telephone or other communication signals from antennae or other
facilities on the Building or Land. If any item of equipment, building material
or other property brought into the Building by Tenant or on Tenant's request
causes a dangerous, noxious, toxic or offensive effect (including an
environmental effect) and in Landlord's reasonable opinion such effect will not
be permanent but will only be temporary and is able to be eliminated, then
Tenant will not be required to remove such item, provided that Tenant promptly
and diligently causes such effect to be eliminated, pays for all costs of
elimination and indemnifies Landlord against all liabilities arising from such
effect. Tenant will not make or permit any use of the Premises which may
jeopardize any insurance coverage, increase the cost of insurance or require
additional insurance coverage. If by reason of Tenant's failure to comply with
the provisions of this Section 4.3, (a) any insurance coverage is jeopardized,
then Landlord will have the option to terminate this Lease; or (b) insurance
premiums are increased, then Landlord may require Tenant to immediately pay
Landlord as Rent the amount of the increase in insurance premiums.

5.   SERVICES AND UTILITIES.

     5.1  LANDLORD'S STANDARD SERVICES.

     During the Term, Landlord will operate and maintain the Building in
compliance with all applicable Laws and according to those standards from time
to time prevailing for similar office buildings in the area in which the
Building is located. Landlord will provide the following services according to
such standards, the costs of which will be included in Expenses to the extent
provided in Section 1.3(h).

          (a)  repair, maintenance and replacement of all structural elements of
the Building and all mechanical, plumbing and electrical systems installed in
the Building, but excluding any mechanical, plumbing or electrical equipment
that is not Building Standard, exclusively serves a tenant's premises and is
installed or operated to accommodate such tenant's special requirements (such as
supplementary air conditioning unit installed to cool a tenant's computer room).

          (b)  heating, ventilating and air conditioning the Premises and Common
Areas during Business Hours, at temperatures and in amounts consistent with
those the mechanical serving the Premises is designed to provide and otherwise
as may be reasonably required for comfortable use and occupancy under normal
business operations with "Customer Equipment" (as used in this Lease, "Customary
Office Equipment" will include desktop personal computers and printers, small
reproduction machines and similar devices and equipment; but will not include
any machines, devices or equipment that adversely affect the temperature
otherwise maintained in the Premises such as, e.g., data processing or
heavy-duty computer or reproduction equipment);

          (c)  electricity for lighting the Premises and operating Customary
Office Equipment during Business Hours and in amounts not exceeding the demand
the electrical system serving the Premises is designed to provide;

          (d)  water for small kitchens, washrooms and drinking fountains;

          (e)  janitorial services to the Premises and Common Areas;

          (f)  passenger elevators for access to and from any floor(s) on which
the Premises are located above the Building's first floor;

                                      -10-
<PAGE>   17
          (g)  toilet facilities, including necessary washroom supplies
sufficient for Tenant's normal use;

          (h)  electric lighting for all Common Areas that require electric
light during the day or are open at night, including replacement of tubes and
ballasts in lighting fixtures; and

          (i)  replacement of tubes and ballasts in those Building Standard
lighting fixtures installed in the Premises.

     5.2  ADDITIONAL SERVICES.

          (a)  If Tenant requires heating, ventilating or air conditioning for
the Premises outside Business Hours, Landlord will furnish the same for the
hours specified in a request from Tenant (which request will be made at the
time and in the manner reasonably designated by Landlord for such requests from
time to time), and fort his service Tenant will pay Landlord the hourly rate
reasonably determined by Landlord from time to time.

          (b)  If Tenant requires electric current, water or any other energy
in excess of the amounts provided by Landlord according to Section 5.1, such
excess electric, water or other energy requirements will be supplied only with
Landlord's consent, which consent will not be unreasonably withheld. If
Landlord grants such consent, Tenant will pay all costs of meter service and
installation of facilities or professional services necessary to measure and/or
furnish the required excess capacity. Tenant will also pay the entire cost of
such additional electricity, water or other energy so required.

          (c)  If Tenant installs any machines, equipment or devices in the
Premises that do not constitute Customary Office Equipment and such machines,
equipment or devices cause the temperature in any part of the Premises to
exceed the temperature the Building's mechanical system would be able to
maintain in the Premises were it not for such machines, equipment or devices,
then Landlord reserves the right to install supplementary air conditioning
units in the Premises, and Tenant will pay Landlord all costs of installing,
operating and maintaining such supplementary units.

          (d)  If Tenant requires any janitorial or cleaning services in excess
of the amounts provided by Landlord according to Section 5.1 (such as cleaning
services beyond normal office janitorial services for kitchens, computer rooms
or other special use areas), Landlord will provide such excess services to
Tenant within a reasonable period after Tenant's request made to Landlord's
Building manager, provided that such excess services are available from
Landlord's regular janitorial or cleaning contractor. Tenant will pay the cost
of such excess services. Landlord will also provide, within a reasonable period
after Tenant's request made to Landlord's Building manager, at Tenant's cost and
to the extent available to Landlord, replacement of bulbs, tubes or ballasts in
any non-Building Standard lighting fixtures in the Premises.

          (e)  Tenant will pay as Rent, within 10 days after the date of
Landlord's invoice, all costs which may become payable by Tenant to Landlord
under this Section 5.2.

     5.3  INTERRUPTION OF SERVICES.

     If any of the services provided for in this Section 5 are interrupted or
stopped, Landlord will use due diligence to resume the service; provided,
however, no irregularity or stoppage of any of these services will create any
liability for Landlord (including, without limitation, any liability for
damages to

                                      -11-
<PAGE>   18
Tenant's personal property caused by any such irregularity or stoppage),
constitute an actual or constructive eviction or, except as expressly provided
below, cause any abatement of the Rent payable under this Lease or in any manner
or for any purpose relieve Tenant from any of its obligations under this Lease.
If, due to reasons within Landlord's reasonable control, any of the services
required to be provided by Landlord under this Section 5 should become
unavailable and should remain unavailable for a continuous period in excess of 5
business days after notice of such unavailability from Tenant to Landlord, and
if such unavailability should render all or any portion of the Premises
untenantable, then commencing upon the expiration of such continuous 5 business
day period, Tenant's Rent will equitably abate in proportion to the portion of
the Premises so rendered untenantable for so long as such services remain
unavailable for such reasons. Without limiting those reasons for an irregularity
or stoppage of services that may be beyond Landlord's control, any such
irregularity or stoppage that is required in order to comply with any Laws will
be deemed caused by a reason beyond Landlord's control.

6.    REPAIRS.

      6.1   REPAIRS WITHIN THE PREMISES.

      Subject to the terms of Sections 4, 5.1(a), 5.1(e), 5.1(i), 10 and 12,
and except to the extent Landlord is required or elects to perform or pay for
certain maintenance or repairs according to those sections, Tenant will, at
Tenant's own expense and at all times during the Term, maintain the Premises and
Tenant's equipment, personal property and trade fixtures in the Premises, and
any mechanical, plumbing or electrical equipment that is not Building Standard,
exclusively serves the Premises and is installed or operated to accommodate
Tenant's special requirements (such as a supplementary air conditioning unit
installed to cool a computer room in the Premises), in good order and repair and
in a condition that complies with all applicable Laws. Subject to Section 11.1,
Tenant will also be responsible for the cost of repairing all damage to the
Premises, Building or Common Areas (or any equipment or fixtures in or serving
the same) caused by the negligence or willful misconduct of Tenant or its
subtenants, or any of their respective agents, employees, contractors or
invitees. Any such damages may be repaired by Landlord, in which case Tenant
will pay as Rent to Landlord the cost of such repairs, including an amount
sufficient to reimburse Landlord for overhead and supervision, within 10 days
after the date of Landlord's invoice. Alternatively, at Landlord's option Tenant
will promptly and adequately repair all such damage under the supervision and
subject to the prior reasonable approval of Landlord. All work done by Tenant or
its contractors (which contractors will be subject to Landlord's reasonable
approval) will be done in a first-class workmanlike manner using only grades of
materials at least equal in quality to Building Standard materials and will
comply with all insurance requirements and all applicable laws.

      6.2   FAILURE TO MAINTAIN PREMISES.

      If Tenant fails to perform any of its obligations under Section 6.1, then
Landlord may perform such obligations and Tenant will pay as Rent to Landlord
the cost of such performance, including an amount sufficient to reimburse
Landlord for overhead and supervision, within 10 days after the date of
Landlord's invoice. For purposes of performing such obligations, or to inspect
the Premises, Landlord may enter the Premises upon not less than 10 days' prior
notice to Tenant (except in cases of actual or suspected emergency, in which
case no prior notice will be required) without liability to Tenant for any loss
or damage incurred as a result of such entry, provided that Landlord will take
reasonable steps in connection with such entry to minimize any disruption to
Tenant's business or its use of the Premises.

                                      -12-

<PAGE>   19

     6.3  NOTICE OF DAMAGE.

     Tenant will notify Landlord promptly after Tenant learns of (a) any fire or
other casualty in the Premises; (b) any damage to or defect in the Premises,
Building of Common Areas, including any fixtures or equipment in or serving the
same, which was caused by Tenant or its subtenants, or their respective agents,
employees, contractors or invitees, or for the repair of which Landlord might
be responsible; and (c) any damage to or defect in any parts or appurtenances
of the Building's sanitary, electrical, heating, ventilating, air conditioning,
elevator or other systems located in or passing through the Premises.

7.   ALTERATIONS.

     7.1  ALTERATIONS BY TENANT.

     Tenant may from time to time at its own expense make changes, additions
and improvements to the Premises to better adapt the same to its business,
provided that any such change, addition or improvement will (a) comply with all
applicable Laws; (b) be made only with the prior written consent of Landlord,
which consent will not be unreasonably withheld; (c) equal or exceed Building
Standard; and (d) be carried out only by persons selected by Tenant and
approved in writing by Landlord (WHICH APPROVAL SHALL NOT BE UNREASONABLY
WITHHELD OR DELAYED), who will if required by Landlord deliver to Landlord
before commencement of the work performance and payment bonds. Tenant will
maintain, or will cause the persons performing any such work to maintain,
worker's compensation insurance and public liability and property damage
insurance (with Landlord named as an additional insured), in amounts, with
companies and in a form reasonably satisfactory to Landlord, which insurance
will remain in effect during the entire period in which the work will be
carried out. If requested by Landlord, Tenant will deliver to Landlord proof of
all such insurance. Tenant will promptly pay, when due, the cost of all such
work and, upon completion, Tenant will deliver to Landlord, to the extent not
previously received by Landlord, evidence of payment, contractors' affidavits
and full and final waivers of all liens for labor, services or materials.
Tenant will also pay any increase in property taxes on, or fire or casualty
insurance premiums for, the Building attributable to such change, addition or
improvement and the cost of any modifications to the Building outside the
Premises that are required to be made in order to make the change, addition or
improvement to the Premises. Tenant, at its expense, will have promptly
prepared and submitted to Landlord reproducible as-built plans of any such
change, addition or improvement upon its completion. All changes, additions and
improvements to the Premises, whether temporary or permanent in character, made
or paid for by Landlord or Tenant will, without compensation to Tenant, become
Landlord's property upon EXPIRATION OR EARLIER TERMINATION OF THIS LEASE. If
at the time Landlord consents to their installation, Landlord requests or
approves the removal by Tenant of any such changes, additions or improvements
upon termination of this Lease, Tenant will remove the same upon termination of
this Lease as provided in Section 15.1. All other changes, additions and
improvements will remain Landlord's property upon termination of this Lease and
will be relinquished to Landlord in good condition, ordinary wear and tear
excepted. DURING THE TERM, TENANT SHALL BE ENTITLED TO REMOVE ALTERATIONS,
CHANGES, OR IMPROVEMENTS, PROVIDED THAT TENANT REPAIRS ANY DAMAGE CAUSED BY
SUCH REMOVAL. TENANT SHALL NOT BE REQUIRED TO REMOVE ANY ALTERATIONS,
ADDITIONS, IMPROVEMENTS, OR UTILITY INSTALLATIONS FOR WHICH TENANT HAS OBTAINED
LANDLORD'S CONSENT, UNLESS LANDLORD HAS INDICATED AT THE TIME OF GRANTING SUCH
CONSENT THAT SUCH REMOVAL WILL BE REQUIRED AT THE END OF THE LEASE TERM.

     7.2  ALTERATIONS BY LANDLORD.

     Landlord may from time to time make repairs, changes, additions and
improvements to the Building, Common Areas and those Building systems necessary
to provide the services described in Section 5, and for such purposes Landlord
may enter the Premises upon not less than 10 days' prior

                                      -13-
<PAGE>   20
notice to Tenant (except in cases of actual or suspected emergency, in which
case no prior notice will be required) without liability to Tenant for any loss
or damage incurred as a result of such entry, provided that in doing so Landlord
will not disturb or interfere with Tenant's use of the Premises and operation of
its business any more than is reasonably necessary in the circumstances and will
repair any damage to the Premises caused by such entry. No permanent change,
addition or improvement made by Landlord will materially impair access to the
Premises.

8.   LIENS.

     Tenant agrees to pay before delinquency all costs for work, services or
materials furnished to Tenant for the Premises, the nonpayment of which could
result in any lien against the Land or Building. Tenant will keep title to the
Land and Building free and clear of any such lien. Tenant will immediately
notify Landlord of the filing of any such lien or any pending claims or
proceedings relating to any such lien and will indemnify and hold Landlord
harmless from and against all loss, damages and expenses (including reasonable
attorneys' fees) suffered or incurred by Landlord as a result of such lien,
claims and proceedings. In case any such lien attaches, Tenant agrees to cause
it to be immediately released and removed of record (failing which Landlord may
do so at Tenant's sole expense), unless Tenant has a good faith dispute as to
such lien in which case Tenant may contest such lien by appropriate proceedings
so long as Tenant deposits with Landlord a bond or other security in an amount
reasonably acceptable to Landlord and any Lender which may be used by Landlord
to release such lien if Tenant's contest is abandoned or is unsuccessful. Upon
final determination of any permitted contest, Tenant will immediately pay any
judgment rendered and cause the lien to be released.

9.   INSURANCE.

     9.1  LANDLORD'S INSURANCE.

     During the Term, Landlord will provide and keep in force the following
insurance:

          (a)  commercial general liability insurance relating to Landlord's
     operation of the Building, for personal and bodily injury and death, and
     damage to others' property;

          (b)  all risk or fire insurance (including standard extended coverage
     endorsement perils, leakage from fire protective devices and other water
     damage) relating to the Land and Building (but excluding Tenant's fixtures,
     furnishings, equipment, personal property, documents, files and work
     products);

          (c)  loss of rental income insurance or loss of insurable gross
     profits; and

          (d)  such other insurance (including boiler and machinery, earthquake
     and flood insurance) as Landlord reasonably elects to obtain or any Lender
     requires.

          (e)  Insurance effected by Landlord under this Section 9.1 will be in
     amounts which Landlord from time to time reasonably determines sufficient
     or any Lender requires; will be subject to such deductibles and exclusions
     as Landlord reasonably determines; will, in the case of insurance under
     Sections 9.1(b), (c) and (d), permit the release of Tenant from certain
     liability under Section 11.1; and will otherwise be on such terms and
     conditions as Landlord from time to time reasonably determines sufficient.
     Tenant acknowledges that Landlord's loss of rental income insurance policy
     provides that payments by the insurer may be limited to a period of one
     year following the date of any damage or destruction and that no insurance
     proceeds will be

                                      -14-
<PAGE>   21
payable in the case of damage or destruction caused by an occurrence not
included in the policies described in Sections 9.1(b), (c) and (d).

9.2  TENANT'S INSURANCE.

During the Term, Tenant will provide and keep in force the following insurance:

     (a)  commercial general liability insurance relating to Tenant's business
(carried on, in or from the Premises) and Tenant's use and occupancy, for
personal and bodily injury and death, and damage to others' property, with
limits of not less than $1,000,000 for any one accident or occurrence;

     (b)  all risk or fire insurance (including standard extended endorsement
perils, leakage from fire protective devices and other water damage) relating to
Tenant's fixtures, furnishings, equipment, personal property, inventory and
stock-in-trade on a full replacement basis in amounts sufficient to prevent
Tenant from becoming a coinsurer and subject only to such deductibles and
exclusions as Landlord may reasonably approve;

     (c)  if any boiler or machinery is operated in the Premises, boiler and
machinery insurance;

     (d)  if Tenant operates owned, hired or nonowned vehicles on the Land,
automobile liability insurance with limits of not less than $1,000,000 combined
bodily injury and property damage; and

     (e)  worker's compensation and employer's liability insurance in any
amounts required to comply with applicable Laws.

Landlord, Landlord's Building manager, Landlord's asset manager and any Lender
will be named as an additional insureds in the policy described in Section
9.2(a), which will include cross liability and severability of interests clauses
and will be on an "occurrence" (and not a "claims made") form. The policies
described in Sections 9.2(b) and (c) will permit the release of Landlord from
certain liability under Section 11.2. Tenant's insurance policies will be
written by insurers that are rated A-IX or better by Best's Rating Guide and
licensed in the state in which the Building is located, will be written as
primary policies, not contributing with and not supplemental to the coverage
that Landlord may carry, and will otherwise be upon such terms and conditions as
Landlord from time to time reasonably requires Tenant will file with Landlord,
on or before the Commencement Date and at least 10 days before expiration date
of expiring policies, such copies of either current policies or certificates, or
other proofs, as may be reasonably required to establish Tenant's insurance
coverage in effect from time to time and payment of premiums. Tenant's insurers
will agree to give Landlord and all other additional insured at least 30 days'
prior notice of any non-renewal, and at least 10 days's prior notice of any
cancellation, of any insurance coverage required by this Section 9.2. If Tenant
fails to insure or pay premiums, or to file satisfactory proof as required,
Landlord may, upon a minimum of 24-hours' notice, effect such insurance and
recover from Tenant on demand any premiums paid.

