Document:

Reference: Section 17(a)iv

                        LEASE AND ADDENDA FOR BUILDING #7
                                       AND
                               FIVE ACRES OF LAND

                        (PRECAST PLANT AND STORAGE YARD)

<PAGE>

                                ADDENDUM TO LEASE

         This is an addendum to that certain Lease dated December 20, 1996,
 between CROWN WEST REALTY, L.L.C., as lessor, and CXT, INCORPORATED, as lessee,
 pursuant to which the lessee leased from the lessor Building No. 7 and
 approximately five acres of land.

 Paragraph 5.1 of the said Lease is hereby amended to read as follows:

 5.1 Option to Terminate This Lease Lessee is hereby granted the one-time option

 to terminate this Lease effective December 31, 1999, by giving the lessor not
 less than 90 days' prior written notice, said notice to be accompanied by a
 payment of $100,000.00 which, should said option to terminate be exercised,
 constitutes the consideration for the early termination of this Lease.

 DATED this _____ day of _________,1998.

 CROWN WE REALTY, L.L.C.

 By: _____________________                        By: ________________________
 Title: President                                      Title: President

 STATE OF WASHINGTON
                                    )ss.
 County of Spokane

     On this day personally appeared before me RICHARD D. ROLLNICK,  and on oath
stated that he was authorized to execute the instrument and  acknowledged  it as
the President of CROWN WEST REALTY,, L.L.C.; to be the free and voluntary act of
such party for the uses and purposes therein mentioned.

 GIVEN under my hand and official seal this ______ day of ________________.

Name Printed: _________________
NOTARY PUBLIC in and for the State of Washington,
residing at Spokane.

Appointment Expires:____________

<PAGE>

 STATE OF WASHINGTON

                                    )ss. county of Spokane

          On this day personally appeared before me JOHN G. WHITE, and on oath
 stated file he was authorized to execute the instrument and acknowledged it as
 the President of CXT, INCORPORATED, to be the free and voluntary act of such
 party the uses and purposes therein mentioned.

 OQ

 GIVEN under my hand and official seal this ___________ of ______________ 1998.

Name Printed.__________________ I
NOTARY PUBLIC in and for the State
of Washington, residing at Spokane.

Appointment Expires:

<PAGE>

                                      LEASE

                            CROWN WEST REALTY, L.L.C.
                                     Lessor

                                CXT INCORPORATED
                                     Lessee

                            Dated: December 20, 1996

<PAGE>

 Page No.

 13.2 Pre-approved Additions .........................................6
 13.2.1 Batch Plant ..................................................6
 13.2.2 Rail Line ....................................................6
 13.2.3 Additional Cranes ............................................6
 13.2.4 Hot Oil Heat Exchangers ......................................6
 13.2.5 Exterior 33-Ton Crane ........................................6
 14.    Repairs or Services by Lessor ....... . . . . . . . . . . . . 7
 14.1   Building Repair . . . . . . . . . . . . . . . . . ........... 7
 14.2   Services . . . . . . . . . . . . . . . . . . ........... . . .7
 15.    Repairs by Lessee . . . . . . . . . . .... . . . . . . . . . .7
 16.    Surrender on Termination . . . . . . . . ....... . . . . . . .7
 17.    Mechanic's Liens                                              8
 18.    Signs, Lights and Sounds                                      8
 19.    Displays of Merchandise ......................................8
 20.    Streets, Parking Areas and Rules ........... . . . . . . . . .8
 21.    Access . . ... . . . . . . . . . . . . . . . . . . . . . . . .9
 22.    Utilities . . . . . .... . . . . . . . . . . . . . . . . . . .9
 23.    All Charges Deemed Rent . ......... . . . . . . . . . . . . . 9
 24.    Indemnification and Insurance ................................9
 24.1   In General ...............                                    9
 24.1.1 Acts or Omissions ............................................9
 24.1.2 Accidents ...................................................10
 24.1.3 Breach of Lease .............................................10
 24.1.4 Lessor's Performance ........................................10
 24.1.5 Hazardous Substances ........................................10
 24.2   Lessee Liability Insurance ..................................10
 24.3   Notice of Claim .............................................11
 24.4   Waiver by Lessee ............................................11
 25.    Insurance and Waiver of Subrogation .........................11
 26.    Damage/Rebuilding                                            12
 27.    Condemnation                                                 12
 28.    Taxes, Assessments and Insurance Premiums                    13
 28.1   Reimbursement ...................................            13
 28.2   Lessee's Taxe                                                13
 29.    Non-waiver of Breach                                         14
 30.    Default                                                      14
 31.    Litigation Costs/Venue                                       14
 32.    Removal of Personal Property by Lessee                       14
 33.    Removal of Property by Lessor                                15
 34.    Loading Platforms .......................................... 15
 35.    Insolvency ..................................................15
 36.    Assignments and Subletting . ...... .........................15
 36.1   Consent Required . . .. . . . . . . . . . . . . .            15
 36.2   Change in Lessee Ownership . . . . . . . . . . . . ..... . . 15
 36.3   Request for Consent . . . . . . . . . . . . . . .............15
 36.4   Reimbursement of Costs ......................................16
 36.5   Withholding Consent .........................................16
 36.6   Conditions of Consent ............................           16
 36.7   Increased Rent Shared .......................................16
 36.8   Submit Documents ............................................16
 36.9   Assignee Bound ...................................           16
 36.10  Lessee Remains Obligated ....................................16
 36.11  Additional Notice ...........................................16
 36.12  Joint Liability .............................................17
 36.13  Default .....................................................17
 37.    Statements by Lessee . . . . . . . . . . . . . .......... . .17
 38.    Subordination . . . . . . . . ...... . . . . . . . ..........17
 39.    Short Form Lease . . . . . . . . . . . . . . . . ...... . . .17

<PAGE>

                                      LEASE

 This Lease made and entered into this 20th day of December, 1996, between CROWN
 WEST REALTY, L.L.C. hereinafter referred to as "Lessor", and CXT INCORPORATED,
 a Delaware corporation, hereinafter referred to as "Lessee",

                                   WITNESSETH:

 It is agreed by and between Lessor and Lessee as follows:

 1. Description of Premises. Lessor hereby leases to Lessee and Lessee hereby
 leases from Lessor those certain premises, hereinafter referred to as
 "Premises", situated in Spokane County, State of Washington, described as:
 Building #7 comprising approximately 120,000 square feet and approximately rive
 acres of land to be used for storage immediately east of Building #7, across
 5th Street, (See Exhibit B attached) located at 3808 N. Sullivan Road being
 part of an organized industrial district commonly referred to as the "Spokane
 Business & Industrial Park," hereinafter referred to as the "Park" as shown on
 the attached Exhibit A and more particularly described as follows:

 The South Half of Section 1, and that portion of Section 12 lying North of the
 Northerly right of way line of the Spokane International Railroad, Township 25
 North, Range 44 East of the Willamette Meridian, County of Spokane, State of
 Washington.

 The Lessee may use the five acres to store material. All materials shall be
 stored in a neat and secure manner. Except for those improvements which the
 Lessor specifically agrees to provide, as set forth in this Lease, the Lessee
 shall be responsible for the installation, construction and maintenance of all
 improvements to the Premises.

 Lessee shall have the right to cross 5th Street between the said five-acre
 parcel and Building 7 without going to an intersection, provided that
 north-south traffic on 5th Street has the right of way and Lessee's vehicles
 thus crossing 5th Street shall not unreasonably impede north-south traffic on
 5th Street.

     2. Term.  The term of this Lease shall be 76 months,  commencing on the 1st
day of December, 1996 and ending on the 31st day of March, 2003.

     3. Rent. The monthly base rent which includes base year taxes, assessments,
insurance and common area costs, except as provided in paragraph 28, shall be as
follows:

 December 1, 1996 through March 31, 1997                              $     0.00
 April 1, 1997 through October 31, 1997                               $15,600.00
 November 1, 1997 through September 30, 1998                          $16,800.00
 October 1, 1998 through September 30, 1999                           $20,400.00

<PAGE>

 October 1, 1999 through September 30, 2000                           $20,400.00
 October 1, 2000 through September 30, 2001                           $21,600.00
 October 1, 2001 through September 30, 2002                           $21,600.00
 October 1, 2002 through March 31, 2003                               $24,000.00

 Said rental for each month shall be paid to Lessor monthly in advance on or
 before the first business day of the month for which said rent is due at the
 office of Lessor at the Park.

 A late charge of 1%% of the delinquent amount will be added to all amounts of
 base rent and additional due that are not received by the tenth of the month in
 which they are due.

 4. Option To Extend. Lessee is hereby granted options to extend this Lease for
 two additional five-year terms upon all of the terms and conditions, except
 rent, as provided in this Lease, modified only as necessary to conform to
 applicable laws and regulations; provided that the Lessee is, both at the time
 of exercising an option to extend and at the time of commencement of the
 extended term, not in material default under the then-current lease. In order
 to exercise an option to extend, the Lessee must give written notice to the
 Lessor not less than 150 days prior to the expiration of the then-current lease
 term.

 The base rent during the option terms, if exercised, shall be as follows:

      April 1, 2003 through March 31, 2004             $31,200.00
      April 1, 2004 through March 31, 2005             $32,292.00
      April 1, 2005 through March 31, 2006             $ 33,422.00
      April 1, 2006 through March 31, 2007             $34,592.00
      April 1, 2007 through March 31, 2008             $ 35,803.00
      April 1, 2008 through March 31, 2009             $37,056.00
      April 1, 2009 through March 31, 2010             $38,353.00
      April 1, 2010 through March 31, 2011             $ 39,695.00
      April 1, 2011 through March 31, 2012             $41,084.00
      April 1, 2012 through March 31, 2013             $42,522.00

 5.Options To Terminate.