10.  DAMAGE OR DESTRUCTION.

     10.1  TERMINATION OPTIONS.

     If the Premises or the Building are damaged by fire or other casualty
Landlord will, promptly after learning of such damage, notify Tenant in writing
of the time necessary to repair or restore such

                                      -15-
<PAGE>   22
damage, as estimated by Landlord's architect, engineer or contractor. If such
estimate states that repair or restoration of all of such damage that was
caused to the Premises or to any other portion of the Building necessary for
Tenant's occupancy cannot be completed within 180 days from the date of such
damage (or within 30 days from the date of such damage if such damage occurred
within the last 12 months of the Term), then Tenant will have the option to
terminate this Lease. If such estimate states that repair or restoration of all
of such damage that was caused to the Building cannot be completed within 180
days from the date of such damage, or if such damage occurred within the last
12 months of the Term and such estimate states that repair or restoration of
all such damage that was caused to the Premises or to any other portion of the
Building necessary for Tenant's occupancy cannot be completed within 30 days
from the date of such damage, or if such damage is not insured against by the
insurance policies required to be maintained by Landlord according to Section
9.1, then Landlord will have the option to terminate this Lease. Any option to
terminate granted above must be exercised by written notice to the other party
given within 10 days after Landlord delivers to Tenant the notice of estimated
repair time. If either party exercises its option to terminate this Lease, the
Term will expire and this Lease will terminate 10 days after notice of
termination is delivered; provided, however, that Rent for the period
commencing on the date of such damage until the date this Lease terminates will
be reduced to the reasonable value of any use or occupation of the Premises by
Tenant during such period.

     10.2 REPAIR OBLIGATIONS.

     If the Premises or the Building are damaged by fire or other casualty and
neither party terminates this Lease according to Section 10.1, then Landlord
will repair and restore such damage with reasonable promptness, subject to
delays for insurance adjustments and delays caused by matters beyond Landlord's
control. However, Landlord will not be required to spend more for such repair
and restoration than the insurance proceeds available to Landlord as a result
of the fire or other casualty. Landlord will have no liability to Tenant and
Tenant will not be entitled to terminate this Lease if such repairs and
restoration are not in fact completed within the estimated time period,
provided that Landlord promptly commences and diligently pursues such repairs
and restoration to completion. In no event will Landlord be obligated to
repair, restore or replace any of the property required to be insured by Tenant
according to Section 9.2.

     10.3 RENT ABATEMENT.

     If any fire or casualty damage renders the Premises untenantable and if
this Lease is not terminated according to Section 10.1, then Rent will abate
beginning on the date of such damage. Such abatement will end on the date
Landlord has substantially completed the repairs and restoration Landlord is
required to perform according to Section 10.2. Such abatement will be in an
amount bearing the same ratio to the total amount of Rent for such period as
the untenantable portion of the Premises bears to the entire Premises. In no
event will Landlord be liable for any inconvenience or annoyance to Tenant or
injury to the business of Tenant resulting in any way from damage caused by
fire or other casualty or the repair of such damage, provided however that, to
the extent Tenant remains in possession of a portion of the Premises, Landlord
will take all reasonable steps to minimize the disruption to Tenant's business
and use of such portion of the Premises during the period of repair.

11.  WAIVERS AND INDEMNITIES.

     11.1 LANDLORD'S WAIVERS.

     Tenant and its Affiliates will not be liable or in any way responsible to
Landlord for, and Landlord waives all claims against Tenant and its Affiliates
for, any loss, injury or damage that is insured or required to be insured by
Landlord under Sections 9.1(b), (c) or (d), so long as such loss, injury or
damage results from or in connection with this Lease or Tenant's use and
occupancy of the Premises.

                                      -16-
<PAGE>   23

      11.2  TENANT'S WAIVERS.

      Except to the extent caused by the willful or negligent act or omission
or breach of this Lease by Landlord or its agents or employees, Landlord and
its Affiliates will not be liable or in any way responsible for, and Tenant
waives all claims against Landlord and its Affiliates for, any loss, injury or
damage suffered by Tenant or others relating to (a) loss or theft of, or damage
to, property of Tenant or others; (b) injury or damage to persons or property
resulting from fire, explosion, falling plaster, escaping steam or gas,
electricity, water, rain or snow, or leaks from any part of the Building or
from any pipes, appliances or plumbing, or from dampness; or (c) damage caused
by other tenants, occupants or persons in the Premises or other premises in the
Building, or caused by the public or by construction of any private or public
work. Landlord and its Affiliates will not be liable or in any way responsible
to Tenant for, and Tenant waives all claims against Landlord and its Affiliates
for, any loss, injury or damage that is insured or required to be insured by
Tenant under Sections 9.2(b) or (c), so long as such loss, injury or damage
results from or in connection with this Lease or Landlord's operation of the
Building.

      11.3  LANDLORD'S INDEMNITY.

      Subject to Sections 5.3 and 11.2 and except to the extent caused by the
willful or negligent act or omission or breach of this Lease by Tenant, its
subtenants or licensees, or any of their respective agents, employees or
invitees, Landlord will indemnify and hold Tenant harmless from and against any
and all liability, loss, claims, demands, damages or expenses (including
reasonable attorneys' fees) due to or arising out of any willful or negligent
act or omission or breach of this Lease by Landlord or its agents or
employees. Landlord's obligations under this Section 11.3 will survive the
expiration or early termination of the Term.

      11.4  TENANT'S INDEMNITY.

      Subject to Section 11.1 and except to the extent caused by the willful or
negligent act or omission or breach of this Lease by Landlord or its agents or
employees, Tenant will indemnify and hold Landlord harmless from and against any
and all liability, loss, claims, demands, damages or expenses (including
reasonable attorneys' fees) due to or arising out of any accident or occurrence
on or about the Premises (including without limitation, accidents or
occurrences resulting in injury, death, property damage or theft) or any
willful or negligent act or omission of or breach of this Lease by Tenant, its
subtenants or licensees, or any of their respective agents, employees or
invitees. Tenant's obligations under this Section 11.4 will survive the
expiration or early termination of the Term.

12.   CONDEMNATION.

      12.1  FULL TAKING.

      If all or substantially all of the Building or Premises are taken for any
public or quasi-public use under any applicable Laws or by right of eminent
domain, or are sold to the condemning authority in lieu of condemnation, then
this Lease will terminate as of the date when the condemning authority takes
physical possession of the Building or Premises.

      12.2  PARTIAL TAKING.

            (a)   Landlord's Termination of Lease. If only part of the Building
      or Premises is thus taken or sold, and if after such partial taking, in
      Landlord's reasonable judgment, alteration or reconstruction is not
      economically justified, then Landlord (whether or not the Premises are

                                      -17-
<PAGE>   24

      affected) may terminate this Lease by giving written notice to Tenant
      within 60 days after the taking.

            (b)   Tenant's Termination of Lease. If over 20% of the Premises is
      thus taken or sold and Landlord is unable to provide Tenant with
      comparable replacement premises in the Building, Tenant may terminate
      this Lease if in Tenant's reasonable judgment the Premises cannot be
      operated by Tenant is an economically viable fashion because of such
      partial taking. Such termination by Tenant must be exercised by written
      notice to Landlord given not later than 60 days after Tenant is notified
      of the taking of the Premises.

            (c)   Effective Date of Termination. Termination by Landlord or
      Tenant will be effective as of the date when physical possession of the
      applicable portion of the Building or Premises is taken by the condemning
      authority.

            (d)   Election to Continue Lease. If neither Landlord nor Tenant
      elects to terminate this Lease upon a partial taking of a portion of the
      Premises, the Rent payable under this Lease will be diminished by an
      amount allocable to the portion of the Premises which was so taken or
      sold. If this Lease is not terminated upon a partial taking of the
      Building or Premises, Landlord will, at Landlord's sole expense, promptly
      restore and reconstruct the Building and Premises to substantially their
      former condition to the extent the same is feasible. However, Landlord
      will not be required to spend for such restoration or reconstruction an
      amount in excess of the net amount received by Landlord as compensation
      or damages for the part of the Building or Premises so taken.

      12.3  AWARDS.

      As between the parties to this Lease, Landlord will be entitled to
receive, and Tenant assigns to Landlord, all of the compensation awarded upon
taking of any part or all of the Building or Premises, including any award for
the value of the unexpired Term. However, Tenant may assert a claim in a
separate proceeding against the condemning authority for any damages resulting
from the taking of Tenant's trade fixtures or personal property, or for moving
expenses, business relocation expenses or damages to Tenant's business incurred
as a result of such condemnation.

13.   ASSIGNMENT AND SUBLETTING.

      13.1  LIMITATION.

      Without Landlord's prior written consent, Tenant will not assign all or
any of its interest under this Lease, sublet all or any part of the Premises or
permit the Premises to be used by any parties other than Tenant and its
employees.

      13.2  NOTICE OF PROPOSED TRANSFER; LANDLORD'S OPTIONS.

      If Tenant desires to enter into any assignment of this Lease or a
sublease of all or any part of the Premises, Tenant will first give Landlord
written notice of the proposed assignment or sublease, which notice will
contain the name and address of the proposed transferee, the proposed use of
the Premises, statements reflecting the proposed transferee's current financial
condition and income and expenses for the past 2 years, if available, and the
principal terms of the proposed assignment or sublease.

                                      -18-
<PAGE>   25

      13.3  CONSENT NOT TO BE UNREASONABLY WITHHELD.

      If Landlord does not exercise its applicable option under Section 13.2,
then Landlord will not unreasonably withhold or delay its consent to the
proposed assignment or subletting if each of the following conditions is
satisfied.

            (a)   the proposed transferee, in Landlord's reasonable opinion, has
      sufficient financial capacity and business experience to perform Tenant's
      obligations under this Lease;

            (b)   the proposed transferee will make use of the Premises which in
      Landlord's reasonable opinion (i) is lawful, (ii) is consistent with the
      permitted Use of the Premises under this Lease, (iii) is consistent with
      the general character of business carried on by tenants of similar office
      buildings, (iv) does not conflict with any exclusive rights or covenants
      not to compete in favor of any other tenant or proposed tenant of the
      Building, (v) will not increase the likelihood of damage or destruction to
      the Building, (vi) will not increase the rate of wear and tear to the
      Premises or Common Areas, (vii) will not cause an increase in insurance
      premiums for insurance policies applicable to the Building, and (viii)
      will not require new tenant improvements incompatible with then-existing
      Building systems and components;

            (c)   the proposed transferee does not have a poor reputation in the
      general business community (such as a reputation for engaging in illegal
      or unethical business practices);

            (d)   the proposed transferee, at the time of the proposed transfer,
      is not a party with whom Landlord is then negotiating for the lease of
      space in the Building;

            (e)   if the proposed transfer is a sublease, the rent which the
      proposed transferee will be required to pay will be equal to at least 90%
      of the then-current market rent for the portion of the Premises being
      sublet; and

            (f)   at the time of the proposed transfer no "Default" (as defined
      in Section 20.1) exists under this Lease.

      13.4  FORM OF TRANSFER.

      If Landlord consents to a proposed assignment or sublease, Landlord's
consent will not be effective unless and until Tenant delivers to Landlord an
original duly executed assignment or sublease, as the case may be, that
provides, in the case of a sublease, that the subtenant will comply with all
applicable terms and conditions of this Lease and, in the case of an assignment,
an assumption by the assignee of all of the terms, covenants and conditions
which this Lease requires Tenant to perform.

      13.5  PAYMENT TO LANDLORD.

      If Tenant effects an assignment or sublease, then Landlord will be
entitled to receive and collect, either from Tenant or directly from the
transferee, 50% of the amount by which the consideration required to be paid by
the transferee for the use and enjoyment of Tenant's rights under this Lease
(after deducting from such

                                      -19-

<PAGE>   26
consideration Tenant's reasonable costs incurred in effecting the assignment or
sublease) exceeds the Rent payable by Tenant to Landlord allocable to the
transferred space. Such percentage of such amount will be payable to Landlord
at the time(s) Tenant receives the same from its transferee (whether in monthly
installments, in a lump sum, or otherwise).

     13.6  CHANGE OF OWNERSHIP.

     Any change by Tenant in the form of its legal organization (such as, for
example, a change from a general to a limited partnership), any transfer of 51%
or more of Tenant's assets, and any other transfer of interest effecting a
change in identity of persons exercising effective control of Tenant will be
deemed as "assignment" of this Lease requiring Landlord's prior written
consent. The transfer of any outstanding capital stock of a corporation whose
stock is publicly-traded will not, however, be deemed a "transfer of interest"
under this Section 13.6.

     13.7  PERMITTED TRANSFERS.

     Tenant may, upon notice to Landlord but without obtaining Landlord's
consent, assign this Lease or sublease all or any part of the Premises to a
wholly-owned subsidiary of Tenant or the parent of Tenant.

     13.8  EFFECT OF TRANSFERS.

     No subletting or assignment will release Tenant from any of its
obligations under this Lease unless Landlord agrees to the contrary in writing.
Acceptance of Rent by Landlord from any person other than Tenant will not be
deemed a waiver by Landlord of any provision of this Section 13. Consent to one
assignment or subletting will not be deemed a consent to any subsequent
assignment or subletting. In the event of any default by any assignee or
subtenant or any successor of Tenant in the performance of any Lease
obligation, Landlord may proceed directly against Tenant without exhausting
remedies against such assignee, subtenant or successor. The voluntary or other
surrender of this Lease by Tenant or the cancellation of this Lease by mutual
agreement of Tenant and Landlord will not work a merger and will, at Landlord's
option, terminate all or any subleases or operate as an assignment to Landlord
of all or any subleases; such option will be exercised by notice to Tenant and
all known subtenants in the Premises.

14.  PERSONAL PROPERTY.

     14.1  INSTALLATION AND REMOVAL.

     Tenant may install in the Premises its personal property (including
Tenant's usual trade fixtures) in a proper manner, provided that no such
installation will interfere with or damage the mechanical, plumbing or
electrical systems or the structure of the Building, and provided further that
if such installation would require any change, addition or improvement to the
Premises, such installation will be subject to Section 7.1. If no Default then
exists, any such personal property installed in the Premises by Tenant (a) may
be removed from the Premises from time to time in the ordinary course of
Tenant's business or in the course of making any changes, additions or
improvements to the Premises permitted under Section 7.1, and (b) will be
removed by Tenant at the end of the Term according to Section 15.1. Tenant will
promptly repair at its expense any damage to the Building resulting from such
installation or removal.

                                      -20-
<PAGE>   27
     14.2  RESPONSIBILITY.

     Tenant will be solely responsible for all costs and expenses related to
personal property used or stored in the Premises. Tenant will pay any taxes or
other governmental impositions levied upon or assessed against such personal
property, or upon Tenant for the ownership or use of such personal property, on
or before the due date for payment. Such personal property taxes or impositions
are not included in Taxes.

     14.3  [Intentionally Omitted]

15.  END OF TERM.

     15.1  SURRENDER.

     Upon the expiration or other termination of the Term, Tenant will
immediately vacate and surrender possession of the Premises in good order,
repair and condition, except for ordinary wear and tear and damage due to
casualty or condemnation. Upon the expiration or other termination of the Term,
Tenant agrees to remove (a) all changes, additions and improvements to the
Premises the removal of which Landlord requested or approved according to
Section 7.1 at the time Landlord consented to their installation, and (b) all of
Tenant's trade fixtures, office furniture, office equipment and other personal
property. Tenant will pay Landlord on demand the cost of repairing any damage to
the Premises or Building caused by the installation or removal of any such
items. Any of Tenant's property remaining in the Premises will be conclusively
deemed to have been abandoned by Tenant and may be appropriated, stored, sold,
destroyed or otherwise disposed of by Landlord without notice or obligation to
account to or compensate Tenant, and Tenant will pay Landlord on demand all
costs incurred by Landlord relating to such abandoned property.

     15.2  HOLDING OVER.

     Tenant understands that it does not have the right to hold over at any time
and Landlord may exercise any and all remedies at law or in equity to recover
possession of the Premises, as well as any damages incurred by Landlord, due to
Tenant's failure to vacate the Premises and deliver possession to Landlord as
required by this Lease. If Tenant holds over after the Expiration Date with
Landlord's prior written consent, Tenant will be deemed to be a tenant from
month to month, at a monthly Base Rent, payable in advance, equal to 125% of
monthly Base Rent payable during the last year of the Term, and Tenant will be
bound by all of the other terms, covenants and agreements of this Lease as the
same may apply to a month-to-month tenancy. If Tenant holds over after the
Expiration Date without Landlord's prior written consent, Tenant will be deemed
a tenant at sufferance, at a daily Base Rent,

                                      -21-
<PAGE>   28
payable in advance, equal to 150% of the Base Rent per day payable during the
last year of the Term, and Tenant will be bound by all of the other terms,
covenants and agreements of this Lease as the same may apply to a tenancy at
sufferance.

16.   ESTOPPEL CERTIFICATES.

      Promptly upon Landlord's request after Tenant has occupied the Premises,
Tenant will execute and deliver to Landlord an Occupancy Estoppel Certificate in
the form of Exhibit C. In addition, Tenant agrees that at any time and form time
to time (but on not less than 10 days' prior request by Landlord), Tenant will
execute, acknowledge and deliver to Landlord a certificate indicating any or all
of the following: (a) the Commencement Date and Expiration Date; (b) that this
Lease is unmodified and in full force and effect (or, if there have been
modifications, that this Lease is in full force and effect, as modified, and
stating the date and nature of each modification); (c) the date, if any, through
which Base Rent, Additional Rent and any other Rent payable have been paid; (d)
that no default by Landlord or Tenant exists which has not been cured, except as
to defaults stated in such certificate; (e) that Tenant has no existing defenses
or set-offs to enforcement of this Lease, except as specifically stated in such
certificate; (f) provided such events have occurred, that Tenant has accepted
the Premises and that all improvements required to be made to the Premises by
Landlord have been completed according to this Lease; (g) that, except as
specifically stated in such certificate, Tenant and only Tenant, currently
occupies the Premises; and (h) such other matters as may be reasonably requested
by Landlord. Any such certificate may be relied upon by Landlord and any
prospective purchaser or present or prospective mortgagee, deed of trust
beneficiary or ground lessor of all or a portion of the Building.

17.   TRANSFERS OF LANDLORD'S INTEREST.

      17.1  SALE, CONVEYANCE AND ASSIGNMENT.

      Subject only to Tenant's rights under this Lease, nothing in this Lease
will restrict Landlord's right to sell, convey, assign or otherwise deal with
the Land, Building or Landlord's interest under this Lease.

      17.2  EFFECT OF SALE, CONVEYANCE OR ASSIGNMENT.

      A sale, conveyance or assignment of the Building will automatically
release Landlord from liability under this Lease from and after the effective
date of the transfer, except for any liability relating to the period prior to
such effective date; and Tenant will look solely to Landlord's transferee for
performance of Landlord's obligations relating to the period after such
effective date. This Lease will not be affected by any such sale, conveyance or
assignment and Tenant will attorn to Landlord's transferee.

      17.3  SUBORDINATION AND NONDISTURBANCE.

      This Lease is and will be subject and subordinate in all respects to any
Encumbrance. With respect to any Encumbrance first encumbering the Building or
Land subsequent to the Date of this Lease, Landlord will use its good faith
efforts to cause the Lender to agree (either in the Encumbrance or in a separate
agreement with Tenant) that so long as Tenant is not in default of its
obligations under this Lease, this Lease will not be terminated and Tenant's
possession of the Premises will not be disturbed by the termination or
foreclosure, or proceedings for enforcement, of such Encumbrance. While such
subordination will occur automatically, Tenant agrees, upon request by and
without cost to Landlord or any successor in interest, promptly execute and
deliver to Landlord or any Lender such instrument(s) as may be reasonably
required to evidence such subordination. In the alternative, however, any Lender
may unilaterally elect to subordinate its Encumbrance to this Lease.

                                      -22-

<PAGE>   29
     17.4  ATTORNMENT.

     If the interest of Landlord is transferred to any person (a "Transferee")
by reason of the termination or foreclosure, or proceedings for enforcement, of
an Encumbrance, or by delivery of a deed in lieu of such foreclosure or
proceedings, Tenant will immediately and automatically attorn to the
Transferee. Upon attornment, this Lease will continue in full force and effect
as a direct lease between the Transferee and Tenant, upon all of the same
terms, conditions and covenants as stated in this Lease, except that the
Transferee will not be: (a) liable for any act or omission of any prior
landlord, including Landlord (but such exemption will not excuse the Transferee
from the performance of any obligations of the landlord under this Lease
required to be performed subsequent to the transfer to the Transferee); (b)
subject to any offsets or defenses which Tenant might have against any prior
landlord, including Landlord (excluding any express right of abatement granted
under this Lease, provided that the Lender who held the Encumbrance the
enforcement of which result in the transfer to the Transferee (the "Foreclosing
Lender") was afforded any notice and cure rights to which it was entitled under
Section 21.1 with respect to the matter that gave rise to such express right of
abatement); (c) bound by any Rent or advance Rent which Tenant might have paid
for more than the current month or the next succeeding month to any prior
landlord, including Landlord, and all such Rent will remain due and owing,
regardless of such advance payment; (d) obligated for repayment to Tenant of
the Security Deposit or any other security or advance rental deposit made by
Tenant, except to the extent the same is paid over to the Transferee, or (e)
bound by any termination, amendment, or modification of this Lease (other than
one expressly contemplated by the terms of this Lease and effected according to
such express terms, such as a termination by Landlord due to a Default by
Tenant) made without the written consent of the Foreclosure Lender. Tenant
agrees, upon request by and without cost to the Transferee, to promptly execute
and deliver to the Transferee such instrument(s) as may be reasonably required
to evidence such attornment.

18.  RULES AND REGULATIONS.

     Tenant agrees to faithfully observe and comply with the Rules and
Regulations set forth on Exhibit D and with all reasonable modifications and
additions to such Rules and Regulations (which will be applicable to all
Building tenants) from time to time adopted by Landlord and of which Tenant is
notified in writing. No such modification or addition will contradict or
abrogate any right expressly granted to Tenant under this Lease. Landlord's
enforcement of the Rules and Regulations will be uniform and nondiscriminatory,
but Landlord will not be responsible to Tenant for failure of any person to
comply with the Rules and Regulations.

19.  PARKING.

     Landlord grants Tenant the right to use Tenant's Parking Space for the
temporary or daily parking of automobiles or similarly sized light trucks or
utility vehicles during the Term of this Lease. Tenant will pay Parking Rent
for the use of Tenant's Parking Spaces. Tenant's rights to use Tenant's Parking
Spaces and the Building's parking facilities in which they are located are
nonexclusive, will be deemed a license only and are conditioned upon this Lease
being in full force and effect and there being no Default. Tenant will not
abuse its privileges with respect to Tenant's Parking Spaces and will use the
same and the Building's parking facilities in accordance with Landlord's
reasonable directions, including any reasonable Rules and Regulations adopted by
Landlord with respect to such use and any signage posted in the Building's
parking facilities. In no event will Tenant use more than the number of
Tenant's Parking Spaces in the Building's parking facilities for the parking of
vehicles by Tenant or any of its agents or employees. However, Tenant's
invitees may use any visitor parking spaces available in the Building's parking
facilities on an occasional and reasonable basis.

                                      -23-
<PAGE>   30
Landlord's inability to make any of Tenant's Parking Spaces available at any
time during the Term for reasons beyond Landlord's control will not be deemed
a default by Landlord giving rise to any claim by Tenant, except that Tenant
will be entitled to an equitable abatement of Parking Rent for any such spaces
during the period of unavailability and such abatement will be in full
settlement of claims that Tenant might otherwise have had for such
unavailability. Landlord reserves the right (but will have no obligation) from
time to time to change the number, size, location, shape or arrangement of the
Building's parking facilities, designate visitor, handicapped, reserved or
loading areas and change the level or grade of parking. Landlord will have no
liability to Tenant with respect to Tenant's use of Tenant's Parking Spaces,
including any liability for any property that is lost, stolen, damaged or
destroyed as a result of or in connection with such use.

20.  TENANT'S DEFAULT AND LANDLORD'S REMEDIES.

     20.1  DEFAULT

     Each of the following events will constitute a material breach by Tenant
and a "Default" under this Lease:

          (a)  Failure to Pay Rent. Tenant fails to pay Base Rent, Additional
     Rent or any other Rent payable by Tenant under the terms of this Lease
     when due, and such failure continues for 5 days after written notice from
     Landlord to Tenant of such failure; provided that with respect to Base
     Rent and Additional Rent, Tenant will be entitled to only 2 notices of
     such failure during any Lease Year and if, after 2 such notices are given
     in any Lease Year, Tenant fails, during such Lease Year, to pay any such
     amounts when due, such failure will constitute a Default without further
     notice by Landlord or additional cure period.

          (b)  Failure to Perform Other Obligations. Tenant breaches or fails
     to comply with any other provision of this Lease applicable to Tenant, and
     such breach or noncompliance continues for a period of 20 days after
     notice by Landlord to Tenant; or, if such breach or noncompliance cannot
     be reasonably cured within such 20-day period, Tenant does not in good
     faith commence to cure such breach or noncompliance within such 20-day
     period or does not diligently complete such cure within 60 days after such
     notice from Landlord. However, if such breach or noncompliance causes or
     results in (i) a dangerous condition on the Premises or Building, (ii) any
     insurance coverage carried by Landlord or Tenant with respect to the
     Premises or Building being jeopardized, or (iii) a material disturbance to
     another tenant, then a Default will exist if such breach or noncompliance
     is not cured as soon as reasonably possible after notice by Landlord to
     Tenant, and in any event is not cured within 30 days after such notice.
     For purposes of this Section 20.1(b), financial inability will not be
     deemed a reasonable ground for failure to immediately cure any breach of,
     or failure to comply with, the provisions of this Lease.

          (c)  Nonoccupancy of Premises. Tenant fails to occupy and use the
     Premises within 30 days after the Commencement Date or leaves
     substantially all of the Premises unoccupied for 30 consecutive days or
     vacates and abandons substantially all of the Premises.

          (d)  Transfer of Interest Without Consent. Tenant's interest under
     this Lease or in the Premises is transferred or passes to, or devolves
     upon, any other party in violation of Section 13.

          (e)  Execution and Attachment Against Tenant. Tenant's interest under
     this Lease or in the Premises is taken upon execution or by other process
     of law directed against Tenant, or is subject to any attachment by any
     creditor or claimant against Tenant and such attachment is not discharged
     or disposed of within 15 days after levy.

                                      -24-

<PAGE>   31

          (f)  Bankruptcy or Related Proceedings. Tenant files a petition in
     bankruptcy or insolvency, or for reorganization or arrangement under any
     bankruptcy or insolvency Laws, or voluntarily takes advantage of any such
     Laws by answer or otherwise, or dissolves or makes an assignment for the
     benefit of creditors, or involuntary proceedings under any such Laws or
     for the dissolution of Tenant are instituted against Tenant, or a receiver
     or trustee is appointed for the Premises or for all or substantially all
     of Tenant's property, and such proceedings are not dismissed or such
     receivership or trusteeship vacated within 60 days after such institution
     or appointment.

     20.2 REMEDIES.

     Time is of the essence. If any Default occurs, Landlord will have the
right, at Landlord's election, then or at any later time, to exercise any one
or more of the remedies described below. Exercise of any of such remedies will
not prevent the concurrent or subsequent exercise of any other remedy provided
for in this Lease or otherwise available to Landlord at law or in equity.

          (a)  Cure by Landlord. Landlord may, at Landlord's option but without
     obligation to do so, and without releasing Tenant from any obligations
     under this Lease, make any payment or take any action as Landlord deems
     necessary or desirable to cure any Default in such manner and to such
     extent as Landlord deems necessary or desirable. Landlord may do so
     without additional demand on, or additional written notice to, Tenant and
     without giving Tenant an additional opportunity to cure such Default.
     Tenant covenants and agrees to pay Landlord, upon demand, all advances,
     costs and expenses of Landlord in connection with making any such payment
     or taking any such action, including reasonable attorney's fees, together
     with interest at the rate described in Section 3.5, from the date of
     payment of any such advances, costs and expenses by Landlord.

          (b)  Termination of Lease and Damages. Landlord may terminate this
     Lease, effective at such time as may be specified by written notice to
     Tenant, and demand (and, if such demand is refused, recover) possession of
     the Premises from Tenant. Tenant will remain liable to Landlord for
     damages in an amount equal to the Base Rent, Additional Rent and other
     Rent which would have been owing by Tenant for the balance of the Term had
     this Lease not been terminated, less the net proceeds, if any, of any
     reletting of the Premises by Landlord subsequent to such termination,
     after deducting all Landlord's expenses in connection with such recovery
     of possession or reletting. Landlord will be entitled to collect and
     receive such damages from Tenant on the days on which the Base Rent,
     Additional Rent and other Rent would have been payable if this Lease and
     had not been terminated. Alternatively, at Landlord's option, Landlord
     will be entitled to recover from Tenant, as damages for loss of the
     bargain and not as a penalty, an aggregate sum equal to (i) all unpaid
     Base Rent, Additional Rent and other Rent for any period prior to the
     termination date of this Lease (including interest from the due date to
     the date of the award at the rate described in Section 3.5), plus any
     other sum of money and damages owed by Tenant to Landlord for events or
     actions occurring prior to the termination date; plus (ii) the present
     value at the time of termination (calculated at the rate commonly called
     the discount rate in effect at the Federal Reserve Bank of New York on the
     termination date) of the amount, if any, by which (A) the aggregate of the
     Base Rent, Additional Rent and all other Rent payable by Tenant under this
     Lease that would have accrued for the balance of the Term after
     termination (with respect to Additional Rent, such aggregate will be
     calculated by assuming that Expenses and Taxes for the calendar year in
     which termination occurs and for each subsequent calendar year remaining
     in the Term if this Lease had not been terminated will increase by 8% per
     year over the amount of Expenses and Taxes for the prior calendar year),
     exceeds (B) the amount of such Base Rent, Additional Rent and other Rent
     which Landlord will receive for the remainder of

                                      -25-
<PAGE>   32
the Term from any reletting of the Premises occurring prior to the date of the
award, or if the Premises have not been relet prior to the date of the award,
the amount, if any, of such Base Rent, Additional Rent and other Rent which
could reasonably be recovered by reletting the Premises for the remainder of
the Term at the then-current fair rental value, in either case taking into
consideration loss of rent while finding a new tenant, tenant improvements and
rent abatements necessary to secure a new tenant, leasing brokers' commissions
and other costs which Landlord has incurred or might incur in leasing the
Premises to a new tenant; plus (iii) interest on the amount described in (ii)
above from the termination date to the date of the award at the rate described
in Section 3.5.

      (c)   Repossession and Reletting. Landlord may reenter and take possession
of all or any part of the Premises, without additional demand or notice, and
repossess the same and expel Tenant and any party claiming by, through or under
Tenant, and remove the effects of both using such force for such purposes as may
be necessary, without being liable for prosecution for such action or being
deemed guilty of any manner of trespass, and without prejudice to any remedies
for arrears of Rent or right to bring any proceeding for breach of covenants or
conditions. No such reentry or taking possession of the Premises by Landlord
will be construed as an election by Landlord to terminate this Lease unless a
written notice of such intention is given to Tenant. No notice from Landlord or
notice given under a forcible entry and detainer statute or similar Laws will
constitute an election by Landlord to terminate this Lease unless such notice
specifically so states. Landlord reserves the right, following any reentry or
reletting, to exercise its right to terminate this Lease by giving Tenant such
written notice, in which event the Lease will terminate as specified in such
notice. After recovering possession of the Premises, Landlord may, from time to
time, but will not be obligated to, relet all or any part of the Premises for
Tenant's account, for such term or terms and on such conditions and other terms
as Landlord, in its discretion, determines. Landlord may make such repairs,
alterations or improvements as Landlord considers appropriate to accomplish such
reletting, and Tenant will reimburse Landlord upon demand for all costs and
expenses, including attorneys' fees, which Landlord may incur in connection with
such reletting. Landlord may collect and receive the rents for such reletting
but Landlord will in no way be responsible or liable for any failure to relet
the Premises or for any inability to collect any rent due upon such reletting.
Regardless of Landlord's recovery of possession of the Premises, Tenant will
continue to pay on the dates specified in this Lease, the Base Rent, Additional
Rent and other Rent which would be payable if such repossession had not
occurred, less a credit for the net amounts, if any, actually received by
Landlord through any reletting of the Premises. Alternatively, at Landlord's
option, Landlord will be entitled to recover from Tenant, as damages for loss of
the bargain and not as a penalty, an aggregate sum equal to (i) all unpaid Base
Rent, Additional Rent and other Rent for any period prior to the repossession
date (including interest from the due date to the date of the award at the rate
described in Section 3.5), plus any other sum of money and damages owed by
Tenant to Landlord for events or actions occurring prior to the repossession
date; plus (ii) the present value at the time of repossession (calculated at the
rate commonly called the discount rate in effect at the Federal Reserve Bank of
New York on the repossession date) of the amount, if any, by which (A) the
aggregate of the Base Rent, Additional Rent and all other Rent payable by Tenant
under this Lease that would have accrued for the balance of the Term after
repossession (with respect to Additional Rent, such aggregate will be calculated
by assuming that Expenses and Taxes for the calendar year in which repossession
occurs and for each subsequent calendar year remaining in the Term if Landlord
had not repossessed the Premises will increase by 8% per year over the amount of
Expenses and Taxes for the prior calendar year), exceeds (B) the amount of such
Base Rent, Additional Rent and other Rent which Landlord will receive for the
remainder of the Term from any reletting of the Premises occurring prior to the
date of the award, or if the Premises have not been relet prior to the date of
the award, the amount, if any, of such Base Rent,

                                      -26-
<PAGE>   33
      Additional Rent and other Rent which could reasonably be recovered by
      reletting the Premises for the remainder of the Term at the then-current
      fair rental value, in either case taking into consideration loss of rent
      while finding a new tenant, tenant improvements and rent abatements
      necessary to secure a new tenant, leasing brokers' commissions and other
      costs which Landlord has incurred or might incur in leasing the Premises
      to a new tenant, plus (iii) interest on the amount described in (ii) above
      from the repossession date to the date of the award at the rate described
      in Section 3.5.

            (d)   Bankruptcy Relief. Nothing contained in this Lease will limit
      or prejudice Landlord's right to prove and obtain as liquidated damages in
      any bankruptcy, insolvency, receivership, reorganization or dissolution
      proceeding, an amount equal to the maximum allowable by any Laws governing
      such proceeding in effect at the time when such damages are to be proved,
      whether or not such amount be greater, equal or less than the amounts
      recoverable, either as damages or Rent, under this Lease.

21.   LANDLORD'S DEFAULT AND TENANT'S REMEDIES.

      21.1  DEFAULT.

      If Tenant believes that Landlord has breached or failed to comply with
any provision of this Lease applicable to Landlord, Tenant will give written
notice to Landlord describing the alleged breach or noncompliance. Landlord
will not be deemed in default under this Lease if Landlord cures the breach or
noncompliance within 20 days after receipt of Tenant's notice or, if the same
cannot reasonably be cured within such 20-day period, if Landlord in good faith
commences to cure such breach or noncompliance within such period and then
diligently pursues the cure to completion. Tenant will also send a copy of such
notice to any Lender of whom Tenant has been notified in writing, and such
Lender will also have the right to cure the breach or noncompliance within the
period of time described above.

      21.2  REMEDIES.

      If Landlord breaches or fails to comply with any provision of this Lease
applicable to Landlord, and such breach or noncompliance is not cured within
the period of time described in Section 21.1, then Tenant may exercise any
right or remedy available to Tenant at law or in equity, except to the extent
expressly waived or limited by the terms of this Lease.