          5.1 This Lease. Lessee is hereby granted the one-time option to
 terminate this Lease effective on February 28, 1999, by giving Lessor not less
 than 150 days' prior written notice. If said option to terminate is exercised,
 Lessee shall pay Lessor $32,500.00, representing reimbursement to Lessor of
 $15,000.00, being 50% of the amount that the Lessor has agreed to pay toward
 the cost of repairing cranes; plus $17,500.00, being approximately 50% of the
 cost incurred by Lessor in complying with paragraph 10.7.

          5.2 S-20 Lease. Lessee is currently leasing Building #S-20, on Lot 18,
 BSP 88-21 from Lessor pursuant to a Lease dated November 1, 1991. Provided that
 Lessee does not exercise its option to terminate this Lease as provided in
 paragraph 5. 1, Lessee is hereby granted

<PAGE>

 the option to terminate the said Lease of Building #S-20 effective on either
 December 31, 1998, or December 31, 1999, by giving written notice to Lessor not
 less than 150 days prior to the termination date, which shall be stated in the
 notice, and by paying Lessor the sum of $4,800.00 per month on the first
 business day of each month, commencing in the month of January immediately
 following the termination date and continuing through March, 2003. Late charges
 would apply if not paid on time, the same as with rent.*

 *Should Lessee exercise its option to terminate its lease for Building #S-20
under this paragraph #5.2, then Lessee's option to terminate this lease for
Building #7 under paragraph #5.1 shall expire and become null and void.

 6. Possession/Peaceful Enjoyment. Lessee shall be entitled to possession of the
 Premises on December, 1, 1996, it being recognized that the prior tenant of
 Building #7 is in the process of moving out so that the Lessee will not have
 full use of the Premises until the prior tenant finishes moving out. Except as
 provided above, the Lessee shall have peaceful and quiet enjoyment throughout
 the term of this Lease and any exercised option terms, all subject to the
 Lessee performing its obligations under this Lease.

 7. Holding Over. If the Lessee shall, with the written consent of Lessor, hold
 over after the expiration of the term of this Lease, or any exercised option
 term, such tenancy shall be on a month-to-month basis, and may be terminated as
 provided by the laws of the State of Washington. During such tenancy, Lessee
 agrees to pay to the Lessor the rental rate set forth in the written consent,
 and to be bound by all the terms, covenants and conditions of the lease then in
 effect. If the Lessee holds over without the written permission of the Lessor,
 Lessee shall be tenant at sufferance and shall pay base rent on a daily basis
 at a rate per day equal to 5% of the monthly rent then in effect.

 8.       Lease Deposit. Waived.

 9. Business Purposes. The Premises are to be used for the purpose of conducting
 therein and thereon the following business: The manufacture of concrete
 products, steel fabrication, equipment repair and other related manufacturing
 activities, and the storage of related materials and products, and for none
 other without the prior written consent of Lessor. Lessee shall promptly notify
 Lessor of any proposed change in use of the Premises, but in no event later
 than 14 days prior to said proposed change. Lessor's consent to any proposed
 change shall not to be unreasonably withheld or delayed.

 10.     Acceptance of Premises.

          10.1 As Is. Except as otherwise specifically provided in this Lease,
 Lessee, having made a careful and complete inspection of the Premises, accepts
 said Premises strictly "AS IS" in their present condition and without any
 representations or warranties, express or implied, as to their condition or
 suitability for Lessee's intended use.

          10.2 Existing Cranes. There are presently three ten-ton cranes
 installed in Building #7 which the parties recognize are in need of repair. The
 Lessee will, within a reasonable time, perform all repairs necessary to put the
 cranes in good working order and in compliance with applicable laws and
 regulations. The Lessor will reimburse the Lessee for the cost of such

  under this paragraph #5.2, then Lessee's option to terminate this lease for
  Building #7 under paragraph #5.1 shall expire and become null and void.

<PAGE>

 repairs to the extent of $30,000.00. Thereafter the Lessee shall maintain said
 cranes in good working order throughout the term of this Lease and any
 extensions or renewals thereof.

          10.3 Office HVAC. The Lessor represents that the HVAC system for the
 office area is in normal operating condition. The Lessor will perform any
 repairs necessary to put the office HVAC system in normal operating condition,
 provided that the need for repair is called to the Lessor's attention by
 written notice given not later than December 13, 1996. Thereafter the Lessee
 shall maintain said HVAC system in good working order throughout the term of
 this Lease and any extensions or renewals thereof. Lessor shall provide Lessee
 with a report from a licensed HVAC contractor certifying that both the heating
 and air conditioning aspects of the HVAC system are in good operating condition
 at the commencement of this Lease.

          10.4 New Doors. The Lessor will, within a reasonable time, and in no
 event later than January 31, 1997, install four additional electrically
 operated truck access doors as shown on Exhibit C attached. Upon completion of
 the installation of all four doors, the Lessee will reimburse the Lessor for
 the cost thereof to the extent of $10,500.00.

          10.5 Existing Doors. All existing overhead doors, man doors and
 windows shall be in good operating condition as of the commencement of this
 Lease. The Lessor will perform any repairs necessary to make such doors and
 windows in operating condition, provided that the need for repair is called to
 the Lessor's attention by written notice given not later than December 13,
 1996. Thereafter the Lessee shall maintain said doors and windows in good
 working order throughout the term of this Lease and any extensions or renewals
 thereof.

          10.6 Overhead Power Line. The Lessor will, upon the written request of
 the Lessee given at any time during the first year of this Lease, and at the
 Lessee's cost, relocate the existing overhead power line at the east end of the
 building so as to provide reasonable 'clearance for the Lessee's equipment
 moving in and out of Building #7.

          10.7 Gravel. The Lessor will grade the five-acre parcel which is part
 of the Premises and will remove topsoil, black dirt and organic matter in order
 to establish a firm mineral soil base and will install three inches of7/s " or
 11/4" minus crushed gravel, all within a reasonable time, and as weather
 permits.

          10.8 Paving. The Lessor will, within a reasonable time, and not later
 than June 30, 1997, asphalt pave the area between the east end of Building #7
 and 5th Street.

          10.9 5th Street Gate. The Lessor will, within a reasonable time, and
 not later than February 28, 1997, install a gate for access to the Park from
 5th Street. The gate will be locked other than during general business hours.
 The gate will be controlled by an access card system or similar device. A
 reasonable number of access cards or similar access devices will be checked out
 to the Lessee so that the Lessee will have access to Building #7 from 5th
 Street at all times.

<PAGE>

          10. 10 Interior Rail Line. Lessor will, upon receipt of such funds
 from the prior tenant, reimburse Lessee to the extent of $5,000.00 of the
 Lessee's cost of reinstalling interior continuous rail line in accordance with
 plans approved by Lessor, such approval not to be unreasonably withheld or
 delayed.

 11. Compliance with Laws. Lessee shall, at all times, and at its sole expense,
 keep and use the Premises in accordance with applicable laws and ordinances and
 in accordance with applicable directions, rules and regulations of public
 bodies or entities. Lessee shall not overload the floors, cranes or other parts
 of the Premises, and shall permit no waste of, or damage or injury to, the
 Premises, and will not permit the Premises to be used in any way which is
 unlawful, offensive or dangerous, or which may be, or become, a nuisance, or in
 any manner which is, by reason of the emission of dust, odor, gas, fumes,
 smoke, or noise, noxious or offensive to a person of normal sensibilities
 occupying space in an industrial park or in a manner that significantly
 increases the risk of fire. The Lessee's use of concrete vibrators in the
 ordinary course of its business shall not constitute a violation of this
 paragraph.

 12. General Obligations of Lessee. Lessee shall, at all times, keep the
 Premises, loading platforms, parking area, and service areas adjacent to the
 Premises clean and free from snow, ice, ash, rubbish, dirt, and unlawful
 structures and shall store all products, materials (hazardous or otherwise),
 dangerous substances, trash and garbage securely within the Premises. Lessee
 shall arrange for weekly (or more often if needed) pick-up of such trash and
 garbage as may be generated by Lessee, all at the Lessee's expense. Lessee may
 install a waste dump area on the south side of Building #7 in accordance with
 plans approved by Lessor, such approval not to be unreasonably withheld or
 delayed. Should Lessee fail to remove trash, garbage, refuse or materials from
 any location outside of the Premises within three days after written notice
 from Lessor, Lessor, at its option, may remove such items at Lessee's expense.
 Lessee agrees to hold Lessor harmless from any loss or damage resulting from
 Lessor's removal of any such items. Lessee shall permit no animals to be kept
 on the Premises.

 13.     Alterations.

          13.1 Consent Required. Lessee shall not, without the prior written
 consent of Lessor, make any alterations, additions, or improvements in or to
 said Premises, which consent shall not be unreasonably withheld or delayed.
 Lessor's consent may be conditioned on an agreement (a) that the same will be
 removed by the Lessee at the termination of this Lease, or (b) that the same
 will be maintained in good repair by the Lessee and left on the Premises at the
 termination of this Lease. Lessee shall make no perforations in the building
 shell without prior review and approval of a duly licensed structural engineer
 and the prior written approval of the Lessor. Trade fixtures, appliances and
 equipment shall not be deemed alterations, additions or improvements unless the
 removal of the same would do material damage to the Premises. Unless
 specifically agreed to by Lessor in writing, Lessee shall not be compensated in
 any manner for an alteration, addition, or improvement to the Premises. Should
 Lessee fail to request written consent from Lessor at least 14 days prior to
 initiation of alterations, additions, or improvements, Lessee shall, at
 Lessor's option, be obligated to pay all costs incurred by

<PAGE>

 Lessor associated with performing a due diligence evaluation of Lessee's
 proposal, including without limitation the cost of Lessor's employees and the
 costs of legal, engineering and architectural services.