22.   SECURITY DEPOSIT.

      22.1  AMOUNT.

      Upon execution of this Lease, Tenant will deposit the Security Deposit
with Landlord in the amount described in Section 1.1(j). Landlord and Tenant
intend the Security Deposit to be used solely as security for Tenant's faithful
and diligent performance of all of Tenant's obligations under this Lease. The
Security Deposit will remain in Landlord's possession for the entire Term, and
Landlord will not be required to segregate it from Landlord's general funds.
Tenant will not be entitled to any interest on the Security Deposit.

      22.2  USE AND RESTORATION.

      If Tenant fails to perform any of its obligations under this Lease,
Landlord may, at its option, use, apply or retain all or any part of the
Security Deposit for the payment of (1) any Rent in arrears; (2) any expenses
Landlord may incur as a direct or indirect result of Tenant's failure to
perform; and (3) any

                                      -27-
<PAGE>   34
other losses or damages Landlord may suffer as a direct or indirect result of
Tenant's failure to perform. If Landlord so uses or applies all or any
portion of the Security Deposit, Landlord will notify Tenant of such use or
application and Tenant will, within 10 days after the date of Landlord's
notice, deposit with Landlord a sum sufficient to restore the Security Deposit
to the amount held by Landlord immediately prior to such use or application.
Tenant's failure to so restore the Security Deposit will constitute a Default.

     22.3 TRANSFERS.

     Tenant will not assign or encumber the Security Deposit without Landlord's
express written consent. Neither Landlord nor its successors or assigns will be
bound by any assignment or encumbrance unless Landlord has given its consent.
Landlord will have the right, at any time and from time to time, to transfer
the Security Deposit to any purchaser or lessee of the entire Building. Upon
any such transfer, Tenant agrees to look solely to the new owner or lessee for
the return of the Security Deposit.

     22.4 REFUND.

     Provided that Tenant has fully and faithfully performed all of its
obligations under this Lease, Landlord will refund the Security Deposit, or any
balance remaining, to Tenant or, at Landlord's option, to the latest assignee
of Tenant's interest under this Lease, within 60 days after the expiration or
early termination of the Term and Tenant's vacation and surrender of the
Premises to Landlord in the condition required by Section 15.1. If Tenant fails
to make any final estimated payment of Additional Rent required by Landlord
according to Section 3.2(c), Landlord may withhold such final payment from the
amount of the Security Deposit refund.

23.  BROKERS.

     Landlord and Tenant represent and warrant that no broker or agent
negotiated or was instrumental in negotiating or consummating this Lease except
the Brokers. Neither party knows of any other real estate broker or agent who
is or might be entitled to a commission or compensation in connection with this
Lease. Landlord will pay all fees, commissions or other compensation payable to
the Brokers to be paid by Landlord according to Section 1.1(o) and Tenant will
pay all fees, commissions or other compensation payable to the Brokers to be
paid by Tenant according to Section 1.1(o). Tenant and Landlord will indemnify
and hold each harmless from all damages paid or incurred by the other resulting
from any claims asserted against either party by brokers or agents claiming
through the other party.

24.  LIMITATIONS ON LANDLORD'S LIABILITY.

     Any liability for damages, breach or nonperformance by Landlord, or
arising out of the subject matter of, or the relationship created by, this
Lease, will be collectible only out of Landlord's interest in the Building and
no personal liability is assumed by, or will at any time be asserted against,
Landlord, its Affiliates, Building manager or asset manager, or any of its or
their successors or assigns; all such liability, if any, being expressly waived
and released by Tenant. Landlord's review, supervision, commenting on or
approval of any aspect of work to be done by or for Tenant (under Section 7,
Exhibit B or otherwise) are solely for Landlord's protection and, except as
expressly provided, create no warranties or duties to Tenant or to third
parties.

                                      -28-
<PAGE>   35
25.   NOTICES.

      All notices required or permitted under this Lease must be in writing and
will only be deemed properly given and received (a) when actually given and
received, if delivered in person to a party who acknowledges receipt in
writing; or (b) one business day after the deposit with a private courier or
overnight delivery service, if such courier or service obtains a written
acknowledgement of receipt; or (c) 2 business days after deposit in the United
States mails, certified or registered mail with return receipt requested and
postage prepaid. All such notices must be transmitted by one of the methods
described above to the party to receive the notice at, in the case of notices
to Landlord, both Landlord's Rent Address and Landlord's Notice Address, and in
the case of notices to Tenant, the applicable Tenant's Notice Address, or, in
either case, at such other address(es) as either party may notify the other of
according to this Section 25.

26.   MISCELLANEOUS.

      26.1  BINDING EFFECT.

      Each of the provisions of this Lease will extend to bind or inure to the
benefit of, as the case may be, Landlord and Tenant, and their respective
heirs, successors and assigns, provided this clause will not permit any
transfer by Tenant contrary to the provisions of Section 13.

      26.2  COMPLETE AGREEMENT; MODIFICATION.

      All of the representations and obligations of the parties are contained
in this Lease and no modification, waiver or amendment of this Lease or any of
its conditions or provisions will be binding upon a party unless in writing
signed by such party.

      26.3  DELIVERY FOR EXAMINATION.

      Submission of the form of the Lease for examination will not bind
Landlord in any manner, and no obligations will arise under this Lease until it
is signed by both Landlord and Tenant and delivery is made to each.

      26.4  NO AIR RIGHTS.

      This Lease does not grant any easements or rights for light, air or view.
Any diminution or blockage of light, air or view by any structure or condition
now or later erected will not affect this Lease or impose any liability on
Landlord.

      26.5  ENFORCEMENT EXPENSES.

      Each party agrees to pay, upon demand, all of the other party's costs,
charges and expenses, including the fees and out-of-pocket expenses of counsel,
agents, and others retained, incurred in successfully enforcing the other
party's obligations under this Lease.

      26.6 [Intentionally Omitted]

                                      -29-
<PAGE>   36
     26.7 BUILDING NAME.

     Tenant will not, without Landlord's consent, use Landlord's or the
Building's name, or any facsimile or reproduction of the Building, for any
purpose; except that Tenant may use the Building's name in the address of the
business to be conducted by Tenant in the Premises. Landlord reserves the
right, upon reasonable prior notice to Tenant, to change the name or address of
the Building.

     26.8 NO WAIVER.

     No waiver of any provision of this Lease will be implied by any failure of
either party to enforce any remedy upon the violation of such provision, even
if such violation is continued or repeated subsequently. No express waiver will
affect any provision other than the one specified in such waiver, and that only
for the time and in the manner specifically stated.

     26.9 RECORDING; CONFIDENTIALITY.

     Tenant will not record this Lease, or a short form memorandum, without
Landlord's written consent and any such recording without Landlord's written
consent will be a Default. Tenant agrees to keep the Lease terms, provisions
and conditions confidential and will not disclose them to any other person
without Landlord's prior written consent. However, Tenant may disclose Lease
terms, provisions and conditions to Tenant's accountants, attorneys, managing
employees and others in privity with Tenant, as reasonably necessary for
Tenant's business purposes, without such prior consent.

     26.10 CAPTIONS.

     The captions of sections are for convenience only and will not be deemed
to limit, construe, affect or alter the meaning of such sections.

     26.11 INVOICES.

     All bills or invoices to be given by Landlord to Tenant will be sent to
Tenant's Invoice Address. Tenant may change Tenant's Invoice Address by notice
to Landlord given according to Section 25. If Tenant fails to give Landlord
specific written notice of its objections within 60 days after receipt of any
bill or invoice from Landlord, such bill or invoice will be deemed true and
correct and Tenant may not later question the validity of such bill or invoice
or the underlying information or computations used to determine the amount
stated.

     26.12 SEVERABILITY.

     If any provision of this Lease is declared void or unenforceable by a
final judicial or administrative order, this Lease will continue in full force
and effect, except that the void or unenforceable provision will be deemed
deleted and replaced with a provision as similar in terms to such void or
unenforceable provision as may be possible and be valid and enforceable.

     26.13 JURY TRIAL.

     LANDLORD AND TENANT WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR
COUNTERCLAIM BROUGHT BY LANDLORD OR TENANT AGAINST THE OTHER WITH RESPECT TO
ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE,

                                      -30-
<PAGE>   37
TENANT'S USE AND OCCUPANCY OF THE PREMISES, OR THE RELATIONSHIP OF LANDLORD AND
TENANT. HOWEVER, SUCH WAIVER OF JURY TRIAL WILL NOT APPLY TO ANY CLAIMS FOR
PERSONAL INJURY.

     26.14 AUTHORITY TO BIND.

     The individuals signing this Lease on behalf of Landlord and Tenant
represent and warrant that they are empowered and duly authorized to bind
Landlord or Tenant, as the case may be, to this Lease according to its terms.

     26.15 ONLY LANDLORD/TENANT RELATIONSHIP.

     Landlord and Tenant agree that neither any provision of this Lease nor any
act of the parties will be deemed to create any relationship between Landlord
and Tenant other than the relationship of landlord and tenant.

     26.16 COVENANTS INDEPENDENT.

     The parties intend that this Lease be construed as if the covenants
between Landlord and Tenant are independent and not dependent and that the Rent
will be payable without offset, reduction or abatement for any cause except as
otherwise specifically provided in this Lease.

     26.17 GOVERNING LAW.

     This Lease will be governed by and construed according to the laws of the
state in which the Building is located.

27.  ADDITIONAL PROVISIONS.

     27.1 CERTIFICATE OF DEPOSIT.

          (a)  Tenant will transfer, assign, and deliver to Landlord all of
Tenant's right, title, and interest in and to a six-month certificate of
deposit in the amount of $100,000 issued by a federally insured financial
institution acceptable to Landlord ("Certificate of Deposit"), which will be
automatically renewed and maintained in full force and effect as required
hereunder. Replacement Certificates of Deposit shall be delivered by Tenant to
Landlord no later than the date the prior Certificate of Deposit expires. It
will be an event of default hereunder if Tenant fails to deliver such
replacement Certificate of Deposit, without requirement of any further demand
or notice by Landlord. If Tenant defaults in its payment of Rent or the
performance of any of its other obligations under this Lease, Landlord will
have the right to redeem all or part of the Certificate of Deposit for the
payment of Rent or any other amount in default, or for the payment of any other
amount that Landlord may spend or become obligated to spend by reason of
Tenant's default, or for the payment to Landlord of any other loss or damage
that Landlord may suffer by reason of Tenant's default. If Landlord so uses any
portion of the Certificate of Deposit, Tenant will restore the Certificate of
Deposit to its original amount within five days after written demand by
Landlord. The Certificate of Deposit will not be a limitation on Landlord's
damages or an advance payment of Rent.

          (b)  If Tenant pays the Rent and timely performs all of its
obligations under this Lease, Landlord will return the unused portion of the
Certificate of Deposit as set forth below:

                                      -31-
<PAGE>   38

                  (1)   Six months after the Commencement Date, Landlord shall
calculate its costs associated with leasing the Premises to the Tenant ("Leasing
Costs"). The Leasing Costs shall include, but are not limited to, the costs of
Leasehold Improvements, leasing commissions, and any other amounts incurred by
Landlord, including reasonable attorneys' fees. Tenant shall be entitled to a
refund of 50% of the amount on deposit in the Certificate of Deposit which is in
excess of Leasing Costs.

                  (2)   On the first anniversary of the Commencement Date,
Tenant shall be entitled to a refund of the amount on deposit in the Certificate
of Deposit which is in excess of the Leasing Costs plus and amount equal to 20%
of the Leasing Costs.

                  (3)   On each anniversary of the Commencement Date after the
first anniversary, the balance of the Certificate of Deposit shall be reduced
by 20% of the total Leasing Costs.

So long as Tenant is not in default, all interest on the Certificate of Deposit
will be paid to Tenant by Landlord within 30 days after Landlord receives it, or
interest may be paid directly to Tenant.

            (c)   All references in the Lease to "Security Deposit" shall refer
to the Certificate of Deposit.

      27.2  OPTION TO TERMINATE.

      So long as Tenant is not in default hereunder, Tenant will have a one-time
option to terminate this Lease upon six months' prior written notice given on or
before the 36-month anniversary of the Commencement Date, together with delivery
of a cashier's check in full payment of the termination fee equal to the amount
of the then unamortized balance of the cost of Leasehold Improvements and
brokerage commission, determined by amortizing the total cost of Leasehold
Improvements and brokerage commission incurred by Landlord over the five-year
term of the Lease at a rate of 10% per annum. Landlord will advise Tenant of the
actual termination fee upon completion of the Leasehold Improvements.

      27.3  EARLY OCCUPANCY.

      Upon Tenant's execution of this Lease and delivery to Landlord of the
Certificate of Deposit, Landlord will permit Tenant and its employees to use
Suite 122, comprised of 2,454 square feet (the "Early Occupancy Premises") as-is
and otherwise on the terms and conditions of this Lease until the Premises are
delivered to Tenant. Tenant agrees to pay Rent at the rate of $14.50 per square
foot of the Early Occupancy premises prorated per day for each day Tenant
occupies the Early Occupancy Premises. Tenant shall have no right to alter the
Early Occupancy Premises without the prior written consent of Landlord. If
Tenant fails to cooperate to permit Landlord to complete the Leasehold
Improvements, Tenant's right to use the Early Occupancy Premises will terminate
upon 15 days' prior written notice from Landlord.

                                      -32-
<PAGE>   39
     Having read and intending to be bound by the terms and provisions of this
Lease, Landlord and Tenant have signed it as of the Date.

TENANT:                             LANDLORD:

MEDIBUY.COM, INC., a ____________   PHL-OPCO, LP, a Delaware limited partnership

                                    By: PHL-GP, LLC, a Delaware limited
                                        liability company, its general partner
By: _____________________________
Printed Name: ___________________
Title: __________________________   By: PHL-HOLDCO, LLC, a Delaware limited
                                        liability company, its authorized member

And By: _________________________
Printed Name: ___________________   By: ______________________________________
Title: __________________________   Printed Name: ____________________________
                                    Title: authorized member

STATE OF _________________
                           )ss.
COUNTY OF ________________ )

     This Lease Agreement was acknowledged before me this ____ day of _________,
______ by ___________________________________ as _______________________________
and _____________________________________ as ________________________________ of
MEDIBUY.COM, INC. a ________________________________________________.

     WITNESS my hand and official seal.

                                               _________________________________
                                               Notary Public

     My commission expires: _______________________.

                                      -33-
<PAGE>   40
                                   EXHIBIT A
                               KINGS MILL CENTER
                         PLAN DELINEATING THE PREMISES

                                [TO BE ATTACHED]

                                      A-1
<PAGE>   41
                                   EXHIBIT B
                               KINGS MILL CENTER
                POSSESSION AND LEASEHOLD IMPROVEMENTS AGREEMENT

      1.    CONFLICT; TERMS. If there is any conflict or inconsistency between
the provisions of the Lease and those of this Exhibit B ("Work Letter"), the
provisions of this Work Letter will control. Except for those terms expressly
defined in this Work Letter, all initially capitalized terms will have the
meanings stated for such terms in the Lease. The following terms, which are not
defined in the Lease, have the meanings indicated:

            (a)   "Scheduled Commencement Date" means May 1, 1999.

            (b)   "Commencement Date" means the first day of the Term, which
      will be the Scheduled Commencement Date, unless the Commencement Date is
      extended according to Paragraph 4 below.

            (c)   "Landlord's Representative" means PM Realty Group.

            (d)   "Tenant's Representative" means _____________________________.

            (e)   "Submission Date" means SUBMITTED.

            (f)   "Landlord's Allowance" means up to $14.00 per square foot.
      Tenant will not be entitled to any refund if the cost of Leasehold
      Improvements is less than Landlord's Allowance.

            (g)   "Leasehold Improvements" means all alterations, leasehold
      improvements and installations to be constructed or installed by Landlord
      for Tenant in the Premises according to this Work Letter.

            (h)   "Preliminary Plans" means space plans and general
      specifications for the Leasehold Improvements.

            (i)   "Construction Documents" means complete construction plans and
      specifications for the Leasehold Improvements.

            (j)   "Total Cost" means the total cost of preparing the Preliminary
      Plans and Construction Documents, obtaining all necessary permits,
      constructing and installing the Leasehold Improvements in the Premises,
      and providing any Building services required during construction (such as
      electricity and other utilities, refuse removal and housekeeping), plus an
      amount equal to 15% of the total of the above to compensate Landlord for
      its construction administration services which will include providing
      Landlord's personnel to coordinate the design and construction process,
      assist in obtaining any approvals required from Landlord and any
      governmental agencies, and assist in scheduling deliveries.

      2.    LANDLORD'S OBLIGATIONS. Landlord will proceed to complete the
Premises according to this Work Letter and tender possession of the Premises to
Tenant when the Leasehold Improvements have been completed to the extent that
only minor construction details, which would not materially interfere with
Tenant's use and enjoyment of the Premises, require completion or correction.
Tenant will accept the Premises when Landlord tenders possession, provided that
the Leasehold Improvements have been substantially completed as described above,
and provided further that Tenant will not be required to

                                      B-1
<PAGE>   42
accept possession prior to the Scheduled Commencement Date. Landlord and Tenant
agree that all alterations, improvements and additions made to the Premises
according to this Work Letter, whether paid for by Landlord or Tenant, will,
without compensation to Tenant, become Landlord's property upon installation
and will remain Landlord's property at the expiration or earlier termination of
the Term.

     3.   EARLY OCCUPANCY.  Tenant has no right to enter the Premises until
Landlord tenders possession, unless Tenant's entry is for purposes relating to
construction work in the Premises according to the terms of this Work Letter.
With Landlord's express written consent, Tenant may occupy the Premises for
regular conduct of Tenant's business prior to the Schedule Commencement Date.
If Tenant takes possession of any part of the Premises for business purposes
prior to the Scheduled Commencement Date with Landlord's prior written consent,
all of the covenants and conditions of the Lease will bind both parties with
respect to such portion of the Premises, and Tenant will pay Landlord Rent for
the period of such occupancy according to Section 3 of the Lease at the rates
applicable to the first Lease Year, prorated for the time and portion of the
Premises so occupied. No early occupancy under this Paragraph 3 will change the
Commencement Date or the Expiration Date.

     4.   DELAYED OCCUPANCY.  If Landlord fails to tender possession of the
Premises to Tenant according to Paragraph 2 above on or before the Scheduled
Commencement Date, Landlord will not be in default or liable in damages to
Tenant, nor will the obligations of Tenant be affected, provided, however, that:

          (a)  the Commencement Date will be extended automatically by one day
     for each day of the period after the Scheduled Commencement Date to the
     day on which Landlord tenders possession of the Premises to Tenant
     according to Paragraph 2 above, less any portion of that period
     attributable to Tenant's delays as more particularly described in
     Paragraph 14 below; and

          (b)  if Landlord does not tender possession of the Premises to Tenant
     according to Paragraph 2 above on or before the date 60 days after the
     Scheduled Commencement Date (plus any period of delay caused by Tenant's
     delays as described in Paragraph 14 below), Tenant will have the right to
     terminate the Lease by delivering written notice of termination to
     Landlord not more than 30 days after such tender deadline date.

Upon a termination under Paragraph 4(b) above, each party will, upon the other's
request, execute and deliver an agreement in recordable form containing a
release and surrender of all right, title and interest in and to the Lease;
neither Landlord nor Tenant will have any further obligations to each other,
including, without limitation, any obligations to pay for work previously
performed in the Premises; all improvements to the Premises will become and
remain the property of Landlord; and Landlord will refund to Tenant any sums
paid to Landlord by Tenant in connection with the Lease, including, without
limitation, any payments to Landlord of construction costs for the Premises.
Such postponement of the commencement of the Term and such termination and
refund right will be in full settlement of all claims that Tenant might
otherwise have against Landlord by reason of Landlord's failure to
substantially complete its obligations under this Work Letter by the Scheduled
Commencement Date.

     5.   PUNCH LIST.  Tenant's taking possession of any portion of the
Premises will be conclusive evidence that such portion of the Premises was in
good order and satisfactory condition when Tenant took possession, except as to
any patent defects identified on a punch list prepared and signed by Landlord's
Representative and Tenant's Representatives after an inspection of the Premises
by both such parties when Tenant takes possession, and except as to any latent
defects of which Tenant notifies Landlord in writing within one year after the
Commencement Date. Landlord will not be responsible for any items of damage
caused by Tenant, its agents, independent contractors or suppliers. No promises
to alter, remodel or improve the Premises or Building and no representations
concerning the condition of the

                                      B-2
<PAGE>   43
Premises or Building have been made by Landlord to Tenant other than as may be
expressly stated in the Lease (including this Work Letter).

     6.   REPRESENTATIVES. Landlord appoints Landlord's Representative to act
for Landlord in all matters covered by this Work Letter. Tenant appoints
Tenant's Representative to act for Tenant in all matters covered by this Work
Letter. All inquiries, requests, instructions, authorizations and other
communications with respect to the matters covered by this Work Letter will be
made to Landlord's Representative or Tenant's Representative, as the case may
be. Tenant will not make any inquiries of or requests to, and will not give any
instructions to, any other employee or agent of Landlord, including Landlord's
architect, engineers and contractors or any of their agents or employees, with
regard to matters covered by this Work Letter. Either party may change its
Representative under this Work Letter at any time by 3 days' prior written
notice to the other party.

     7.   PRELIMINARY PLANS. On or before the Submission Date, Tenant will
cooperate with Landlord and submit all information necessary for preparation of
the Preliminary Plans ("Design Information"). Each day after the Submission
Date until Tenant has provided all Design Information will be a day of Tenant's
delay. Promptly after receipt of all Design Information, Landlord will cause
its architect to prepare the Preliminary Plans based on the submitted Design
Information. Within 5 business days after receipt of the proposed Preliminary
Plans, Tenant will either approve the same in writing or notify Landlord in
writing of how the proposed Preliminary Plans are inconsistent with the Design
Information and how the Preliminary Plans must be changed in order to overcome
Tenant's objections. Each day following the 5th business day after the proposed
Preliminary Plans are submitted to Tenant until Tenant either approves them or
delivers such notice of objections will be a day of Tenant's delay. Upon
receipt of Tenant's notice of objections, Landlord will cause its architect to
prepare revised Preliminary Plans according to such notice and submit the
revised Preliminary Plans to Tenant. Upon submittal to Tenant of the revised
Preliminary Plans, and upon submittal of any further revisions, the procedures
described above will be repeated. If the revised Preliminary Plans, or any
further revisions, are consistent with the Design Information and all
requirements identified in Tenant's prior notice(s) of objections, then each
day following Landlord's receipt of Tenant's notice of any additional
objections until the day on which Landlord receives Tenant's approval of the
Preliminary Plans will be a day of Tenant's delay.

     8.   COST ESTIMATE. At such time as Preliminary Plans have been approved
in writing by both Landlord and Tenant have been prepared, Landlord will
obtain, and notify Tenant of, an estimate of the Total Cost based on the
approved Preliminary Plans ("Cost Estimate"). If the Cost Estimate is less than
or equal to Landlord's Allowance, then Tenant will be deemed to have approved
the Cost Estimate. If the Cost Estimate is greater than Landlord's Allowance,
then Tenant, at Tenant's option, may either approve the Cost Estimate in
writing or elect to revise one or more items shown on the Preliminary Plans so
as to reduce the Cost Estimate and then approve in writing the reduced Cost
Estimate (based on the revised Preliminary Plans). If the original Cost
Estimate is greater than Landlord's Allowance, then each day following the 5th
business day after Tenant's receipt of such Cost Estimate until the day
Landlord receives Tenant's written approval of the Cost Estimate (as the same
may have been revised) will be a day of Tenant's delay.

     9.   CONSTRUCTION DOCUMENTS; COST PROPOSAL. At such time as the Cost
Estimate has been approved (or deemed approved) by Tenant, Landlord will cause
its architect and engineer to prepare the Construction Documents based strictly
on the Preliminary Plans. The Construction Documents will be subject to
Landlord's approval and Tenant will be given an opportunity to review the
Construction Documents to confirm that they conform to the Preliminary Plans.
At such time as the Construction Documents have been so approved, reviewed and
confirmed, Landlord will obtain bids for the construction or installation of
the Leasehold Improvements according to the Construction Documents and

                                      B-3
<PAGE>   44
will notify Tenant of the proposed Total Cost based on such bids ("Cost
Proposal"). If the Cost Proposal is less than or equal to the Cost Estimate
approved by Tenant, then Tenant will be deemed to have approved the Cost
Proposal. If the Cost Proposal is greater than the Cost Estimate approved by
Tenant, then Tenant, at Tenant's option, may either approve the Cost Proposal
in writing or elect to eliminate or revise one or more items shown on the
Construction Documents so as to reduce the Cost Proposal and then approve in
writing the reduced Cost Proposal (based on the revised Construction
Documents). If the Cost Proposal approved or deemed approved by Tenant is
greater than Landlord's Allowance, then Tenant will immediately deposit with
Landlord an amount ("Construction Deposit") equal to one-half of the difference
between Landlord's Allowance and the approved Cost Proposal. Each day following
the 5th business day after Tenant's receipt of the Cost Proposal until the day
on which Landlord has received Tenant's written approval of the Cost Proposal
(if required) and Landlord has received the Construction Deposit (if required)
will be a day of Tenant's delay.

     10.  CONSTRUCTION OF LEASEHOLD IMPROVEMENTS. At such time as Tenant has
approved (or is deemed to have approved) the Cost Proposal and has made any
required Construction Deposit, Landlord will cause the Leasehold Improvements
to be constructed or installed in the Premises in a good and workmanlike manner
and according to the Construction Documents and all applicable laws. Upon
substantial completion of the construction and installation of the Leasehold
Improvements and prior to Tenant's occupancy of the Premises, Tenant will pay
to Landlord the amount, if any, by which the Total Cost exceeds the sum of the
Landlord's Allowance and the Construction Deposit. Tenant will not be entitled
to any credit if Landlord's Allowance exceeds the Total Cost.

     11.  CHANGE ORDERS. Tenant's Representative may authorize changes in the
work during construction only by written instructions to Landlord's
Representative on a form approved by Landlord. All such changes will be subject
to Landlord's prior written approval according to Paragraph 13 below. Prior to
commencing any change, Landlord will prepare and deliver to Tenant, for
Tenant's approval, a change order ("Change Order") identifying the total cost
of such change, which will include associated architectural, engineering and
construction contractor's fees, and an amount sufficient to reimburse Landlord
for overhead and related expenses incurred in connection with the Change Order.
If Tenant fails to approve and pay for such Change Order within 10 business
days after delivery by Landlord, Tenant will be deemed to have withdrawn the
proposed change and Landlord will not proceed to perform the change. Upon
Landlord's receipt of Tenant's approval and payment, Landlord will proceed to
perform the change.

     12.  ADDITIONAL TENANT WORK. If Tenant desires any work in addition to the
Leasehold Improvements to be performed in the Premises ("Additional Tenant
Work"), Tenant, at Tenant's expense, will cause plans and specifications for
such work to be prepared either by Landlord's architect or engineer or by
consultants of Tenant's own selection. All plans and specifications for
Additional Tenant Work will be subject to Landlord's approval according to
Paragraph 13 below. If Landlord approves Tenant's plans and specifications for
any Additional Tenant Work, Landlord will, subject to the following terms and
conditions, grant to Tenant and Tenant's agents a license to enter the Premises
prior to the Commencement Date in order that Tenant may perform or cause to be
performed the Additional Tenant Work according to the plans and specifications
previously approved by Landlord:

            (a)  Tenant will give Landlord not less than 5 days prior written
      notice of the request to have such access to the Premises, which notice
      must contain or be accompanied by: (i) a description and schedule for the
      work to be performed by those persons and entities for whom such early
      access is being requested; (ii) the names and addresses of all
      contractors, subcontractors and material suppliers for whom such access is
      being requested; (iii) the approximate number of individuals, itemized by
      trade, who will be present in the Premises; (iv) copies of all contracts
      pertaining to the performance of the work for which such early access

                                      B-4<PAGE>   1

                                                                   EXHIBIT 10.23

                                     LEASE

STATE OF OKLAHOMA

COUNTY OF TULSA

THIS LEASE AGREEMENT (this "Lease") is made and entered into this 7th day of
July, 1999, by and between the Landlord and Tenant hereinafter named.

DEFINITIONS AND BANK PROVISIONS

The following definitions and basic provisions shall be consulted in
conjunction with and limited by the references thereto in other provisions of
this Lease:

(a)  "Landlord":                   Twenty First Properties, Inc., an Oklahoma
                                   corporation

(b)  "Landlord's Address":         2121 South Columbia Avenue
                                   Suite 650
                                   Tulsa, Oklahoma 74114-3505

(c)  "Tenant":                     medibuy.com, a Delaware Corporation

(d)  "Tenant's Address":           777 Alvarado Road, Suite 401
                                   La Mesa, California 91941

(e)  "Tenant's Representative":    Charlie Smith

(f)  "Building":                   Atlanta South Office Park

(g)  "Building's Address":         2526 East 71st Street, Suite C
                                   Tulsa, Oklahoma 74136

(h)  "Premises":                   Approximately 1,326 rentable square feet in
                                   the Building, such Premises being shown and
                                   outlined on the plan attached hereto as
                                   Exhibit "A" and being part of the Project
                                   situated on the real property described in
                                   Exhibit "B" attached hereto.

(i)  "Project":                    The term "Project" shall refer to the real
                                   property described in Exhibit "B" together
                                   with Building and all other improvements and
                                   appurtenances thereon, together with any
                                   such additions or changes as Landlord may
                                   from time to time designate as included
                                   within the Project.

(j)  "Environmental Law":          The term "Environmental Law" shall mean any
                                   federal, state, county, municipal, law,
                                   statute, code, rule, ordinance, regulation,
                                   order, judgment, decree, injunction or common
                                   law relating to any Hazardous Substances,
                                   pollution or protection of health and/or the
                                   environment now or at any time hereinafter in
                                   effect, as the same may be amended from time
                                   to time.

(k)  "Total Rentable Square Feet of Building":  81,450

(l)  "Commencement Date":                       August 1, 1999

(m)  "Expiration Date":                         July 31, 2002

(n)  "Term":                                    Three (3) years

(o)  "Rent" or "rent":             Rent or rent as used herein shall be deemed
                                   to consist collectively of (i) base rent as
                                   hereinafter scheduled; and (b) Additional
                                   Rent or additional rent as hereinafter
                                   defined.

(p)  "Schedule of Base Rent":

<TABLE>
<CAPTION>
Months              Monthly Installment           Total Period Base Rent
------              -------------------           ----------------------
<S>                 <C>                           <C>
1-36                $1,270.75                     $45,747.00
-------             --------------------          -----------------------
-------             --------------------          -----------------------
-------             --------------------          -----------------------
-------             --------------------          -----------------------
-------             --------------------          -----------------------
</TABLE>

                                       1
<PAGE>   2
               (q)  "TOTAL SCHEDULED BASE RENT":       $45,747.00

               (r)  "SECURITY DEPOSIT":                $1,270.73

               (s)  "GUARANTOR":                       N/A

                    (EXHIBIT "C" ATTACHED)

               (t)  "PREPAID RENTAL":                  $1,270.75

               (u)  "PERMITTED USES":      General Office Use

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

               (v)  "SPECIAL PROVISIONS":  See Exhibit "A" Tenant Improvements
                                           See Exhibit "B" Rules and Regulations

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

GRANTING
CLAUSE         In consideration of the obligation of Tenant to pay rent as
               herein provided and in consideration of the other terms,
               covenants and conditions hereof, Landlord hereby demises and
               issues to Tenant, and Tenant hereby takes from Landlord, the
               Premises to have and to hold the same for the Term specified
               herein, all upon the terms and conditions set forth in this
               Lease.

SERVICES
BY LANDLORD    Landlord agrees to furnish Tenant during Tenant's occupancy of
               the Premises the following services:

                    (a)  Hot and cold water at those points of supply provided
                         for general use of tenant.

                    (b)  Air conditioning, heat and electric current (for
                         lighting and fractional horsepower machines only)
                         during reasonable hours of generally recognized
                         business days, as determined by Landlord at such
                         quantity and of such quality as Landlord determines in
                         its sole judgement is reasonably necessary for Tenant's
                         comfortable use and enjoyment of the Premises.

                    (c)  Elevator service is common with other tenants for
                         ingress to and egress from the Premises.

                    (d)  Industrial cleaning services, five (5) days per week.

                    (e)  Electrical lighting for public areas and special
                         service areas of the Project in the manner and to the
                         extent deemed by Landlord to be standard.

               Failure to any extent to furnish, or any stoppage of, such
               services, resulting from causes beyond control of Landlord or
               from any cause, shall not render Landlord liable in any respect
               for damages to either person or property, nor be construed as to
               evictions of Tenant or work as abatement of rent, not relieve
               Tenant from fulfillment of any covenant or agreement hereunder.
               Should any equipment or machinery break down, or for any cause
               cease to function properly, Landlord shall use reasonable
               diligence to repair same promptly, but Tenant shall have no claim
               for rebate of rent or damages on account of any interruptions in
               services occasioned thereby or resulting therefrom.

               This Lease is conditioned upon faithful performance by Tenant of
               the following agreements, covenants, rules and regulations,
               herein set out and agreed to by Tenant.

PAYMENTS       (A) All rent payments are due in advance on the first day of each
               and every month, during the Term, and should be payable at the
               place designated for the delivery of notices in Landlord at the
               time of payment, without abatement, deduction setoff,
               courier-claim, suspension, determined or reduction of any kind or
               for any reason. The obligation of Tenant to pay Base Rent is an
               independent covenant, and so act as circumstance whether
               constituting breach of covenant by Landlord or not, shall release
               Tenant of the obligation to pay rent.

               (B) Tenant shall pay as additional rent any sums of money or
               other charges required to be paid by Tenant under this Lease,
               whether or not the same be designated specifically as "additional
               fees".

               (C) Any amount due from tenant to Landlord hereunder which is not
               paid when due shall bear interest at the maximum lawful rate from
               the due date until paid, unless otherwise specifically provided
               herein, but the payment of such interest shall not excuse or cure
               any default by Tenant under this Lease. In addition to such
               interest, if the monthly rental provided herein is not paid
               within five (5) days after the time is due, a late charge equal
               to ten percent (10%) of the amount overdue of One Hundred Dollars
               ($100.00), whichever is greater, which late charge Tenant hereby
               agrees is a reasonable estimate of the damages Landlord shall
               suffer as a result of Tenant's Due payment, which damages include
               Landlord's activities administrative and other costs associated
               with such late payment and the parties agree that it would be
               impracticable or extremely difficult to fix Landlord's actual
               damages in such event. Such interest and late payment penalties
               are separate and cumulative and are in addition to and shall not
               diminish or represent a substitute for any or all of Landlord's
               rights or remedies under any other provision of this Lease.

                                       2

<PAGE>   3
COMMON AREA

2.  The "Common Area" is the part of the Project designated by Landlord from
time to time for the common use of all tenants, including, without limitation,
the parking area, sidewalks, landscaping, curbs, loading areas, private streets
and alleys, lighting facilities, enclosed mall, corridors, hallways, stairs and
public bathrooms, if any, all of which shall be subject to Landlord's sole
management and control and shall be operated and maintained in such manner as
Landlord shall designate. Landlord reserves the right to change from time to
time the dimensions and location of the Common Area, as well as the location,
dimensions, identity and type of any improvements currently a part of, or
planned to be a part of the Project, and to construct additional buildings or
additional stories on existing buildings or other improvements on the Project,
and to eliminate improvements currently a part of the Project. Tenant and its
agents, employees, servants, licensees and invitees shall have the non-exclusive
license to use the Common Area in common with Landlord, other tenants and other
persons permitted by Landlord to use the Common Area subject to the Rules and
Regulations which are attached as Exhibit '3'. Without limiting the foregoing,
Landlord reserves the right to designate parking areas within the Common Area or
in reasonable proximity thereto, for Tenant and Landlord's agents, servants,
employees, contractors, licensees and/or invitees. Tenant shall not solicit
business or display merchandise within the Common Area, or distribute hardbills
therein, or take any action which would interfere with the rights of other
persons to use the Common Area. Landlord may temporarily close the Project (or
part thereof) as a result of disastrous acts of nature, and Landlord shall not
be liable to Tenant for any interruption of Tenant's business during such
periods.