          13.2 Pre-approved Additions. The following alterations, additions and
 improvements are hereby approved by the Lessor, all to be performed at the sole
 cost and expense of the Lessee and in accordance with plans approved by the
 Lessor prior to the commencement of the work, approval not to be unreasonably
 withheld:

                   13.2.1 Batch Plant. Lessee may erect a concrete batch plant
 and wash down sump on the west or south side of Building #7 in accordance with
 plans approved by Lessor, such approval not to be unreasonably withheld or
 delayed. Lessee's plans shall include, but not be limited to, the precise area
 to be occupied, the design of the structure and final paint color. All
 construction shall be subject to environmental approvals, governmental
 approvals and building permits. On the termination of this Lease the Lessee
 may, and will, if so requested by Lessor, remove the batch plant and restore
 the area, including parking, to its prior condition. Lessee shall give notice
 to Lessor at least 30 days prior to the termination of this Lease as to whether
 or not it elects to remove the batch plant. Within 30 days after receipt of
 such notice or, if no notice is given, then within 30 days after the
 termination of this Lease, Lessor may notify Lessee that Lessee is required to
 remove the said batch plant

                   13.2.2 Rail Line. Lessor will make available to Lessee, at no
 cost, all rail and switch material currently in its possession, which is not
 presently being used or specifically planned for future use, for the purpose of
 constructing approximately 1,000 feet of rail line in Building #7 and on the
 five-acre parcel. The installation will be in accordance with plans approved in
 writing by the Lessor prior to the commencement of the work, approval not to be
 unreasonably withheld or delayed. The rail line, as thus installed, will be
 left in place on termination of this Lease.

                   13.2.3 Additional Cranes. Lessee may install additional
 cranes in the two, 39-foot span wing bays. Lessee will provide all steel
 supports, duct bar and the cranes themselves. All such installation will be in
 accordance with plans approved by the Lessor prior to the commencement of the
 work, approval not to be unreasonably withheld or delayed. Lessee may, and
 will, if so requested, in the same manner as provided in paragraph 13.2. 1,
 remove all such installations and restore the Premises to its prior condition.

                   13.2.4 Hot Oil Heat Exchangers. Lessee may install a Hot Oil
 Exchanger(s) inside the building, subject to all state, local and environmental
 inspections and approvals, and approval of plans by Lessor prior to the
 commencement of the work, approval not to be unreasonably withheld. Lessee may,
 and will, if so requested, in the same manner as provided in paragraph 13.2. 1,
 remove all such installations and restore the Premises to its prior condition.

     13.2.5 Exterior  33-Ton Crane.  Lessee may install a 33-ton overhead bridge
crane with  supporting  steel structure at the east end of Building #7 utili2ing
the existing

<PAGE>

 concrete pillars. Lessee may, and will, if so requested by Lessor, in the same
 manner as provided in paragraph 13.2.1, remove the same and the concrete
 pillars, at the termination of this Lease.

 14.      Repairs or Services by Lessor.

          14.1 Building Repair. Lessor shall, throughout the terms of this Lease
 and any exercised renewal term, keep in good order, condition, and repair the
 foundation, exterior walls (except the interior faces thereof), sprinkler
 system, if any, down spouts, gutters, and roof of the Premises, except for
 repairs necessitated or caused by any act or negligence of Lessee, its
 employees, agents, invitees, licensees or contractors. Lessee shall be liable
 for repairs necessitated by such negligence only to the extent of the
 deductible amount under any policy of property damage insurance maintained by
 Lessor, not to exceed the sum of $25,000, provided, however, that there shall
 be no obligation to make such repairs as are the obligation of the Lessor,
 until after the expiration of five days' written notice from Lessee to Lessor
 of the need thereof.

          14.2 Services. At any time during the Lease or any exercised option
 term, should Lessee request any special services from Lessor not otherwise
 provided for in this agreement, and if the services are of such a nature that
 the Lessor can reasonably provide them, Lessor will use its best efforts to
 provide said special services. Lessee shall be obligated to reimburse Lessor
 for all reasonable costs incurred in providing said services. Reasonable costs
 shall include but not be limited to such things as attorney fees, engineering
 services, and other professional fees, salary and benefits for employees of the
 Lessor and third parties employed by Lessor to provide such special services.
 The term "special services" includes, but is not limited to, such things as
 negotiations with financial institutions servicing Lessee, execution of Consent
 and Waiver Agreements, and emergency response assistance by employees or
 independent contractors employed by Lessor who assist Lessee in preventing or
 reducing damage to the Premises for which Lessee is responsible.

 15. Repairs by Lessee. Except as otherwise provided, Lessee shall keep and
 maintain said Premises in a neat, clean and sanitary condition and in as good
 condition as at the inception of this Lease or as they may be in at any time
 during the continuance of this Lease, including without limitation all HVAC
 systems and equipment, all electrical wiring and fixtures, all cranes, all
 plumbing and sewage facilities and all windows, overhead doors and man doors,
 docks and appurtenances, within or attached to Building #7 or on the Premises.
 Lessee's duty to repair shall include replacement of parts or components of the
 Premises, or fixtures in the Premises that cannot be repaired. In the event
 Lessee fails to promptly undertake and reasonably complete repairs required
 under this paragraph, Lessor may, at its option, make the repairs at the
 expense of Lessee and the cost of the repairs shall be additional rent and
 shall be immediately due and payable.

 16. Surrender on Termination. At the expiration of this Lease or its earlier
 termination, Lessee shall, without notice, turn in all keys and access cards,
 or similar devices, and re-deliver possession of said Premises to Lessor broom
 clean and in as good condition as they were in at any time during the Lease
 term, including any exercised option, ordinary wear and tear and damage by
 insured peril or uninsured casualty not the fault of the Lessee, excepted.

 17. Mechanic's Liens. Lessee agrees to pay when due all sums that may become
 due for any labor, services, materials, supplies, or equipment furnished at the
 instance of the Lessee, in, upon or about the Premises and which may be secured
 by any mechanic's, materialman's or other lien against the Premises and/or
 Lessor's interest therein, and will cause each such lien to be fully discharged
 and released at the time of any obligation secured by any such lien matures
 and/or becomes due; provided that if the Lessee in good faith disputes the
 claim of lien the Lessee may pursue such dispute in any lawful manner, provided
 that it bonds against such lien to the Lessor's reasonable satisfaction.

 18. Signs, Lights and Sounds. Lessee shall not erect or install any exterior
 signs or symbols without Lessor's prior written consent. Lessee shall not use
 any advertising media or other media, such as loudspeakers, phonographs or
 radio broadcasts, that may be deemed objectionable to Lessor or other tenants
 of the Park, or that can be heard outside the Park. Lessee shall not install
 any exterior lighting, shades or awnings or any exterior decorations or
 paintings, or build any fences or make any changes to the exterior portions of
 the Premises without Lessor's consent. Any signs or symbols so placed on the
 Premises shall be removed by the Lessee at the termination of this Lease and
 the Lessee shall repair any related damage or injury to the Premises. If not so
 removed by Lessee, the Lessor may have the same removed and repairs performed
 at Lessee's expense.

 19. Displays of Merchandise. Lessee shall not keep or display any merchandise
 on, or otherwise obstruct, any street, loading platforms or areaways adjacent
 to the Premises, except that Lessee may store products, materials or
 merchandise in a neat and orderly manner in the area between the south wall of
 Building #7 and the rail line immediately south of Building #7. Lessee shall
 not otherwise store products, materials or merchandise in any areas outside of
 the Premises, provided that Lessee may, with Lessor's prior approval, such
 approval not to be unreasonably withheld or delayed, display its products at
 the primary entrance to Building #7, but not in such a way as to obstruct any
 street, platform or common areas.

 20. Streets, Parking Areas and Rules. Lessor shall keep the streets 20 feet on
 each side of the center lines and areas used in common by the tenants of the
 Park, as designated by Lessor from time to time, in reasonable repair and
 condition, including such snow removal as Lessor may reasonably deem necessary
 for normal access to the Premises. Lessor reserves the right to promulgate such
 reasonable rules and regulations relating to the use of the streets and parking
 areas within the Park as it may deem appropriate and for the best interests of
 all tenants and Lessee agrees to abide by such rules and to cooperate in the
 observance thereof. Such rules and regulations shall be binding upon Lessee
 upon delivery of a copy thereof to Lessee. Such rules and regulations may be
 amended by Lessor from time to time with or without advance notice and all such
 amendments shall be effective upon the delivery of a copy thereof to Lessee,
 provided that such rules and regulations shall not be amended in such a way as
 to impose an

<PAGE>

 unreasonable financial burden on Lessee. Lessee shall not obstruct any portion
 of the common areas. Any violation of such rules and regulations by Lessee, its
 officers, agents, employees or invitees will constitute a breach of this Lease
 and entitle the Lessor to claim a default in the same manner and to the same
 extent as any other default under the Lease. Lessee shall comply with all rules
 and regulations of the applicable fire district or other governmental entities
 having jurisdiction over the Premises.

 21. Access. Lessor shall have free access to the Premises at all reasonable
 times for purposes of inspecting of the same or of making repairs, additions or
 alterations to said Premises but this right shall not constitute or be
 construed as an agreement on the part of Lessor to make any repairs, additions
 or alterations, except such as Lessor is obligated to make. Lessor shall have
 the right to place and maintain "For Rent" signs in a conspicuous place or
 places on the Premises and to show the Premises to prospective tenants for 90
 days prior to the expiration or sooner termination of this Lease.

 22. Utilities. Lessee shall pay all charges for light, heat, water, gas,
 sewage, telephone and aquifer protection and other utilities which shall be
 provided to, or charged against, the Premises. In the event that electricity,
 heat, water, telephone or other utilities are furnished through Lessor, Lessee
 shall pay Lessor therefor according to Lessee's use thereof at the rates
 established therefor by Lessor, said rates to be no higher, however, than those
 which Lessee would be required to pay a third-party provider an available
 public utility company if it directly furnished such service to Lessee.

 23. All Charges Deemed Rent. All costs, expenses, and other charges which the
 Lessee assumes or agrees to pay pursuant to this Lease shall be deemed to be
 additional rent. In the event of a non-payment, Lessor shall have all the
 rights and remedies herein provided for in case of non-payment of rent.

 24.      Indemnification and Insurance.

          24.1 In General. Lessee releases and, subject to the provisions of
 paragraph 25, shall defend, indemnify and hold harmless Lessor, and each of its
 officers, directors, managers, members, owners, employees, agents and
 representatives, from and against all liabilities, obligations, damages,
 penalties, fines, judgments, claims, costs, charges, fees and expenses,
 including, but not limited to, costs of investigation and correction, costs of
 remediation or removal of hazardous materials, and reasonable architect,
 attorney and consultant fees and costs, which may be imposed upon, incurred by,
 or asserted against, Lessor or its officers, directors, members, owners,
 employees, agents or representatives by reason of any of the following:

                   24.1.1 Acts or Omissions. Any act or omission in, on, about
 or arising out of, or in connection with, the use, operation, maintenance and
 occupancy of the Premises or any part thereof, whether or not consented to by
 Lessor, by Lessee, or Lessee's agents, contractors, servants or employees
 (whether or not within the scope of their employment), licensees or

<PAGE>

     invitees,  except to the extent  caused by the  negligence  or  intentional
misconduct  of Lessor or its agents,  contractors,  subcontractors,  servants or
employees;
                   24.1.2 Accidents. Any accident, injury, casualty, loss, theft
 or damage whatsoever to any person or tangible property occurring in, on, about
 or arising out of, or in connection with, the use or occupancy by Lessee of the
 Premises, any common area, roadway, alley, basement, pathway, curb, parking
 area, passageway or space under or adjacent thereto arising from any cause or
 occurrence whatsoever, except to the extent caused by the negligence or
 intentional misconduct of Lessor or its agents, contractors, subcontractors,
 servants or employees;

                   24.1.3 Breach of Lease. Any failure on the part of Lessee or
 any of its agents, contractors, subcontractors, servants or employees to
 perform or comply with any of the covenants, agreements, terms, provisions,
 conditions or limitations contained in this Lease;

     24.1.4 Lessor's Performance. Any act performed by Lessor in the exercise of
any of Lessor's rights under this Lease; or

                   24.1.5 Hazardous Substances. Any presence, release,
 discharge, disposal, dumping, spilling or leaking (accidental or otherwise),
 now or hereafter determined to be unlawful or subject to environmental laws or
 governmentally imposed remedial requirements, occurring on the Premises during
 the Lessee's occupancy thereof, of any hazardous, dangerous or toxic substance
 of any kind (whether or not now or hereafter regulated, defined or listed as
 hazardous, dangerous or toxic by any local, state, or federal government) into,
 onto or under the ground or the air, soil, surface water, or ground water
 thereof, or the pavement, structure, sewer system, fixtures, equipment, tanks,
 containers or personalty at the Premises, or from the Premises, into, onto
 orunder the Park or the property of others. Any violation of paragraph 42. The
 foregoing indemnity shall apply notwithstanding any provisions of federal,
 state or local law which provide for exoneration from liability in the event of
 settlement with any governmental agency, and notwithstanding Lessor's consent,
 knowledge, action or inaction with respect to the act or occurrence giving rise
 to such right of indemnity, provided that Lessee shall, in no event, have any
 liability with respect to any hazardous substances that are present on the
 Premises at the inception of this Lease. Lessor shall indemnify Lessee and hold
 Lessee harmless with respect to any liability with respect to any hazardous
 substances that are present on the Premises at the inception of this Lease.

          24.2 Lessee Liability Insurance. Lessee agrees to carry Commercial
 General liability insurance insuring both Lessee and Lessor, with insurance
 carriers satisfactory to Lessor, with not less than $2,000,000 single limit and
 providing a Certificate of Insurance evidencing the same with not less than a
 30-day cancellation clause, provided, however, that Lessee's obligation to
 indemnify and hold harmless Lessor as provided in this paragraph shall be to
 the extent only of the degree of negligence attributable to Lessee, its
 officers, employees, agents, invitees, or guests. Such insurance certificate
 shall also include not less than $50,000 "Fire Damage" liability for damage to
 the Premises. In the alternative, Lessee may carry "Building Legal Liability
 Insurance Special Form" (insurance industry forms CP0040 and CP1030 or
 equivalent) against Lessee's liability (pursuant to paragraphs (14.1 and 25).

          24.3 Notice of Claim. If any action or proceeding is brought against
 Lessor or its officers, directors, managers, members, owners, employees, agents
 or representatives by reason of any claim indemnified under paragraph 24 Lessor
 shall promptly notify Lessee of such claim and Lessee, at Lessee's expense,
 shall immediately resist or defend such action or proceeding employing counsel
 approved by Lessor in writing, which approval shall not be unreasonably
 withheld. In connection with any such action brought against Lessor by any one
 or more of Lessee's employees, Lessee waives any immunity, defense or other
 protection that might be afforded to Lessee by any worker's compensation,
 industrial insurance or similar laws, with regard to such claim or action
 against Lessor.

          24.4 Waiver by Lessee. Lessee waives and releases all claims against
 Lessor, its officers, managers, partners, employees, agents and
 representatives, for any loss, injury or damage (including consequential
 damages), to Lessee's property or business during the term of this Lease
 occasioned by theft, act of God, public enemy, riot, strike, insurrection, war,
 order of court, governmental body or authority not resulting from any act or
 omission of Lessor, earthquake, flood, fire, explosion, falling objects, steam,
 water, rain or snow, leak or by flow of water, rain or snow from the Premises
 or onto the Premises or from the roof, street, surface or subsurface or from
 any other place, or by dampness, or by the breakage, leakage, obstruction or
 defects of the pipes, sprinklers, wires, appliances, plumbing, heating, air
 conditioning, lighting fixtures of the Improvements, or by the construction,
 repair or alteration of the Premises or by any other acts or omissions of any
 other tenant or occupant of the Park, or visitor to the Park or the Premises or
 by any third party whomsoever, or by any cause which is beyond Lessor's
 control.

     24.5  Lessee's  obligations  under  this  paragraph  24 shall  survive  any
termination or expiration of this Lease.

 25. Insurance and Waiver of Subrogation. Lessor shall maintain fire and
 extended coverage insurance on the buildings and improvements at the Park which
 belong to Lessor and pay for the same, subject to partial reimbursement as
 provided in paragraph 28.1. If the activities of the Lessee shall increase the
 cost of such insurance or jeopardize the availability of coverage due to
 Lessee's operations or failure to comply with fire codes and regulations,
 Lessor shall have the right to increase the rental payable hereunder by an
 amount equal to the increased cost of insurance premiums resulting therefrom.
 If Lessor's insurance hereunder should be canceled due to any actions of
 Lessee, Lessor may terminate this Lease upon 20 days' notice to Lessee as
 provided in paragraph 30.

 Lessee shall maintain appropriate property insurance covering its personal
 property, assets, and fixtures located on the Premises.

<PAGE>

 Lessor and Lessee each waive all rights to recover against the other or against
 the officers, directors, shareholders, partners, members, owners, joint
 ventures, employees, agents, customers, invitees, or business visitors of the
 other for any loss or damage to its property arising from any cause except that
 Lessee shall remain liable for Lessor's -deductible up to a maximum amount of
 $25,000 for its obligations under paragraphs 14 and 15 and the waiver provided
 herein to that extent shall not apply. Lessor and Lessee will cause their
 respective insurers to issue appropriate waiver of subrogation rights
 endorsements to all policies of insurance carried in connection with the
 Premises or the contents thereof.

 26. Damage/Rebuilding. If the Premises are destroyed or damaged by acts of war,
 the elements (including earthquake), or fire to such an extent as to render the
 same untenantable in whole or in substantial part, the Lessor has the option of
 rebuilding or repairing the same to be exercised by giving notice to Lessee of
 its intent to rebuild or repair the Premises or the part so damaged within 30
 days after receiving notice of the occurrence of any such damage. If the Lessor
 elects to rebuild or repair and does so without unnecessary delay, Lessee shall
 continue to be bound by this Lease except that during such period the base rent
 shall be abated in the same proportion that the Premises are rendered unfit for
 occupancy by Lessee. If the Lessor fails, for 30 days after the Lessee gives
 notice of the damage-causing event, to give notice of its intent to repair,
 Lessee shall have the right to declare this Lease terminated. Lessor's
 obligation (should it elect to repair or rebuild) shall be limited to the
 Premises as they existed at the commencement of this Lease, including those
 improvements which the Lessor was required to perform, and Lessee shall
 forthwith replace or fully repair, at its expense, all exterior signs, trade
 fixtures, equipment and other installations originally installed by Lessee or
 remove the same and repair any damage caused by their removal. Lessee agrees to
 give prompt written notice to Lessor of any fire loss or of any other damage
 which may occur to the leased Premises or any portion thereof, or of any other
 condition or occurrence causing the leased -Premises to be untenantable.

 27. Condemnation. If the Premises, or any part thereof the loss of which
 impairs the utility of the Premises to a significant extent, are appropriated
 or taken for any public use by virtue of eminent domain or condemnation
 proceeding, or by conveyance in lieu thereof, or if by reason of law or
 ordinance or by court decree, whether by consent or otherwise, the use of the
 Premises by Lessee for any of the specific purposes herein before referred to
 shall be prohibited, Lessee shall have the right to terminate this Lease upon
 written notice to Lessor, and rent shall be paid only to the time when the
 Lessee surrenders possession of the Premises. In the event of a partial taking,
 if Lessee is entitled to, but does not elect to, terminate this Lease it shall
 continue in possession of that part of the Premises not so taken under the same
 terms and conditions hereof, except that there shall be an equitable reduction
 of the base rental payment hereunder. All compensation awarded or paid upon
 such a total or partial taking of the fee of the Premises shall belong to and
 be the property of Lessor, whether such compensation be awarded or paid as
 compensation for diminution in value of the leasehold or to the fee; provided
 however, Lessor shall not be entitled to any award made to Lessee for loss of
 business, depreciation to, and cost of removal of stock and/or fixtures,
 provided that no award for such claims shall reduce the amount of any award
 made to Lessor.