REPAIRS BY TENANT

3.  Tenant will, at Tenant's own cost and expense, keep the Premises and all
other improvements to the extent covered by this Lease in sound condition and
good repair, and shall repair or replace any damage or injury done to the
Premises or any other part of the Project by Tenant or Tenant's agents,
employees, licensees, contractors, invitees and visitors, and if Tenant fails to
make such repair or replacements promptly, or within 15 days of occurrence, to
the satisfaction of Landlord, Landlord may at its option make such repair or
replacement, and Tenant shall pay to Landlord immediately upon demand as
additional rent the costs of such repairs and replacements plus fifteen percent
(15%) of such costs. Tenant will not commit or allow any waste or damage to be
committed on any portion of the Premises, and shall at the expiration or earlier
termination of this Lease by lapse of time or otherwise, deliver up the said
Premises to Landlord in as good condition as at time of possession, ordinary
wear and tear excepted, and upon such termination of this Lease Landlord shall
have the right to re-enter and resume possession of the Premises. Upon move out
by Tenant, should the Premises require any repairs or replacement which are the
responsibility of Tenant hereunder, Landlord shall have the right to make such
repairs or replacements at Tenant's cost and expense.

ASSIGNMENTS OR SUBLETTING

4. Tenant shall not sell, mortgage, transfer, or assign this Lease, or any
assets or interest therein, or allow same to be assigned by operation of law or
otherwise, or sublet the Premises, or any part thereof, or use permit same to be
used for any other purpose than stated in the use clause hereof without the
written consent of Landlord, which consent will not be unreasonably withheld.
Notwithstanding the foregoing, in the event the Tenant desires to assign or
sublet the Premises, Tenant shall provide Landlord with not less than one
hundred twenty (120) days written notice of Tenant's request, specifying in
detail any and all terms of such assignment or sublease. Landlord reserves the
right to cancel and terminate this Lease within thirty (30) days upon receipt
of such notice from Tenant of its request to assign or sublet the Premises. In
the event Landlord consents to an assignment or sublease of the Premises, which
assignment or sublease results in rental payments in excess of the monthly
payments due and owing under the terms of this Lease, such excess rental
payments shall be deemed to be rental payments due and owing Landlord. Any
sale, hypothecation, transfer, assignment or subletting which is not in
compliance with the provisions of this Lease shall be voidable by Landlord and
shall, at the option of Landlord, constitute a default under this Lease.
Landlord's acceptance of rent directly from any subtenant, assignee or other
transferee shall not be construed as Landlord's approval or consent thereto nor
Landlord's agreement to accept the attornment of any subtenant in the event of
any termination of this Lease. In no event shall Landlord's consent to any
further assignment or subletting be construed as (i) relieving Tenant from the
obligation to obtain Landlord's express written consent to any further
assignment or subletting or (ii) releasing Tenant from any liability or
obligation hereunder whether or not then accrued, and Tenant shall continue to
be fully, jointly and severally liable hereunder. As a further condition to
Landlord's consent to any subletting, assignment or other transfer of part or
all of Tenant's interest in the Premises (i) Tenant shall be required to pay
Landlord's reasonable attorney's fees and other costs incurred in connection
with the review and execution thereof, (ii) any sublessee of part or all of
Tenant's interest in the Premises shall agree that in the event Landlord gives
such sublessee notice that Tenant is in default under this Lease, such
sublessee shall thereafter make all sublease or other payments directly to
Landlord, which payments will be received by Landlord without any liability
whether to honor the sublease or otherwise (except to credit such payments
against same due under this Lease, and such sublessee shall agree to attorn
to Landlord, or its successors and assigns, at its request should this Lease be
terminated for any reason, except that in no event shall Landlord or its
successors or assigns be obligated to accept such attornment; and (iii)
Landlord may require that Tenant not then be in default under this Lease in any
respect. In the event that Tenant files any type of petition in bankruptcy or
has same filed against it and Landlord does not elect to terminate this Lease
is deemed to have waived its right to terminate this Lease, and in the event
that the trustee or receiver appointed by the bankruptcy court attempts to
assume this Lease and thereupon assign it to a third party, then Landlord
shall have the right to terminate this Lease within thirty (30) days upon
gaining knowledge of such attempted assumption and assignment, or upon being
given written notice of same by Tenant, whichever is later. Upon any subletting
or assignment by Tenant any renewal options, expansion options, rights of first
refusal and/or exclusivity provisions shall become null and void.

If Tenant is a corporation, partnership, limited liability company, or other
entity and if, at any time during this Term, any part or all of the corporate
shares or ownership interests, as the case may be, Tenant shall be transferred
by sale, assignment, bequest, inheritance, operation of law, or other
disposition so as to result in a change in the present effective voting control
of Tenant by the person or persons owning a majority of such shares or interest
on the date of this Lease, Tenant shall properly notifying Landlord in writing
of such change, and Landlord may terminate this Lease at any time after such
change in control by giving Tenant thirty (30) days prior written notice of
such termination.

                                       3

<PAGE>   4
ALTERATIONS ADDITIONS, AND IMPROVEMENTS

5. Tenants shall not make or allow to be made any alterations, additions, or
improvements in or to the Premises without the prior written consent of
Landlord; such consent will not be unreasonably withheld, but Landlord may
impose, as a condition of such consent, such requirements as Landlord in its
sole discretion may deem reasonable or desirable, including without limiting the
generality of the foregoing, requirements as to the manner in which, the time or
times at which, and the contractor by whom such work shall be done. Such
alterations, additions, or improvements when made to the Premises by Tenant
shall be surrendered to Landlord and become the property of Landlord upon
termination in any manner of this Lease, but this clause shall not apply to
movable non-attached fixtures or furniture of Tenant, provided, however, if
prior to termination of this Lease, or within thirty (30) days thereafter,
Landlord so directs by written notice to Tenant, Tenant shall promptly remove
such alterations, additions, or improvements, which were placed in or on the
Premises by Tenant and which are designated in said notice and shall repair any
damage occasioned by such removal and in default thereof Landlord may affect
said removals and repairs at Tenant's expense. All work with respect to
alterations, additions, and improvements shall be done in a good and workmanlike
manner and diligently prosecuted to completion to the end that the improvements
on the Premises shall at all times be a complete unit except during the period
of work. Any such alterations, additions and improvements shall be performed and
done strictly in accordance with the laws and ordinances relating thereto, and
with the requirements of all carriers of insurance on the Premises and the Board
of Underwriters, Fire Rating Bureau, or similar organization. Tenant shall
obtain at its sole cost and expense all required licenses and permits. In
performing the work of any such alterations, additions or improvements, Tenant
shall have the work performed in such a manner so as not to obstruct the access
to or within the Building of any other tenant. Before commanding any such work
or construction in or about the Premises, Tenant shall notify Landlord in
writing of the expected date of commencement thereof. Landlord shall have the
right at any time and from time to time to post and maintain on the Premises
such notices as Landlord deems necessary to protect the Premises or the Project,
and Landlord from the liens of mechanic, laborers, materialman, suppliers or
vendors. If any liens are filed against Landlord or any part the Project as a
result of Tenant's work, Tenant shall cause same to be discharged by payment or
bonding within ten (10) days after such lien is filed.

LEGAL AND VIOLATIONS OF INSURANCE COVERAGE

6. Tenant shall not occupy or use, nor permit any portion of the Premises or any
other part of the project to be occupied or used for any business or purpose
which is unlawful in part or in whole or deemed to be disreputable in any
manner, or ??? hazardous on account of fire, nor permit anything to be done
which will in any way increase the rate of fire insurance on the Project or
contents, and in the event that, by reason of acts of Tenant, there shall be any
increase in rate of insurance on the Project or contents created by Tenant's
acts or conduct of business, then Tenant hereby agrees to pay such increase.

Tenant shall not use or occupy the Premises or permit the same to be used for
any purpose whatsoever other than the Permitted Use. Tenant shall procure, at
its sole expense, any permits and licenses required for the transaction of
business in the Premises and otherwise comply and cause the Premises to comply
with all applicable laws, ordinances and governmental regulations, as amended,
including, but not limited to the Americans With Disabilities Act and any
Environmental Laws.

Tenant acknowledges and understands that the proper tenant mix of the Building
is essential to the successful operation of the Building and that the
restriction against the unauthorized use of the Premises is not amended to act
as a restraint on trade but to protect and insure the correct tenant mix.

LAWS AND REGULATIONS

7. Tenant shall maintain the Premises in a clean and healthful condition and
comply with all laws, ordinances, orders, rules, and regulations (state,
federal, municipal, and other agencies or bodies having any jurisdiction
thereof) with reference to conditions, or occupancy of the Premises.

INDEMNITY, LIABILITY AND LOSS OR DAMAGE

8. By moving into the Premises or taking possession thereof, Tenant accepts the
Premises as suitable for the purpose for which the same are leased and accepts
the Project and each and every appurtenance thereof, and Tenant by said acts
waives any and all defects therein. Landlord shall not be liable to Tenant or
Tenant's officers, agents, employees, contractors, guests, invitees, licensees
or to any person claiming by, through or under Tenant for any injury to person,
loss or damage to property, or for loss or damage to Tenant's business,
occasioned by or through the acts or omissions of Landlord or any other person,
or by any other cause whatsoever except Landlord's gross negligence or willful
wrong to the extent Landlord is not prevented by law from contracting against
such liability, Tenant shall indemnify Landlord and save it harmless from all
suits, actions, damages, judgements, liability and expense in connection with
loss of life, bodily or personal injury or property damage arising from or out
of any occurrence in, upon, at or from the Project or the occupancy or use
thereof by Tenant, its officers, agents, contractors, employees, servants,
invitees, licensees or any other person claiming by, through or under Tenant. If
Landlord shall without fault on its part, be made a party to any action
commenced by or against Tenant, Tenant shall indemnify, defend and hold Landlord
harmless from any ????, expense, claims or actions arising out of any of the
foregoing (including, without limitation, any court costs and attorney's fees).
The provisions of this Paragraph "8" shall survive the expiration or earlier
termination of this Lease with respect to any claims or liability occurring
prior thereto.

BUILDING RULES AND REGULATIONS

9. Tenant and Tenant's officers, agents, employees, contractors and invitees
shall comply fully with all requirements of the Rules and Regulations which are
attached as Exhibit "B" and made a part hereof as fully set out herein. Landlord
shall at all times have the right to amend or supplement such Rules and
Regulations or to amend them in such reasonable manner as may be deemed
advisable for Premises and the Project. Such additional Rules and Regulations
shall be forwarded to Tenant in writing and shall be carried out and observed by
Tenant.

                                       4
<PAGE>   5

ENTRY FOR REPAIRS AND INSPECTION

10.  Tenant will permit Landlord or their officers, agents, contractors and
representatives, the right to enter into and upon all parts of the Premises, at
all reasonable hours to inspect same or clean or make repairs or alterations or
additions as Landlord may deem necessary or for making repairs, alterations or
additions to adjacent amenities or any other premises in the Building and
Tenant shall not be entitled to any abatement or reduction of rent by reason
thereof. In the event of an emergency, Tenant hereby grants to Landlord the
right to enter the Premises at any time. In addition, Tenant shall permit
Landlord or Landlord's agent and any other person authorized by the same to
enter the Premises during the last six months of the Term for the purpose of
exhibiting the Premises to prospective lessees.

NUISANCE

11.  Tenant will conduct its business, and control its agents, employees,
invitees and visitors in such a manner as not to create any nuisance, interfere
with, annoy, or disturb other tenants or Landlord in the management of the
Building.

EMINENT DOMAIN AND FORCE MAJEURE

12.  (A) If the whole of the Premises or so much thereof as to render the
     balance unusable by Tenant is taken under power of eminent domain, or sold,
     transferred or conveyed in lieu thereof, this Lease shall automatically
     terminate as of the date of such condemnation, or as of the date possession
     is taken by the condemning authority, whichever is later. No award for any
     partial or entire taking shall be apportioned and Tenant hereby releases
     any claim to and assigns to Landlord any award which may be made in such
     taking or condemnation, together with any and all rights of Tenant now or
     hereafter arising in or to the same or any part thereof, provided, however,
     that nothing contained herein shall be deemed to give Landlord any interest
     in, or to require Tenant to assign to Landlord, any award made to Tenant
     for the taking of personal property and fixtures belonging to Tenant and
     removable by Tenant at the expiration of the term hereof as provided
     hereunder or for the interruption of, or damage to, Tenant's business. In
     the event of a partial taking, or a sale, transfer or conveyance in lieu
     thereof, which does not result in a termination of this Lease, pursuant to
     the foregoing, the rent shall be reduced in proration of the area taken,
     effective on the date physical possession is taken by the condemning
     authority.

     (B)  Landlord shall not be liable or responsible for any loss or damage to
     any property or person occasioned by theft, fire, act of God, public enemy,
     injunction, riot, strike, insurrection, war, court order, requisition or
     order of a government body or authority, or other matter beyond the
     control of Landlord or for any damage or inconvenience which may arise
     through repair or alteration of any part of the Project or failure to make
     any such repairs, or from any cause whatever, unless caused solely by
     Landlord's gross negligence.

LANDLORD'S LIEN

13.  As security for the performance of the obligations of the Tenant under
this Lease, the Tenant hereby grants the Landlord a security interest to all of
the property now owned or hereafter acquired by the Tenant which is located in
the Premises and all proceeds and products thereof. The Tenant shall not remove
any of such personal property from the Premises until all of the Tenant's
obligations under this Lease have been satisfied in full. Without excluding any
other manner of notice, any requirement for reasonable service to the Tenant of
the Landlord's intention to dispense of any property pursuant to the
enforcement of such security interest will be met if such notice is given at
least ten days before the close of such disposition. Any sale made pursuant to
the enforcement of such security interest will be deemed to have been a public
sale conducted in a commercially reasonable manner if held at the Premises
after advertisement of the time, place, method of sale and a general
description of the property to be sold in a daily newspaper published in the
country in which the Premises is located, for five (5) consecutive days before
the date of sale. The Tenant agrees to execute and deliver to the Landlord such
financing statements, continuation statements and other instruments as Landlord
might reasonably require to perfect, protect or continue the foregoing security
interest within ten (10) days after written request therefor.

ABANDONMENT

14.  If the Premises are abandoned or vacated by Tenant, Landlord shall have
the right, but not the obligation, to: (a) raise same for the remainder of the
period covered hereby; and if the rent is not received through such reletting
at least equal to the rent provided hereunder, Tenant shall pay and satisfy any
deficiencies between the amount of rent called for and that received through
reletting and all expenses incurred by any such reletting, including but not
limited to, the cost of renovating, altering and decorating for a new occupant,
and/or (b) provide for the storage of any personal property remaining in the
Premises without liability of any kind or nature for the cost of storage or the
return of the personal property to Tenant or take title to the abandoned
personal property which title shall pass to Landlord under this Lease as a Bill
of Sale without additional payments or credit from Landlord to Tenant.
Notwithstanding the foregoing, during the last ninety (90) days of the term of
this Lease if Tenant removes a substantial portion of Tenant's property or
Tenant has been in physical absence for ten (10) days it shall, at Landlord's
option constitute an abandonment and Landlord may enter the Premises for
purposes of renovating, altering and decorating the Premises for occupancy at
the end of the Term by a new tenant without in any way affecting Tenant's
obligation to pay rent and comply with all other terms and conditions of this
Lease. Nothing herein shall be construed as in any way denying Landlord the
right, in case of abandonment, of the Premises, or other breach of this Lease
by Tenant, to treat the same as an entire breach, and, at Landlord's option,
immediately sue for the entire breach of this Lease and any and all damages
occasioned Landlord thereby.

HOLDING OVER

15.  In case of holding over by Tenant after expiration or termination of this
Lease, Tenant shall pay as liquidated damages double rent for the entire
holdover period, and shall pay all attorney's fees, and expenses incurred by
Landlord in enforcing its rights hereunder. No holding over by Tenant after the
terms of this Lease, either with or without the content and acquiescence of
Landlord, shall operate to extend this Lease for a longer period than one
month; and holding over with the consent of Landlord in writing shall
thereafter constitute a tenancy Agreement from month to month, subject to all
the terms and conditions of this Lease. The foregoing provisions of this
Paragraph 15 are in addition to and do not affect Landlord's right of re-entry
or any other rights of Landlord hereunder or as otherwise provided by law.

                                       5

<PAGE>   6
ATTORNEY'S FEES

16. In case Tenant defaults in the performance of any of the terms, covenants,
agreements or conditions contained in this Lease, and Landlord places the
enforcement of this Lease, or any part thereof, or the collection of any rent
due, or to become due hereunder or recovery of the possession of the Premises in
the hands of an attorney or files upon the same, Tenant agrees to pay Landlord's
reasonable attorney's fees, and payment of the same shall be secured in like
manner as is herein provided, is to all remedies which may be invoked by
Landlord to secure payment of rent.