<PAGE>

 28.      Taxes, Assessments and Insurance Premiums.

          28.1 Reimbursement. The Lessee will reimburse the Lessor for increases
 over 1996 (base year) amounts in the amount of real property taxes and
 assessments, and for this purpose assessments will be paid by the Lessor in the
 minimum required amount per year, and premiums for fire insurance, with
 extended coverage applicable to all insurable buildings and improvements in the
 Park, including without limitation the cranes now or hereafter installed in the
 Premises, and with deductibles of $25,000.00 for losses by fire and other
 insured causes. All other common area costs are the sole responsibility of the
 Lessor. The Premises, taking into account both the building and the storage
 area, constitute approximately 3.2% of the Park. It is, therefore, agreed that
 the taxes, assessments and insurance premiums ("TAIP") applicable to the
 Premises is 3.2% of the total TAIP applicable to the Park. In the event that
 there is a material change in the Park, either in land area or in improvements
 such that the Premises is significantly different from 3.2% of the Park, there
 will be an equitable adjustment in the Lessee's percentage.

 Commencing with the month of January, 1997, the Lessee will pay as additional
 rent, monthly, at the same time as base rent, if any, is due, an amount equal
 to 1/12th of 3.2% of the amount by which the TAIP for the current year exceeds
 the amount of the TAIP for the year 1996, when it was $638,679-00.

 Inasmuch as the TAIP for any given year will not be fully known as of January 1
 of such year, the Lessee will continue to pay at the prior year's rate,
 adjusted to the extent that the amounts that make up the TAIP for the current
 year are known. At such time as all amounts that make up the TAIP for the
 current year are known the monthly payment on account of TAIP will be changed
 and a further payment, or refund, as the case may be, will be made to
 compensate for any shortage or overage in the added rent paid in the preceding
 months. If there is a refund due it will be sent with the notice of the new
 TAIP amount. If there is a further amount owed it will be paid along with the
 next monthly rent.

          28.2 Lessee's Taxes. Lessee shall pay all personal property taxes
 imposed on Lessee's fixtures and equipment and all other taxes, installments of
 assessments (amortized over the longest permissible time), except general
 property taxes and assessments, levies, licenses and permit fees, utility
 hook-up fees and facility charges, and other governmental charges and
 impositions of any kind and nature whatsoever, together with any interest or
 penalties attributable to tenant's failure to pay the same when due, which at
 any time during the term of this Lease may be assessed, levied or become due
 and payable out of, or in respect of, the Premises or Lessee's use thereof, or
 become a lien on the Premises, including, without limitation, any sales tax,
 business and occupation tax, excise tax or similar tax or imposition imposed
 upon rent or Lessor's business of leasing property, and the cost of compliance
 with any governmental requirements or regulations relating the Lessee's use of
 the Premises or the utility services thereto, or the conduct of Lessee's
 business (collectively, the "Impositions"); provided, however, Lessee shall not
 be obligated to pay Lessor's net income taxes or any transfer or excise tax
 imposed upon the conveyance of the Premises, or business and occupation taxes
 imposed

<PAGE>

 upon Lessor's business activities other than leasing property. Impositions
 shall be paid by Lessee when due if billed directly to Lessee, and within 30
 days of receipt of billing by Lessor if such Impositions are billed to the
 Lessor.

 29. Non-waiver of Breach. The waiving of any of the covenants of this Lease by
 either party shall be limited to the particular instance and shall not be
 deemed to waive any other breaches of such covenants. The consent by Lessor to
 any act by Lessee requiring Lessor's consent shall not be deemed to waive
 consent to any subsequent similar act by Lessee. The failure of the Lessor to
 insist upon strict performance of the covenants and agreements of this Lease,
 shall not be construed to be a waiver or relinquishment of any such covenants
 or agreements, but the same shall remain in full force and effect.

 30. Default. If Lessee should fail to remedy any default (a) in the payment of
 any sum due under this Lease within ten days after notice, or (b) in the
 keeping of any other term, covenant or condition herein with all reasonable
 dispatch, within 20 days after notice, then in any of such events, Lessor shall
 have the right, at its option, in addition to, and not exclusive of, any other
 remedy Lessor may have by operation of law, without further demand or notice,
 to re-enter the Premises and eject all persons therefrom, using all necessary
 force so to do, and either (i) declare this Lease at an end, in which event
 Lessee shall immediately pay to Lessor a sum of money equal to the amount, if
 any, by which the value of the rent reserved hereunder for the balance of the
 term of this Lease, discounted to present value at 8% per annurn, exceeds the
 then reasonable rental value of the Premises for the balance of said term,
 discounted in like manner, net of all costs incident to reletting the Premises,
 or (ii) without terminating this Lease may relet the Premises, or any part
 thereof, as the agent and for the account of Lessee upon such terms and
 conditions as Lessor may deem advisable, in which event the rents received on
 such reletting shall be applied first to the expenses of such re-letting,
 including without limitation necessary renovation and alterations of the
 Premises, reasonable attorney fees, real estate commissions paid, and
 thereafter toward payment of all sums due or to become due Lessor hereunder,
 and if a sufficient sum shall not be thus realized to pay such sums and other
 charges, Lessee shall pay Lessor any deficiency monthly, notwithstanding Lessor
 may have received rental in excess of the rental stipulated in this Lease in
 previous or subsequent months, and Lessor may bring an action therefore as such
 monthly deficiencies shall arise.

 31. Litigation Costs/Venue. If any legal action is instituted to enforce or
 construe this Lease, or any part thereof, the prevailing party shall be
 entitled to recover reasonable attorney fees and expenses. If any legal fees
 are incurred by Lessor relative to the enforcement of any term of this Lease,
 with or without suit, Lessee shall be liable to Lessor for said fees and shall,
 within ten days of demand by Lessor therefor, pay the same to Lessor. Venue of
 any legal action brought hereunder shall be Spokane County, State of
 Washington.

 32. Removal of Personal Property by Lessee. Lessee shall have the right to
 remove all of its personal property, trade fixtures, and office equipment,
 whether or not attached to the Premises, provided that such may be removed
 without serious damage to the Premises. All damage to the Premises caused by
 removal of such items shall be promptly restored or repaired

<PAGE>

     by Lessee.  M property not so removed as of the  termination  of this Lease
shall be deemed abandoned by Lessee.

 33. Removal of Property by Lessor. If Lessor lawfully re-enters or takes
 possession of the Premises prior to the stated expiration of this Lease, Lessor
 shall have the right, but not the obligation, to remove from the Premises all
 personal property located therein and may place the same in storage in a public
 warehouse at the expense and risk of Lessee, and shall have the right to sell
 such stored property, without notice to Lessee, after it has been stored for a
 period of 30 days or more, the proceeds of such sale to be applied first to the
 cost of such sale, second to the payment of the charges for storage, if any,
 and third to the payment of any other sums which may then be due from Lessee to
 Lessor under any of the terms hereof, the balance, if any, to be paid to the
 Lessee.

     34.  Loading  Platforms.  The Lessee shall  maintain all loading  platforms
attached to Building #7.

     35. Insolvency.  If Lessee becomes insolvent,  voluntarily or involuntarily
bankrupt, or if a receiver,  assignee, or other liquidating officer is appointed
for the business of Lessee, then Lessor may cancel this Lease at its option.

 36.      Assignments and Subletting.

          36.1 Consent Required. The Lessee shall not assign this lease, or any
 interest therein, or sublet the Premises, or any part thereof, or allow, permit
 or suffer any other entity to use or occupy any part of the Premises without
 the prior written consent of the Lessor.

          36.2 Change in Lessee Ownership. Lessee being a corporation, any
 change in the ownership or voting power of the Lessee which cumulatively
 amounts to more than 40%, whether in a single transaction or in a series of
 transactions, or which results in a transfer of the control of the Lessee,
 shall constitute an assignment requiring the Lessor's prior written consent;
 provided that changes in ownership which occur in the ordinary course of the
 conduct of the ESOP will not trigger the application of this paragraph, and
 provided further, that any other change in ownership which would otherwise
 trigger the application of this paragraph shall be submitted to Lessor for
 waiver of this paragraph, such waiver not to be unreasonably withheld or
 delayed.

          36.3 Request for Consent. If at any time the Lessee desires to assign
 or sublet this lease in whole or in part, the Lessee shall submit a written
 request to the Lessor, including with the request, the identification of the
 proposed assignee or sublessee, a history of its prior operations, a
 description of its proposed operations, audited financial statements for its
 most recently completed fiscal period and a statement of the terms upon which
 the assignment or the subletting is proposed to be made. The Lessee will
 promptly, on request, submit to the Lessor such further documentation relative
 to the proposed assignment or sublease as the Lessor may request.

<PAGE>

          36.4 Reimbursement of Costs. The Lessee will reimburse the Lessor for
 all costs and expenses reasonably incurred by the Lessor in evaluating the
 proposed assignment or subletting.

          36.5 Withholding Consent. The Lessor may withhold its consent on any
 of the following bases: If the liquidity and/or net worth and/or profitability
 of the proposed assignee or sublessee is materially less than that of the
 Lessee; if the proposed use by the assignee or sublessee would, in the Lessor's
 reasonable judgment, have an adverse effect on the Park; if the proposed
 assignee's or sublessee's history as a tenant is, in the reasonable judgment of
 the Lessor, unsatisfactory; if any other reason exists which the Lessor, in its
 reasonable judgment, deems to be sufficient. Consent otherwise shall not be
 unreasonably withheld or delayed.

          36.6 Conditions of Consent. If consent to the assignment or subletting
 is granted, it may be granted on such reasonable conditions as the Lessor may
 deem appropriate in light of all of the circumstances, including the proposed
 use by the assignee or sublessee, and any change in conditions since the
 commencement of this lease. The conditions may include a reasonable additional
 charge for administrative services of the Lessor incident to the transaction.

          36.7 Increased Rent Shared. If the assignee or sublessee would pay
 more for the Premises which it has proposed to occupy than is being paid by the
 Lessee, or if the proposed assignee or sublessee is paying any consideration to
 the Lessee for the assignment or subletting, then 50% of any such payment shall
 be paid to the Lessor as additional rent.

          36.8 Submit Documents. All documents incident to the proposed
 transaction will be submitted to the Lessor in their proposed form and shall be
 subject to the Lessor's approval. If approval is given, then, promptly
 following their execution, copies of all such executed documents of assignment
 or subletting, or incident thereto, shall be furnished to the Lessor.

          36.9 Assignee Bound. Any assignee or sublessee shall be subject to all
 of the terms and conditions of this lease, including without limitation, those
 terms and conditions applicable to assignment or subletting, provided that the
 assignment or sublease may be canceled or terminated, but not otherwise
 modified, without the consent of the Lessor, but, in any such event, the Lessor
 shall be promptly notified of the cancellation or termination and provided with
 copies of all documents incident thereto.

     36. 10 Lessee Remains Obligated.  No assignment or subletting shall, to any
extent,  impair,  limit or qualify the  continuing  obligation  of the Lessee to
perform all of the  obligations of the Lessee under this lease,  all the same as
if the assignment or subletting had not taken place.

          36.11 Additional Notice. If so requested by the Lessee, or included in
 the documents of assignment or subletting, and that provision is specifically
 called to the attention of the Lessor by written notice, the Lessor will give
 to the assignee or sublessee any notice that it gives to the Lessee, but if
 such provision is included, then, on that account, the monthly rent may be
 increased by a reasonable amount to defray the Lessor's additional
 administrative costs.

<PAGE>

          36.12 Joint Liability. In the event of any default under the lease
 which in any way relates to the assignment or subletting, the Lessee and the
 assignee or sublessee shall be jointly and severally obligated to the Lessor to
 remedy the default and to pay any damages that the Lessor may sustain on
 account of the default.

          36.13 Default. Any purported assignment or subletting in whole or in
 part, without full compliance with this paragraph 36, shall constitute a
 default under this lease and shall vest no rights in the purported assignee or
 sublessee.

 37. Statements by Lessee. Lessee agrees at any time and from time to time, upon
 not less than ten days' prior request by Lessor, to execute, acknowledge and
 deliver to Lessor a statement in writing (Estoppel Certificates), certifying
 that this Lease is unmodified and in full force and effect (or if there have
 been modifications, that the same is in full force and effect as modified and
 stating the modifications), and the dates to which the base rent and additional
 rent have been paid in advance, if any, it being intended that any such
 statement delivered. pursuant to this paragraph may be relied upon by any
 existing or prospective purchaser, mortgagee, or assignee of the Premises or
 the Park.

 38. Subordination. Lessee, upon request of Lessor, will subordinate this Lease
 to any mortgage, deed of trust, or other security interest (mortgage) which now
 or hereafter affects the Premises, and to any renewals, modifications or
 extensions of such mortgage. Lessee will execute and deliver, at Lessor's
 expense, such instruments thus subordinating this Lease or evidencing such
 subordination; provided, however, Lessor shall deliver or cause to be delivered
 to Lessee an agreement in writing from any such mortgagee to the effect that so
 long as Lessee shall faithfully discharge its obligations under this Lease, its
 tenancy will not be disturbed nor this Lease affected by any default of such
 mortgage, and that in the event of a sale of the Premises in foreclosure or any
 sale, transfer or conveyance in lieu thereof, that same will be sold,
 transferred or conveyed subject to this Lease.

     39.  Short Form Lease.  Each party  agrees to execute  upon  request of the
other a short form lease for the purpose of  recordation.  Each party  agrees to
re-execute this Lease at any time upon the request of the other.

 40.      Miscellaneous.

          40.1 Use of Terms. Whenever the singular number is used in this Lease
 and whenever required by the context, the same shall include the plural, and
 the masculine gender shall include the feminine and neuter genders, and the
 word "person" shall include corporation, firm or association or other entity.
 If there be more than one lessee, the obligations hereunder imposed upon Lessee
 shall be joint and several.

     40.2 Entire  Agreement/Modifications.  This instrument  contains all of the
agreements  and  conditions  made  between  the  parties  hereto  and may not be
modified orally or in any other

<PAGE>

 manner than by an agreement in writing signed by all of the parties hereto or
 their respective successors in interest.

     40.3 Time of the Essence.  Time is and shall be of the essence of each term
and provision of this Lease.

     40.4. Heirs and Successors. All the covenants, agreements,  provisions, and
conditions  of this Lease shall inure to the benefit of and be binding  upon the
parties hereto, their successors, heirs, executors, administrators and assigns.

     40.5.  Severability.  The  invalidity  of any  provision of this Lease,  as
determined  by a court of  competent  jurisdiction,  shall in no way  affect the
validity of any of the provisions hereof.

     40.6. No Other Agreements.  The parties  acknowledge that no representation
or condition or agreements varying or adding to this Lease have been made either
orally or in writing.

          40.7. Notices. All notices and demands required or allowed to be given
 hereunder shall be in writing and sent by registered or certified mail, return
 receipt requested, or hand delivered and receipted for, to the respective
 parties at the following addresses, or at such other address that either party
 may designate by notice in writing:

 Lessor:          3808 N. Sullivan Road, Building N-15, Spokane, WA 99216

 Lessee:          P. 0. Box 14918, Spokane, WA 99214-0918

     41. Riders. The riders or exhibits, if any, attached to this Lease are made
part hereof by reference.

 42. Environmental Considerations. As used in this lease, the term "Hazardous
 Substance" shall mean any substance, chemical or waste, including petroleum
 products or radioactive substances, that is now or shall hereafter be listed,
 defined or regulated as hazardous, toxic or dangerous under any applicable
 Environmental Laws.

          As used in this lease, "Environmental Law" shall mean any federal,
 state, or local laws, ordinances, rules, regulation and requirements now or
 hereafter enacted or adopted (including without limitation, consent decrees and
 administrative orders) relating to the generation, use, manufacture, treatment,
 transportation, storage, disposal, or release of any Hazardous Substance.

          Lessee shall not, without prior written notice to Lessor, engage in or
 allow the generation, use, manufacture, treatment, transportation, storage,
 investigation, testing, release or disposal of any Hazardous Substance in, on,
 under or adjacent to the Premises. Lessee shall ensure that at all times Lessor
 has true, complete and accurate information regarding any of Lessee's
 activities on the Premises involving Hazardous Substances. Lessee shall provide
 Lessor with (a) a description of any processes or activities involving the use
 of Hazardous Substances to be conducted by Lessee on the Premises, (b) a
 description (by type and amount) of any Hazardous Substances Lessee plans to
 generate, use, manufacture, transport, store or dispose of in connection with
 its use of the Premises, and (c) a description of techniques and management
 practices to be utilized by Lessee to reduce the amount of Hazardous Substances
 used and/or generated, to prevent release of Hazardous Substances to the
 environment and to ensure the proper handling labeling, use and disposal of
 Hazardous Substances used by Lessee on the Premises. Lessee shall notify Lessor
 prior to any material changes in such processes, activities, type and amount of
 Hazardous Substances and/or techniques and management practices and in any
 event, Lessee shall report to Lessor at least once yearly regarding any such
 processes, activities, Hazardous Substances, techniques, and management
 practices. Lessee shall contemporaneously provide Lessor with copies of all
 reports, listings or other information required by any governmental entity
 relating to any Hazardous Substances utilized by Lessee, and shall promptly
 provide any other information related to Lessee's utilization of Hazardous
 Substances as Lessor may reasonably request.

          Lessee shall not engage in or allow the unlawful release (from
 underground tanks or otherwise) of any Hazardous Substance in, on, under or
 adjacent to the property (including air, surface water and ground water on, in,
 under or adjacent to the property). Lessee, with respect to the Premises, shall
 at all times, and shall cause its employees, agents and contractors at all
 times, to be in compliance with all Environmental Laws with respect to any
 Hazardous Substances and shall handle all Hazardous Substances in compliance
 with applicable Environmental Law and good industry standards and management
 practices.

          Lessee shall promptly notify Lessor, in writing, if Lessee has, or
 acquires, notice or knowledge that any Hazardous Substance has been, or is
 threatened to be, released, discharged or disposed of, on, in, under or from
 the Premises. Lessee shall immediately take such action as is necessary to
 report to governmental agencies as required by applicable law and to detain the
 spread of and remove, to the satisfaction of Lessor and any governmental agency
 having jurisdiction, any Hazardous Substances released, discharged or disposed
 of as the result of, or in any way connected with, Lessee's activities on the
 Premises and which is now, or is hereafter determined to be, unlawful or
 subject to Environmental Laws and/or governmentally imposed remedial
 requirements. Lessee shall immediately notify Lessor and provide copies upon
 receipt of all written complaints, claims, citations, demands, inquiries,
 reports or notices relating to the condition of the Premises or compliance with
 Environmental Laws. Lessee shall promptly cure and have dismissed with
 prejudice any such actions or proceedings in any way connected with Lessee's
 activities on the Premises, to the reasonable satisfaction of Lessor, and
 Lessee shall keep the Premises free of any lien imposed pursuant to any
 Environmental Law. Lessor shall have the right at all reasonable times, and
 from time to time, to conduct environmental audits of the Premises (including
 sampling, testing, monitoring and accessing environmental records required by
 applicable law) by a consultant of Lessor's choosing, and Lessee shall
 cooperate with the conduct of such audits. If any violation of any
 Environmental Law by Lessee or any violation of Lessee's obligations under this
 paragraph are discovered, in addition to any
          other

<PAGE>

right Lessor may have, the costs incident to such audit, including the fees and
expenses of such consultant, shall be paid by Lessee to Lessor on demand as
additional rent.