DAMAGE OR DESTRUCTION

17. If the Premises or the Building in which the Premises are located shall be
damaged by any cause or means whatsoever not caused or contributed to by the
negligence or fault of Tenant, its employees, agents, contractors, invitees or
visitors, and if insurance proceeds have been made available therefor, and if
said damage can be repaired within a period of ninety (90) working days by using
standard working methods and procedures, Landlord shall within a reasonable time
after the occurrences of said damage, and to the extent of the insurance
proceeds available therefor, enter and make repairs, and this Lease shall not be
affected but shall continue in full force and effect. However, if said damage
cannot be repaired within a period of ninety (90) working days by using standard
working methods and procedures, then this Lease shall cease and terminate as of
the date of such occurrence, and Tenant shall pay rent hereunder to such date
and immediately surrender the Premises to Landlord, unless within a period of
sixty (60) working days from the date of such occurrence Landlord shall elect to
keep this Lease in force and to restore the Premises to substantially the
condition as existed prior to the date of such occurrence by giving Tenant
written notice of such election within said sixty (60) working day period. If
Landlord so elects to continue the Lease and restore the Premises, Landlord
shall within a reasonable time after the date of the notice of said election
enter and make repairs, and this Lease shall not be affected, except that rents
hereunder shall be equitably abated while such repairs are being made for the
period of time and in the proportion that the Premises are untenable. If,
however, such damage is contributed to or results from the fault of Tenant,
Tenant's employees, agents, contractors, invitees or visitors, and if Landlord
does not have insurance covering such damage, such damage shall be repaired by
and at the expense of Tenant under the consent, direction and supervision of
Landlord, and the rent shall continue without abatement or reduction. The
completion of the repairs of all such damages is subject to reasonable delays
resulting from survey of such damage, obtaining plans and letting contracts for
repair, adjustment or insurance loss, strikes, labor difficulties,
unavailability of material, or other causes beyond the control of the party
obligated to make such repairs. Notwithstanding anything to the contrary
contained in this Paragraph 17, Landlord shall not have any obligation
whatsoever to repair, reconstruct or restore the Premises on account of the
damage resulting from any casualty covered under this Paragraph 17 which occurs
during the last twelve (12) months of the Term (or any extension thereof).
Landlord shall not be required to repair any injury or damage by any cause, or
to make any repairs or replacement of any property insured or required to be
insured under this Lease by Tenant.

INSURANCE

18. Tenant agrees during the Term (and any extension thereof) to carry: a broad
form comprehensive policy of public liability insurance (to include Premises/
Operations, Independent Contractors, Broad Form Contractual in support of
Tenant's indemnities in this Lease Agreement and Personal Injury Liability
Coverage) covering the Premises in an amount of not less than $1,000,000
combined single limit personal injury and property damage insurance; fire and
extended coverage insurance covering all alterations, additions, partitions,
improvements made or placed by Tenant in the Premises, and contents placed by
Tenant in the Premises; Workers' Compensation Insurance in an amount equal to
the minimum statutory limit (as the same hereafter may be amended): Employers
Liability Insurance in an amount of not less than $500,000; and, Automobile
Liability Insurance in an amount not less than $300,000, all with companies
satisfactory to Landlord in the name of Tenant (with Landlord and, if requested
by Landlord, any mortgages, trust deed holder, ground lessor or secured party
with a substantial interest in this Lease and/or the Project named as additional
insureds in the policy or by endorsement). Tenant also agrees to pay the
premiums therefor and to deliver copies of said policies and/or endorsement
thereto to Landlord, and the failure of Tenant to either obtain said insurance
or deliver copies of said policies or certificates thereof to Landlord shall
permit Landlord to procure said insurance and pay the requisite premiums
therefore, which premiums shall be repayable to Landlord with the next monthly
rental payment. Each insurer under the policies required hereunder shall agree
by endorsement on the policy issued by it or by independent insurance furnished
to Landlord that will give Landlord no less than thirty (30) days written notice
before the policy or policies in question shall be altered or canceled. All such
insurance policies shall be primary, noncontributable and shall contain
cross-liability coverage or an endorsement. The amounts of such insurance
required hereunder shall be subject to adjustment from time to time as requested
by Landlord or as requested by any ground lessor or lender with an interest in
the Project.

TRANSFER OF LANDLORD'S RIGHTS

19. Landlord shall have the right to transfer and assign, in whole or in part,
all and every feature of its rights and obligations hereunder and in the
Building and property referred to herein. Such transfers or assignments may be
either in a corporation, trust company, individual, or group of individuals, and
howsoever made are to be in all things respected and recognized by Tenant.

In the event of the transfer and assignment by Landlord of its interest in this
Lease to any person expressly assuming Landlord's obligation under this Lease,
Landlord shall thereby be released from any further obligations hereunder, and
Tenant agrees to look solely to such successor in interest of Landlord for
performance of such obligations. Any security given by Tenant to secure
performance of Tenant's obligations hereunder may be assigned and transferred by
Landlord to such successor in interest, and Landlord shall thereby be discharged
of any further obligation relaying thereto.

EVENTS OF DEFAULT AND REMEDIES

20. The following shall be deemed a default by Tenant under this Lease: (a) If
Tenant fails to pay when due any installment of rent or any other payment to
Landlord as herein provided; and if Tenant fails to comply with any term,
provision, condition, or covenant of this Lease other than the payment of rent,
or any of the Rules and Regulations new or hereafter established by Landlord;
(b) Tenant abandons, deserts or vacates the Premises; (c) any petition is filed
by or against Tenant under any section or chapter of the Bankruptcy Code, as
amended, or under any similar law or statute of the United States or of any
state thereof; (d) Tenant becomes insolvent or makes a transfer in fraud of
creditors; (e) Tenant makes an assignment for benefit of creditors, or (f) a
receiver is appointed for Tenant or any of the assets of Tenant. Upon the
occurrence of any such event or default, Landlord

                                       6
<PAGE>   7
shall have the option to pursue any one or more of the following remedies or
any other remedy that it may serve at law or equity, without any notice or
demand whatever.

     (1)  Terminate this Lease in which event Tenant shall immediately surrender
     the Premises to Landlord, and if Tenant fails to do so, Landlord may,
     without prejudice to any other remedy which Landlord may have for
     possession of the Premises and expel or remove Tenant and any other person
     who may be occupying said Premises or any part thereof, by force if
     necessary, without being liable for prosecution of any claim for damages
     therefor.

     (2)  Take immediate possession of the Premises, but if Tenant shall fail to
     vacate the Premises, Landlord may without notice and without prejudice to
     any other remedy Landlord may have, enter upon and take possession of the
     Premises and expel or remove Tenant and its effects, "by force if
     necessary", without being liable to prosecution or any claim for damages
     therefor, and Tenant agrees to indemnify Landlord for all loss, damage, and
     expense including reasonable attorney's fees which Landlord may suffer by
     reason of such termination.

     (3)  Declare the entire amount of the rent which would have become due and
     payable during the remainder of the Term to be due and payable immediately,
     in which event, Tenant agrees to pay the same at once, together with all
     rents therefor due, to Landlord at the address specified herein or
     hereunder, provided, however, that such payments shall not constitute a
     penalty or forfeiture or liquidated damages, but shall actually constitute
     payment in advance of the rent for the remainder of the Term. The
     acceptance of such payment by Landlord shall not constitute a waiver or any
     failure of Tenant thereafter occurring to comply with any term, provision,
     condition or covenant of this Lease.

     (4)  Relet the Premises and receive the rent therefor, and in such event,
     Tenant shall pay Landlord the cost of renovating, repairing and altering
     the Premises for a new tenant or tenants and any deficiency that may arise
     by reason of such reletting, on demand, at the address of Landlord
     specified herein or hereunder provided, however, the failure or refusal of
     Landlord to relet the Premises shall not release or affect Tenant's
     liability for rent or for damages and such rent and damages shall be paid
     by Tenant on the date specified herein.

     (5)  Landlord may, as agent of Tenant, do whatever Tenant is obligated to
     do by the provisions of this Lease and may enter the Premises, "by force if
     necessary", without being liable to prosecution or any claim or damages
     therefor, in order to accomplish this purpose. Tenant agrees to reimburse
     Landlord immediately upon demand for any expenses which Landlord may incur
     in thus effecting compliance with this Lease on behalf of Tenant, and
     Tenant further agrees that Landlord shall not be liable for any damages
     resulting to Tenant from such action, whether caused by the negligence of
     Landlord or otherwise.

Pursuit of any of the foregoing remedies shall not preclude pursuit of any of
the other remedies herein provided or any other remedies provided by law and/or
equity.

No act or thing done by Landlord or its agents during the Term hereof shall be
deemed an acceptance of a surrender of the Premises, and no agreement to accept
a surrender of the Premises shall be valid unless made in writing and signed by
Landlord. The mention in this Lease of any particular remedy shall not preclude
Landlord from any other remedy Landlord might have, either in law or in equity,
nor shall the waiver of or redress for any violation of any covenant or
condition in this Lease or any of the Rules and Regulations attached hereto or
hereafter adopted by Landlord, prevent a subsequent act, which would have
originally constituted a violation, from having all the force and effect of an
original violation. The receipt by Landlord of rent with knowledge of the breach
of any covenant in this Lease contained shall not be deemed a waiver of such
breach. The failure of Landlord to enforce any of the Rules and Regulations
attached hereto, or hereafter adopted, against Tenant and/or any other tenant of
the Project shall not be deemed a waiver. Waiver of said Rules and Regulations
by Landlord shall be in writing and signed by Landlord. (In case it should be
necessary or proper for Landlord to bring any action under this Lease to consult
or place said Lease or any amounts payable by Tenant thereunder, with an
attorney ???? or for the enforcement of any of the Landlord's rights hereunder,
then Tenant agrees in each and any such case to pay to Landlord reasonable
attorney's fees.)

In the event of any default by Landlord, Tenant shall give Landlord written
notice specifying such default with particularity, and Landlord shall thereupon
have thirty (30) days (or such longer as may be required in the exercise of due
diligence) in which to cure any such default. Unless and until Landlord fails
to cure any default after such notice, Tenant shall not have any remedy or
cause of action or reason thereafter. All obligations of Landlord hereunder
shall be constructed as covenants, not conditions. The term "Landlord" shall
mean the owner, for the time being, of the Project, and in the event of
transfer by such owner of its interest in the Project, such owner shall
thereupon be released and discharged for all covenants and obligations of the
Landlord thereafter accruing, that such covenants and obligations shall be
binding during the Term upon such new owner for the duration of such owner's
ownership. Notwithstanding any other provision hereof, in the event of any
breach of default by Landlord any term or provision of this Lease, Tenant
agrees to look entirely to the equity or interest then owned by Landlord in the
Project; however, in no event shall any deficiency judgment or any money
judgment of any kind be sought or obtained against any party Landlord.

OTHER DEFAULTS

21.  In the event Tenant, or Tenant's subsidiary or affiliate, shall have other
leases for other premises in the Project, any default by Tenant or Tenant's
subsidiary or affiliate under such other lease shall be deemed to be a default
herein and Landlord shall be entitled to enforce all rights and remedies as
provided for a default herein.

                                       7
<PAGE>   8
BIND AND INURE

22. The obligations of this Lease shall be binding upon and inure to the benefit
of the parties hereto and their respective successors and assigns, except that
Landlord named herein and each successive owner of the Premises shall be liable
only for the obligations occurring during the period of its ownership. Whenever
the Project is owned by a trustee or trustees, the obligations of Landlord shall
be binding upon Landlord's trust estate, but not upon any trustee, beneficiary
or shareholder of the trust individually. In the event this Lease is executed by
two or more persons or entities as "Tenant", the liability of each shall be
joint and several.

QUIET POSSESSION

23. Landlord hereby covenants that Tenant, upon paying rent as herein reserved,
and performing all covenants and agreements herein contained on part of Tenancy,
may have the peaceable and quiet enjoyment and possession of the Premises.

POSSESSION

24. If for any reason the Premises shall not be ready for occupancy by Tenant at
the Commencement Date, this Lease shall not be affected thereby, nor shall
Tenant have any claim against Landlord by reason thereof, but no rent shall be
payable for the period during which the Premises shall not be ready for
occupancy. All claims for damages arising out of any such delay are waived and
released by Tenant. With respect to the foregoing, if delivery of possession of
the Premises shall be delayed beyond the Commencement Date, it is understood and
agreed that the Commencement Date shall be extended to the date that the
Premises are tendered to the Tenant in which event the Term shall be
correspondingly extended. In the event of such delay in tendering the Premises
to Tenant, Landlord shall not be liable to Tenant for any damage whatsoever
resulting from the delay in the delivery of possession of the Premises.
Notwithstanding the foregoing, it is understood that if and to the extent that
Landlord is unable to deliver timely possession of the Premises to Tenant due to
delays by Tenant, then the rent reserves shall commence to accrue on the date
possession of the Premises would have been delivered to Tenant but for the
delays of Tenant. If permission is given to Tenant to occupy the Premises prior
to the Commencement Date, such occupancy shall be subject to all the provisions
of this Lease (including the payment of rent) except those relating to the Term.

CONDITION OF PREMISES

25. Tenant acknowledges that neither Landlord nor any agent of Landlord have
made any representation or warranty with respect to the Premises or the Project
or with respect to the suitability of either for the conduct of Tenant's
business or profession. The taking of possession of the Premises by Tenant shall
conclusively establish that the Premises and the Project were at such time in
satisfactory condition.

ESTOPPEL CERTIFICATE

26. Within five (5) days after request thereof by Landlord, Tenant agrees to
execute and deliver in recordable form an estoppel certificate to any proposed
mortgagee or purchaser, or to Landlord, certifying that this lease is unmodified
and in full force and effect (or, if there has been any modification, that the
same is in full force and effect as modified, and stating the modification),
that there are no defenses or offsets thereto (or specifically stating those
claimed by Tenant), and the dates to which Rent and other charges have been
paid, and stating such other matters as Landlord may require concerning the
lease or the Premises. In the event Tenant shall fail to return a fully executed
copy of such certificate to Landlord within the referenced period, then Tenant
shall be deemed to have approved and confirmed all of the terms, certifications
and representations contained in such certificate. Tenant irrevocably appoints
Landlord as attorney-in-fact for the Tenant with full power and authority to
execute and deliver in the name of Tenant such certificate if Tenant fails to
deliver the same within such period and such certificate is signed by Landlord
shall be fully binding on Tenant.

SIGNS

27. Tenant will not place or suffer to be placed or maintained on any exterior
door, wall or window of the Premises any sign, awning or canopy, or advertising
matter or other thing of any kind, and will not place or maintain any
decoration, lettering or advertising matter on the glass of any window or door
of the Premises without first obtaining Landlord's prior written approval and
consent in such instance. Tenant further agrees to maintain any such sign,
awning, canopy, decoration, lettering, advertising matter or other thing as may
be approved, in good condition at all times.

PERSONAL PROPERTY TAXES

28. With respect to Tenant's fixtures, furnishings, equipment and all other
personal property located in the Premises, Tenant shall pay, prior to
delinquency all taxes assessed against or levied thereon and when possible,
shall cause same to be assessed and billed separately from the property of
Landlord, but if same shall be assessed and taxed with the property of Landlord,
Tenant shall pay to Landlord its share of such taxes within ten (10) days after
Landlord's delivery to Tenant of a statement in writing setting forth the amount
of such taxes applicable to Tenant's property. In addition Tenant shall pay
promptly when due all taxes imposed upon Tenant's rent, gross receipts, charges
and business operations.

SUBORDINATES

29. Tenant hereby subordinates this Lease and all rights of Tenant hereunder to
any mortgage or mortgages, or vendor's lien, or similar instruments which now
are or which may from time to time be placed upon the Project, and such mortgage
or mortgages or liens or other instruments shall be superior to and prior to
this Lease. Tenant further covenants and agrees that if the mortgage or other
lien holder acquires the Premises as a purchaser at any such foreclosure sale
(any such mortgagee or other lien-holder or purchaser of the foreclosure sale
being such hereunder referred to as the "Purchaser at Foreclosure"). Tenant
shall thereafter, but only at the option of the Purchaser at Foreclosure, as
evidenced by the written notice of its election given to Tenant within a
reasonable time thereafter, remain bound by ??? or otherwise to the same effect
as if a new and identical Lease between the Purchaser at Foreclosure, as
Landlord, and Tenant, as tenant, had been entered into for the remainder of the
Term in effect at the institution of the foreclosure proceedings. Tenant agrees
to execute any instrument or instruments which may be deemed necessary or
desirable further to effect the subordination of this Lease to each such
mortgage, lien or instrument or to confirm any election to continue the Lease in
effect in the event of foreclosure, as above provided. Tenant hereby irrevocably
appoints Landlord as its special attorney-in-fact to execute and deliver any
document or documents provided for herein for and in the name of Tenant. Such
power, being coupled with and interest, is irrevocable.

                                       8

<PAGE>   9
SEVERABILITY CLAUSE

30.  If any clause or provision of that is illegal, invalid, or unenforceable
under present or future laws effective during the Term, then and in that event,
it is the ?? of the parties hereto that the remainder of this Lease shall not be
affected thereby, and it is also the intention of the parties to this Lease that
is ?? of each clause or provision that is illegal, invalid, unenforceable, there
be added as a part of this Lease, a clause or provision as similar in terms to
such illegal, invalid or unenforceable clause or provision as may be possible
and be legal, valid and enforceable. The caption of each paragraph hereof is
added as a matter of convenience solely and shall be considered to be of no
effect on the construction of any provision or provisions of this Lease.

SECURITY DEPOSIT

31.  Upon the occurrence of any event of default by Tenant, Landlord may, from
time to time, without prejudice to any other remedy use the Security Deposit
paid to Landlord by Tenant as herein provided to the extent necessary to make
good any arrears of rent and other damage, injury, expenses or liability caused
to Landlord by such event of default. If any portions of said deposit is so used
or applied, Tenant shall, within five (5) days after written demand therefor,
deposit cash with Landlord is an amount sufficient to restore the security
deposit to its original amount. Tenant shall not be entitled to interest on the
security deposit. Tenant shall not grant anyone a security interest of any kind
in such security deposit and no such security agreement shall be binding on
Landlord. If Tenant shall fully and faithfully perform every provision of this
Lease to be performed by it, the security deposit, or any balance thereof
remaining, shall be returned to Tenant at the expiration of the Term and upon
Tenant's vacation of the Premises. Such Security Deposit shall not be considered
as advance payment of rental or a measure of Landlord's damages in case of
default by Tenant.

WAIVER OF SUBROGATION

32.  Tenant hereby waives all right of subrogation by any insurance company
issuing policies carried by Tenant including, without limitation, the Premises,
Tenant's fixtures, personal property, or leasehold improvements, or Tenant's
business.