          Lessee shall at all times maintain an employee or consultant familiar
 with Environmental Laws and charged with responsibility for Lessee's compliance
 with all Environmental Laws and shall advise Lessor of the name, address and
 phone number of such employee or consultant. Lessee shall implement a system to
 review Lessee's Hazardous Substance activities on a regular basis and shall in
 good faith (consistent with sound business practices) implement and maintain
 best management practices to minimize the hazards posed by materials utilized
 by Lessee, for example, by reducing the amounts of Hazardous Substances used
 and disposed of, by utilizing less dangerous or less toxic materials or by
 implementing programs to ensure the safe and proper handling, labeling, use and
 disposal of Hazardous Substances.

          Each year, between January 1 and March 31, Lessee shall conduct a self
 environmental audit of Lessee's operations, regulatory compliance status, and
 the Premises utilizing Lessor's standard format and checklists. Lessee shall
 present the results of the environmental audit, and proposed operational
 changes to address any audit deficiencies, to Lessor in writing within six
 weeks after conducting the audit.

          Prior to its vacation of the Premises, in addition to all other
 requirements under this lease, Lessee shall remove any Hazardous Substances
 placed on the Premises during the term of this lease or Lessee's possession of
 the Premises, and shall demonstrate such removal to the Lessor's reasonable
 satisfaction.

          Lessee's obligations under this paragraph with respect to any
 occurrence during the term of this lease shall survive any termination or
 expiration of this lease.

          Lessee is solely responsible for all costs and expenses related to the
 clean up, remediation or monitoring of Hazardous Substances on the Premises or
 any other properties which become contaminated with Hazardous Substances as a
 result of activities on, or the contamination of, the Premises during the term
 of this lease or any extension, renewal or holding over.

          Lessee's obligations are unconditional and shall survive and continue
 in effect after the termination of the lease or the transfer of the Premises
 voluntarily or involuntarily, to the Lessor or others.

          Lessor shall, at the inception of this Lease, advise Lessee in writing
 as to the present condition of the Premises vis-a-vis hazardous substances
 according to the best knowledge, information and belief of Lessor.

 43. Brokers and Finders. Neither party has had any contact or dealings
 regarding the Premises, or any communication in connection with the subject
 matter of this Lease, through any real estate broker or other person who is
 entitled to claim a commission or finder's fee in connection with the Lease
 contemplated hereby. In the event that any broker or finder makes

<PAGE>

 a claim for a commission *or finder's fee based upon, or alleged to be based
 upon, any such contract, dealings or communication, the party through whom the
 broker or finder makes its claim shall be responsible for, and shall indemnify,
 defend and hold harmless the other party from, such claim for commission or fee
 or allegation thereof and all costs and expenses (including reasonable attorney
 fees) incurred by the other party in defending against the same.

 44. Arbitration. In the event that a dispute should arise under this lease, as
 a condition precedent to suit, the dispute shall be submitted to arbitration in
 the following manner: The party seeking arbitration shall submit to the other
 party a statement of the issue(s) to be arbitrated and shall designate such
 party's nominated arbitrator. The responding party shall respond with any
 additional or counter statement of the issue(s), to be arbitrated and shall
 designate the responding party's arbitrator, all within fourteen (14) days
 after receipt of the initial notice. The two arbitrators thus nominated shall
 proceed promptly, and in any event within ten days, to select a third
 arbitrator. The arbitrators shall, as promptly as the circumstances allow and
 within a time established by a majority vote of the arbitrators, conduct a
 hearing on the issues submitted to them, and shall render their decision in
 writing. Any decision as to procedure or substance made by a majority of the
 arbitration panel shall be binding. A decision by a majority of the arbitrators
 on any issue submitted shall be the decision of the arbitration panel as to
 that issue. The arbitrators have authority to award costs and attorney fees to
 either party in accordance with the merits and good faith of the positions
 asserted by the parties. In lieu of appointing three arbitrators in the manner
 set forth above, the parties may, by agreement, designate a single arbitrator.
 Except as provided herein the arbitration proceedings shall be conducted in
 accordance with the rules of the American Arbitration Association and the
 statutes of the State of Washington pertaining to binding arbitration.

 IN WITNESS WHEREOF, the parties hereto have executed this Lease the day and
year first above written.

 LESSEE:                                       LESSOR:

 CXT INCORPORATED                              CROWN WEST REALTY, L.L.C.
 a Delaware corporation

 By: ______________________                    By: ___________________________
    John G. White, President & CEO              Richard D. Rollnick, President

<PAGE>

 STATE OF WASHINGTON
                                             ) ss.
 County of Spokane

 On this day 30th day of December, 1996, personally appeared JOHN G. WHITE to me
 known to be the President and CEO of CXT INCORPORATED, the corporation that
 executed the within and foregoing instrument, and acknowledged the said
 instrument to be the free and voluntary act and deed of said corporation, for
 the uses and purposes therein mentioned, and on oath stated that he was
 authorized to execute the said instrument.

 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
 the day and year first above written.

 Name Printed: March Combs
               -----------
  NOTARY PUBLIC in and for the State
 -
 of Washington, residing at Spokane.

 My Commission Expires:                 8/1/98

 STATE OF WASHINGTON
                                               ss.
 COUNTY OF SPOKANE

 On this 30th day of December, 1996, personally appeared RICHARD D. ROLLNICK, to
 me known to be the President of CROWN WEST REALTY, L.L.C., the limited
 liability company that executed the within and foregoing instrument, and
 acknowledged the said instrument to be the free and voluntary act and deed of
 said company, for the uses and purposes therein mentioned, and on oath stated
 that he was authorized to execute the said instrument.

 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
 the day and year first above written.

 Name Printed:    March Combs
  NOTARY PUBLIC in and for the State
 -
 of Washington, residing at Spokane.

 My Commission Expires:  8/1/98NOTICE OF LEASE

 NOTICE IS HEREBY GIVEN that as of the lst day of November, 1991, Pentzer
 Development Corporation, a Washington corporation, as Landlord, has entered
 into a lease with CXT Incorporated, a Delaware corporation, as Tenant, with
 regard to the following described premises:
                   Lot 18, Spokane County Binding Site Plan 88-21, recorded in
                   Volume 1 of Plats, page 23, records of Spokane County,
                   Washington;

     1. TERM:  The term of the lease  commences  November  1, 1991,  and expires
March 31, ------ 2003.

     2.  OPTION TO RENEW:  Tenant  has the  option to renew the lease for a term
commencing ----------------- April 1, 2003 and expiring on March 31, 2013.

     3.  RIGHT OF FIRST  REFUSAL:  Tenant  has the  right  of first  refusal  to
purchase the  ------------------------  Premises  through the term of the lease,
including the renewal term.

 EXECUTED as of the lst day of November, 1991.

 PENTZER DEVELOPMENT CORPORATION           CXT INCORPORATED

 By _________________________              By ________________________

    Its _______________________                 Its _______________________

<PAGE>

 STATE OF WASHINGTON
                                               ss.
 County of Spokane

 I certify that I know or have satisfactory evidence that
________________________ is the person who appeared bef re me, and said person
acknowledged that he/she signed
 this instrument, on oath stated that he/she was authorized to execute the
 instrument and acknowledged it as the ________________ of PENTZER DEVELOPMENT
 CORPORATION to be the free and voluntary act of such party for the uses and
 purposes mentioned in the instrument.

 Dated ______________________

Notary Public in and for the State of
Washington, residing at
Spokane,
My commission
expires: _________

 STATE OF WASHINGTON
                                                ss.
 County of Spokane

 I certify that I know or have satisfactory evidence that ___________________is
the person who appeared before me, and said person acknowledged that he/she
signed this
 instrument, on oath stated that he/she was authorized to execute the instrument
 and acknowledged it as the _______________of CXT INCORPORATED to be the free
 and voluntary act, of such parry for the uses and purposes mentioned in the
 instrument.

 Dated __________________

Notary Public in and for the State
of
Washington, residing
at Spokame

My commission expires: ____________

<PAGE>

                                      LEASE

                                     Between

                       SPOKANE INDUSTRIAL PARK, A Division
                       of PENTZER DEVELOPMENT CORPORATION,
                            a Washington corporation,
                                    Landlord,

                                       and

                                CXT, INCORPORATED
                             a Delaware corporation,
                                     Tenant

                          Dated as of November 1, 1991

                               (Lot 18 BSP 88-21)

                                TABLE OF CONTENTS

ARTICLE I                               1
Definitions

ARTICLE 2                               2
Premises Leased

ARTICLE 3                               2
Term

ARTICLE 4                               2
Base Rent

ARTICLE 5                               3
Security Deposit

ARTICLE 6                               3
Use of Premises

ARTICLE 7                               4
Repairs and Maintenance of the Premises

ARTICLE 8                               5
Hazardous Materials

ARTICLE 9                               6
Taxes and Assessments

ARTICLE 10                               7
Utilities

ARTICLE 11.                                8
Common Area Expenses

ARTICLE 12.                                9
All Expenses Other Than Specifically Dealt With, Audit Rights

ARTICLE 13.                                9
Indemnification of Landlord

ARTICLE 14.                               11
Insurance

ARTICLE 15.                              13
Limit on Landlord's Liability

<PAGE>

 ARTICLE 16                                 13
 Defaults and Remedies

 ARTICLE 17.                                 15
 Landlord's Right to Perform Tenant's Covenants

 ARTICLE 18.                                15
 Costs and Attorneys Fees

 ARTICLE 19                                  16
 Interest on Overdue Payments

 ARTICLE 20.                                 16
 No Total Payment Abatement

 ARTICLE 21.                                  16
 Damage to Premises

 ARTICLE 22.                                 17
 Condemnation

 ARTICLE 23.                                   17
 Transfer of Tenant's Interest

 ARTICLE 24.                                    19
 Subordination

 ARTICLE 25.                                   19
 Surrender

 ARTICLE 26.                                  20
 Holding Over

 ARTICLE 27.                                   20
 Quiet Enjoyment

 ARTICLE 28......                               21
 Right of Inspection

 ARTICLE 29.                                   21
 Recording

 ARTICLE 30.                                   21
 Estoppel Certificates

 ARTICLE 31.                                     22
 Nonwaiver

 ARTICLE 32.                                    22
 Authority

 ARTICLE 33.                                     23
 Brokers

 ARTICLE 34. ....................................23
 Notices

 ARTICLE 35. ....................................23
 Construction

 ARTICLE 36.                                     23
 Convenants to Bind and Benefit Respective Parties

 ARTICLE 37.
 Understanding of Parties

 ARTICLE 38  ...................                  24
 Further Documents

 ARTICLE 39 .....................                   24
 Venue

 ARTICLE 40 .....................                    24
 Consultation

<PAGE>

                                      LEASE

          This LEASE (hereinafter referred to as "the lease" or "this lease") is
 made and entered into as of the lst day of November, 1991, by and between
 SPOKANE INDUSTRIAL PARK, a division of PENTZER DEVELOPMENT CORPORATION, . a
 Washington corporation ("Landlord"), and CXT, INCORPORATED, a Delaware
 corporation ("Tenant").