ADJUSTMENT OF RENTAL

33.  (A)  Operating Expenses:

          (1)  The term "Operating Expenses" shall mean all costs of management,
          operating and maintenance of the land, the Project and improvements
          and appurtenances thereon, all accrued and based on a calendar year
          insurance premiums period, as determined by generally accepted
          accounting principles, including by way of illustration but not
          limitation, real estate taxes, personal property taxes; other taxes,
          assessments and governmental charges (including taxes on rents of
          services); expenses for abatements, utilities, insurance premiums,
          janitorial and cleaning services, licenses, permits and inspection
          fees, heating and cooling, maintenance and repairs, general
          administration costs and expenses, labor and supplies, capital
          expenditures which result in a substantial labor or cost saving device
          or operation in which case the capital expenditures shall be amortized
          over ten years and included on an annual basis in the Operating
          Expenses, whether such Operating Expenses, or any portion thereof, are
          paid by the Landlord, directly by the Tenant, excluding, however,
          depreciation, capital expenditures which do not result in a
          substantial labor or cost saving device cost of Tenant improvements
          and commissions paid for leasing.

          (2)  It is agreed that the Base Rent provided for herein includes the
          Tenant's share of Operating Expenses during the first year of the
          Term. If the amount of such Operating Expenses for the entire Project
          exceed, in any calendar year, the actual base year operating expenses
          for 1998, Tenant shall pay its share of the excess in the same manner
          and with the same interest so stated throughout this Paragraph 33
          within ten (10) days of billing, as additional rental the Tenant's
          share of such excess.

          (3)  It is further agreed and understood that approximately January
          1st of each calendar year or as soon thereafter as the information can
          be obtained, Landlord shall notify Tenant of such calculations and (1)
          effective each January 1st, during the Term and on the first (1st) day
          of each of the succeeding eleven (11) months of each calendar year.
          Tenant shall pay the Landlord one-twelfth (1/12) of its share of the
          increase in annual Operating Expenses over and above actual base year
          operating expenses.

     (B)  If the average occupancy in any calendar year is less than ninety
          percent (90%), then the Operating Expenses for such year shall be
          adjusted to reflect what the expenses would have been at an occupancy
          of ninety-five percent (95%).

     (C)  It is further agreed that the provisions of Paragraph 33 shall
          survive the expiration or earlier termination of this Lease and be
          applicable to such portion of the calendar year as this Lease was in
          effect.

     (D)  In no event shall any provision of this Paragraph 33 result in any
          reduction in the Base Rent.

SALE OF ASSETS

36.  Tenant shall not transfer any portion of its assets outside the ordinary
course of its business so that the effect causes the Tenant to default under
Paragraph 35 of this Lease.

                                       9
<PAGE>   10
INTEREST ON PAST DUE OBLIGATIONS

37. Any interest due from Tenant hereunder which is not paid when due shall bear
interest at the rate of eighteen percent (18%) per annum from the due date until
paid, unless otherwise specifically provides herein, but the payment of such
interest shall not excuse or cure any default by Tenant under this Lease.

RELOCATION OF TENANT

38. At any time after Tenant's occupancy, upon at least thirty (30) days'
written notice to tenant, Landlord shall be entitled to relocate Tenant from the
Premises above to another space in the Building or to any other building in the
Project (Relocated Suite) provided that: (a) the Relocated Suite shall provide
Tenant with at least as much net rentable area as the Premises; (b) the
Relocated Suite shall provide Tenant with substantially the same improvements as
are provided to Tenant in the Premises at no additional cost to Tenant; and (c)
the reasonable expenses incurred by Tenant in relocation to the Relocated Suite
shall be borne by Landlord. Upon any such relocation, Landlord and Tenant shall
execute an addendum to amend this Lease to describe the Relocated Suite; and, in
any event, upon such or relocation being effected this Lease thereafter shall no
longer apply to the portion of the Building described in Section 4 above, but
shall be deemed to apply to the Relocated Suite.

INABILITY TO PERFORM

39. This Lease and the obligations of Tenant hereunder shall not be affected or
impaired because Landlord is unable to fulfill any of its obligations hereunder
or is delayed in doing so, if such inability or delay is caused by reason of
strike or other labor troubles, or act of God, or any other cause beyond the
control of Landlord.

INCORPORATION OF PRIOR AGREEMENTS; AMENDMENTS

40. This Lease contains all of the agreements of the parties hereto with respect
to any matter covered or mentioned in this Lease and no prior agreement or
understanding pertaining to any such matter shall be effective for any purpose.
No provision of this Lease may be amended or added to except by an agreement in
writing signed by the parties hereto or their respective successors in interest.
Any written addenda to this Lease, when signed or initialed by the contracting
parties shall be deemed a part of this Lease to the same full extent as if
incorporated herein.

ACCORD AND SATISFACTION

41. No payment by Tenant or receipt by Landlord of a lesser amount than that
stipulated herein for rent, additional rent or any other charge shall be deemed
to be other than on account of the partial stipulated rent, additional rent or
other charge then due, nor shall any endorsement or statement on a check or
letter accompanying any check or payment be deemed an accord and satisfaction
and Landlord may accept such check or payment without prejudice to Landlord's
rights to recover the balance of such rent, additional rent or other charges or
pursue any other remedy in this Lease, at law or in equity.

TIME OF ESSENCE

42. Time is of the essence with respect to the performance of every provision of
this Lease in which time of performance is a factor, except that whenever a
period of time as herein prescribed for action to be taken by Landlord, Landlord
shall not be liable or responsible for and there should be excluded from the
computation of any such period of time, any delays due to restrictions or any
other causes of any kind whatsoever which are beyond the reasonable control of
the Landlord.

NO BROKER OR AGENT OF TENANT

43. Tenant warrants that is has had no dealing with any broker or agent in
connection with the negotiation or execution of this Lease, other than: (a)
Landlord's broker or agent, if any, and, (b) a broker or agent authorized to act
as co-broker under a written co-brokerage agreement with Landlord, if any.
Tenant agrees to hold harmless and indemnify Landlord as to any claim which may
be asserted by any broker or agent which has acted for or on behalf of Tenant in
connection with the negotiation or execution of this Lease unless such claim
expressly and specifically has been authorized and is due under the terms of
such a written co-brokerage agreement.

LEASE EFFECTIVE UPON EXECUTION

44. Delivery of this Lease, duly executed by Tenant, constitutes an offer to
lease the Premises as herein set forth, and under no circumstances shall such
delivery be deemed to cause an option or reservation to lease the Premises for
the benefit of Tenant. This Lease shall only become effective and binding upon
execution hereof by Landlord and delivery of a signed copy to Tenant.

NOTICES

45. All other notices or communications which may be required or which may be
given under the terms of this lease shall be in writing and shall be deemed
sufficiently given or served if personally delivered to the other party, or if
sent by registered certified mail, return receipt requested, postage prepaid, or
by overnight delivery service such as Federal Express, Airborne, etc., in all
cases addressed to the parties hereto at the respective addresses set out in the
Basic Provisions above. The date of service by mail of any notice or other
communication required or which may be given under the terms of this lease shall
be two (2) dates after the date on which the same is deposited in the United
States mail by the party giving such notice. The date of service by personal
delivery shall be the date of such delivery. The date of service by overnight
delivery service shall be the day after the same is deposited with such
overnight delivery service. Any address or name specified for notices may be
changed by notice given in accordance with the provisions of this section. The
inability to deliver because of a changed address of which no notice was given
or the rejection or other refusal to accept a notice or other communication
shall not be deemed to affect the service of such notice.

EXECUTED and delivered as of the day and year first above written.

Tenant:   medibuy.com                    LANDLORD: TWENTY FIRST PROPERTIES, INC.
       -----------------------------               an Oklahoma Corporation
          a Delaware Corporation

By:       /s/ CHARLIE SMITH              By:      /s/ PAUL D. WILSON
   ---------------------------------        ---------------------------------
            Charlie Smith                            Paul D. Wilson

Title:        President                  Title:         President
      ------------------------------           ------------------------------

                                       10
<PAGE>   11

                                  EXHIBIT "A"

                     SPECIFICATIONS OF TENANT IMPROVEMENTS

Landlord agrees to provide Tenant with the following specific improvements
listed below. Any changes or upgrades in the items listed below will be paid
for by Tenant. These changes or requests must be made in writing to Landlord
and must be paid within one (1) week of the completion of work. Any
modifications desired by Tenant are to be approved by Landlord and carried out
by Landlord's general contractors.

                                  [FLOOR PLAN]

                                  SUITE 2526-C
                           1,324 RENTABLE SQUARE FEET

1.    Landlord shall paint space with color to be selected by Tenant from
      samples provided by Landlord including the exterior frame and door of
      Suite 2526-C.

2.    Landlord shall carpet space with color to be selected by Tenant from
      samples provided by Landlord.

3.    Landlord shall replace stained or damaged ceiling tiles as needed
      throughout the suite.

4.    Within ninety (90) days of the commencement date, Landlord agrees to
      install new carpet in the common area and to touch up the paint in the
      common area hallway.

"LANDLORD"                                "TENANT"

Twenty First Properties, Inc.,            medibuy.com
an Oklahoma Corporation                   a Delaware Corporation

By:  /s/ PAUL D. WILSON                   By: /s/ CHARLIE SMITH
   ------------------------------            ------------------------------
         Paul D. Wilson                           Charlie Smith

Title:     President                      Title:      President
      ---------------------------               ---------------------------
<PAGE>   12
                                  EXHIBIT "B"

                         BUILDING RULES AND REGULATIONS

1.  No additional locks or belts of any kind shall be placed upon any of the
doors or windows by Tenant, nor shall any changes be made in existing locks or
the mechanism thereof without the prior written consent of Landlord. Tenant
must, upon the termination of its tenancy, restore to Landlord all keys either
furnished to or otherwise procured by Tenant, and in the event of the loss of
any keys so furnished, Tenant shall pay to Landlord the cost thereof.

2.  Directories will be placed by Landlord, at its own expense, in conspicuous
places in the Building. No other directories shall be permitted, unless
previously consented to by Landlord in writing.

3.  Tenant will refer all contractors, contractor's representatives and
installation technicians, rendering any service to Tenant, to Landlord for
Landlord's supervision, approval and control before performance of any
contractual service. This provision shall apply to all work performed in the
Project including installations of telephones, telegraph equipment, electrical
devices and attachments and installations of any service affecting floors,
walls, woodwork, trim, windows, ceilings, equipment or any other physical
portion of Building.

4.  Movement in or out of the Building of furniture or office equipment, or
dispersion or receipt by Tenant of any merchandise or materials which require
use of elevators or stairways, or movement through Building entrances or lobby
shall be restricted to hours designated by Landlord. All such movement shall be
under supervision of Landlord and in the manner agreed between Tenant and
Landlord by prearrangement before performance. Such prearrangement initiated by
Tenant will include determination by Landlord and subject to its decision and
control as to the time, method and routing of movement and as to limitations
imposed for safety or other concerns which may prohibit any article, equipment
or any other item from being brought into the Building. Tenant is to assume all
risk as to damage to articles moved and injury to persons or public engaged or
not engaged in such movement, including equipment, property, and personnel of
Landlord if damaged or injured as a result of acts in connection with carrying
out this service for Tenant, from time of entering property to completion of
work, and Landlord shall not be liable for acts of any person engaged in, or any
damage or loss to any of said property or persons resulting from any act in
connection with such service performed for Tenant.

5.  No signs, advertisements or services shall be painted or affixed on or to
any windows or doors, or other parts of the Building or the Project, exempt of
color, size and style and in such places, as shall be first approved in writing
by Landlord. All signs will be contracted for by Landlord at the rate fixed by
Landlord from time to time, and Tenant will be billed and pay for such service
accordingly.

6.  If any Premises becomes infested with vermin, the Tenant, at its sole cost
and expense, shall cause its premises to be exterminated from time to time to
the satisfaction of the Landlord and shall employ such exterminations as shall
be approved by Landlord.

7.  Tenant and Tenant's agents, employees, guests and invitees shall not bring
into or keep in the Building, including but not limited to the Premises and the
Common Area, any explosives, firearms or weapons, including any licensed
concealed firearms. Tenant shall advise all agents, employees, guests and
invitees of this rule and shall enforce this rule upon the Premises. Tenant is
to assume all risk as to damage to real or personal property and injury to
persons as a result of Tenant's agents, employees, guests and invitees bringing
such items into the Building, including but not limited to the Premises and the
Common Area. Landlord shall not be liable for the acts of any persons bringing
explosives, firearms or weapons into the Building, including but not limited to
the Premises and the Common Area, or for any damage or loss to property or
persons resulting therefrom.

8.  Tenant shall not place, install or operate in the Premises or in any part of
the Building, any engines or machinery, or maintain, use or keep any
inflammable, explosive, or hazardous material without comment of Landlord.

9.  Landlord will not be responsible for lost or stolen personal property,
equipment, money, or jewelry from Tenant's area or public room regardless of
whether such loss occurs when the area is locked against entry or not.

10. No birds or animals shall be brought into or kept in or about Building.

11. Employees of Landlord shall not receive or carry messages for or to Tenant
or other person, nor contact with or render free of paid services to Tenant's
agents, employees or invitees.

12. Landlord will not permit entrance to Tenant's offices by use of pass keys
controlled by Landlord to any person at any time without written permission by
Tenant, except employees, contractors, or service personnel directly supervised
by Landlord.

13. The entries, passages, doors, elevators, elevator doors, hallways or
stairways shall not be blocked or obstructed; no rubbish, litter, trash, or
material of any nature shall be placed, emptied or thrown into these areas; and
such areas shall not be used at any time except for ingress or egress by Tenant,
Tenant's agents, employees, invitees or visitors to or from the Premises.

14. Plumbing fixtures and appliances shall be used only for purposes for which
constructed, and no sweepings, rubbish, rags or other  unsuitable material shall
be thrown or placed therein. Damage resulting to any such fixtures or appliances
from misuse by Tenant shall be repaired and replaced at Tenant's sole cost and
expense, and Landlord shall not in any case be responsible therefor.

15. Tenant shall not do, or permit anything to be done in or about the Building,
or bring or keep anything therein, that will in any way increase the rate of
fire or other insurance on the Building, or on property kept therein, or
obstruct or interfere with the rights of, or otherwise ???? or annoy, other
tenants, or do anything in conflict with the valid pertinent laws, rules or
regulations of any governmental authority.

16. The Landlord desires to maintain highest standards of environmental comfort
and conveniences for the
<PAGE>   13
courtesy. It will be appreciated if any undesirable conditions or lack of
courtesy or attention are reported directly to the management.

17. The work of the janitor or cleaning equipment shall not be hindered by
Tenant after 5:30 p.m. and such work may be done at any time when the offices
are vacant, the windows, doors and fixtures may be cleaned at any time. Tenant
shall provide adequate waste and rubbish receptacles, cabinets, book cases, map
cases necessary to prevent unreasonable hardship if Landlord is discharging its
obligations regarding cleaning service.

18. Landlord shall have the right to determine and prescribe the weight and
proper position of any unusually heavy equipment including safes, large files,
etc., that are to be placed in the Building, and only those which in the opinion
of Landlord might act with reasonable possibility to damage to the floors,
structure and/or freight elevator, may be moved into said building. Any damage
occurred in connection with the moving or installing of such aforementioned
articles to said building of the existence of same in said building shall be
paid for by Tenant, unless otherwise covered by insurance.

19. Landlord shall have the right to prohibit the use of the name of the
Building or any other publicity by Tenant, which, in Landlord's opinion, stands
to impair the reputation of the Building or its desirability for the executive
offices of Landlord or of other lessee, and, upon written consent from Landlord.
Tenant will refrain from or discontinue such publicity.

20. The Premises shall not be used for lodging, sleeping, or cooking or for any
immoral or illegal purpose or for any purpose that will damage the premises or
the reputation thereof, or for any purpose other than that specified in the
Lease covering the Premises.

<PAGE>   14
                                   (LANDLORD)

STATE OF OKLAHOMA   )
                    ) ss.
COUNTY OF TULSA     )

     Before me, the undersigned Notary Public in and for said County and State,
on this __________ day of __________________, 19___, personally appeared Paul D.
Wilson, who subscribed the name of Twenty First Properties, Inc., an Oklahoma
corporation domesticated in Oklahoma, to the foregoing Lease Agreement as its
President and acknowledged to me that he executes the same as himself free and
voluntary act and deed and as the free and voluntary act and deed of Twenty
First Properties, Inc., an Oklahoma corporation domesticated in Oklahoma, for
the uses and purposes therein and forth.

     Witness my hand and official seal the day and year last above written.

My Commission Expires:______________________      ______________________________
                                                           Notary Public

                          (IF TENANT IS A CORPORATION)

STATE OF OKLAHOMA   )
                    ) ss.
COUNTY OF TULSA     )

     Before me, the undersigned, a Notary Public, in and for said County and
State, on this ____________ day of ________________________, 19___, personally
appeared ___________________________________, to me known to be the identical
person who subscribed the name of ____________________________________________,
a corporation, as Tenant to the foregoing Lease Agreement as its _____________,
and acknowledged to me that ________________ executed the same as _____________
free and voluntary act and deed, and as the free and voluntary act and deed of
such corporation, for the uses and purposes therein set forth.

     Witness my hand and official seal the day and year last above written.

My Commission Expires:                                     see attached
                      -----------------           ------------------------------
                                                           Notary Public

<PAGE>   15
STATE OF CALIFORNIA      )
                         ) ss.
COUNTY OF SAN DIEGO      )

On the 20th day of June, 1999, before me, the undersigned, a Notary Public in
and for said County and State, personally appeared CHARLIE SMITH known to me
___ (or proved to me on the basis of satisfactory evidence) to be the person(s)
whose name is/are subscribed to the within instrument, and acknowledged to me
that he/she/they executed the same in his/her/their authorized capacity(ies),
and that by his/her/their signature(s) on the instrument the person(s), or the
entity upon behalf of which the person(s) acted, executed the instrument.

WITNESS my hand and official seal.

/s/ MIRANDA C. LANKS
------------------------------                              [SEAL]
NOTARY PUBLIC

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