                                   ARTICLE 1.
                                   Definitions

 As used in this lease, the following terms are defined as follows:

          1.1 "Improvements" shall mean all buildings, structures and
 improvements now or hereafter situated, erected or constructed on the Property
 and all personal property, equipment and trade fixtures not capable of being
 removed without permanent damage to real property. Damage shall not be
 considered permanent if it can be, and is, repaired by Tenant as required by
 ARTICLE 25. "Existing Improvements" shall mean all Improvements situated,
 erected or constructed on the Property or any part thereof as of the date
 hereof "New Improvements" shall mean all Improvements situated, erected or
 constructed on the Property after the date hereof.

 1.2      "Premises" shall mean the Property and the Improvements.

          1.3 "Project" shall mean the following-described real property,
 consisting of approximately 8,619,217 gross square feet, of which the Property
 is a part:

 All property located within

 a)       Spokane County Altered Binding Site Plan No. 87-17,
 recorded in Volume 1 of Plats, page 22A, records of
 Spokane County, Washington;

 b)       Spokane County Binding Site Plan No. 88-21, recorded in
 Volume 1 of Plats, page 23, records of Spokane County,
 Washington; and

 C)       Spokane County Binding Site Plan No. 88-22, recorded in
 Volume______      of Plats, page _, records of Spokane
 County, Washington.

                   Landlord and Tenant acknowledge that a portion of the Project
 will not have final binding site plan approval by Spokane County until
 completion of the Infrastructure Improvements described in SC-6 of the Special
 Conditions attached hereto and made a part

<PAGE>

 hereof by this reference. Pending completion of the Infrastructure
 Improvements, the portion of the Project described in Section 1.3(c) of the
 Lease shall be that real property described on Exhibit A attached to and made a
 part of this lease.

          1.4 "Property" shall mean the following-described real property,
 consisting of approximately 147,233 gross square feet, and all easements,
 licenses, privileges, rights and appurtenances related thereto, subject to all
 easements, rights-of-way, restrictions and reservations of record:

     Lot 18, Spokane County Binding Site Plan No. 88-21, recorded in Volume 1 of
Plats, page 23, records of Spokane County, Washington.

          1.5 "Total Payments" shall mean all monetary sums due from Tenant to
 or for the account of Landlord during the term of this lease, including,
 without limitation, all Base Rent and Additional Rent. "Base Rent" shall mean
 all sums payable by Tenant under ARTICLE 4. "Additional Rent" shall mean and
 include every other cost and expense which Tenant shall be obligated to pay
 under any provision of this lease as well as all sums of money paid or advanced
 by Landlord upon Tenant's behalf.

                                   ARTICLE 2.
                                 Premises Leased

          2.1 Landlord hereby leases to Tenant, and Tenant hereby leases from
 Landlord, the Premises, subject to all terms and conditions of this lease.

                                   ARTICLE 3.
                                      Term

     3.1 The term of this lease shall  commence  on November 1, 1991,  and shall
end on March 31, 2003

                                   ARTICLE 4.
                                    Base Rent

          4.1 Tenant shall pay Landlord Base Rent for each calendar month during
 the lease term in accordance with SC-3 of the Special Conditions.

          4.2 Base Rent for each calendar month shall be paid in lawful U.S.
 money, at the address specified in ARTICLE 34 or such other place as Landlord
 may from time to time designate in writing. Base Rent for each calendar month
 shall be paid in advance on the first day of each month and without demand,
 offset or deduction, except as expressly provided in this lease. Base Rent for
 any portion of a calendar month at the beginning of the lease term or at the
 end of the lease term shall be prorated.

<PAGE>

                                   ARTICLE 5.
                                Security Deposit

          5.1 Upon execution of this lease Tenant shall give to Landlord, and
 thereafter within five (5) days after request shall deposit additional funds as
 necessary to maintain with Landlord, a security deposit of waived . Dollars ($
 waived ). The security deposit shall be held by Landlord and any interest
 thereon shall belong to Landlord. If Tenant fails to make the "Total Payments"
 required under this Lease or defaults in performance of its other obligations
 under this Lease, Landlord may use all or part of the security deposit to pay
 any such amounts in default or for payment of any other amount which Landlord
 spends or becomes obligated to spend by reason of Tenant's default, or for the
 payment to Landlord of any other loss or damage which Landlord may suffer by
 reason of Tenant's default. Landlord shall not be required to utilize the
 security deposit prior to declaring a default under the Lease, nor shall the
 security deposit be a limitation on Landlord's damages or other rights under
 this Lease for a payment of liquidated damages or an advance payment of Total
 Payments. If Tenant shall have fully performed all of the promises, covenants,
 terms and conditions of this lease and surrendered the Premises in accordance
 with ARTICLE 25, the security deposit shall be returned to Tenant within thirty
 (30) days after the expiration of this lease.

                                   ARTICLE 6.
                                 Use of Premises

          6.1 The Premises shall be used for office purposes, the manufacture,
 storage and distribution of pavers, concrete railroad ties, other concrete
 products, and associated products, and for no other purpose without the prior
 written consent of Landlord, which consent shall not be unreasonably withheld.
 Landlord's withholding of consent shall not be unreasonable if based upon
 increased risks posed by Tenant's use of hazardous substances.

          6.2 Tenant shall not use or permit the Premises to be used for any
 unlawful purpose and shall use the Premises and Improvements in accordance with
 all laws, rules, regulations, ordinances and requirements now or hereafter in
 effect, including without limitation, any applicable to the generation, use,
 manufacture, treatment, transportation, storage or disposal of hazardous
 substances.

          6.3 No change, alteration or improvement to the Improvements shall be
 undertaken nor shall New Improvements be constructed without Landlord's prior
 consent, which consent shall not be unreasonably withheld; provided, however,
 Tenant shall not be required to obtain such consent for (i) changes,
 alterations, improvements, or construction costing less than Ten Thousand
 Dollars ($10,000.00) which do not affect the roof, exterior building materials,
 any structural component or the primary electrical, plumbing, HVAC or other
 major system of the Improvements. Tenant shall give written notice to Landlord
 of any proposed change, alteration, improvement or construction requiring
 consent prior to making such change, alteration, improvement or construction.
 If a change, alteration, improvement or construction would involve a cost of
 more than Ten Thousand Dollars ($10,000.00) or would affect the roof, exterior
 building materials, any structural component or the primary electrical,
 plumbing, HVAC or other major system of the Improvements, Tenant (a) shall
 provide Landlord with complete

<PAGE>

 plans and specifications therefor along with Tenant's notice, and (b) shall not
 proceed without Landlord's prior written consent, which shall be given or
 denied within fifteen (15) days after receipt of Tenant's notice and complete
 plans and specifications. Landlord shall be deemed to have consented to, and.
 Tenant may proceed with any change, alteration, improvement or construction for
 which Landlord's consent is required, in the absence of any objection from
 Landlord within such fifteen (15) day period. By written -notice to Tenant,
 Landlord may extend the time for granting or withholding consent to any
 proposed change, alteration, improvement or construction for up to a maximum of
 thirty (30) additional days if necessary due to the scope of Tenant's plans.
 All changes, alterations, improvements and construction shall be at Tenant's
 sole cost, free of claims of lien, and shall be performed in a good and
 workmanlike manner and in conformance with applicable building codes and other
 laws, ordinances, rules and regulations.

          6.4 Tenant shall conduct its business and control its employees,
 agents, invitees and visitors in such manner as not to create any unlawful
 nuisance, or unreasonably interfere with, annoy or disturb any other tenant of
 the Project. Tenant shall not do anything which would cause Landlord's
 insurance rates to increase unless Tenant pays the amount of such increase.
 Tenant shall not do anything which is prohibited by insurance policies
 maintained by Landlord or Tenant under this lease or which would cause a
 cancellation of any such policies, unless substitute policies are procured,
 which would permit such activities. Tenant shall pay all excess costs of such
 substitute policies. Landlord shall reasonably cooperate with Tenant and
 insurers in attempting to accommodate Tenant's activities, provided such
 accommodation does not adversely affect Landlord or other tenants of premises
 covered by Landlord's insurance policies.

          6.5 Tenant shall. comply with reasonable rules and regulations
 promulgated from time to time by Landlord with respect to the use of common
 access roads within and otherwise serving the Project, the private water and
 sewer facilities, the appearance and location of signage within the Project,
 and the appearance and regular maintenance of building exteriors and
 landscaping within the Project. Landlord shall use good faith efforts to
 uniformly enforce such rules and regulations; however, Landlord shall have no
 liability for the failure of any other tenant to comply with such rules and
 regulations, or for the conduct of tenants under leases predating the
 promulgation of such rules and regulations.

                                   ARTICLE 7.
                     Repairs and Maintenance of the Premises

     7.1 Throughout the term of this lease, Tenant, at its sole cost, shall keep
the Premises in a habitable,  safe, neat, clean and sanitary  condition,  and in
first class working order and repair, except as expressly set forth otherwise in
this  lease.  Tenant  shall not cause or  permit  waste  damage or injury to the
Premises.

          7.2 Landlord shall, within a reasonable time after written notice from
 Tenant, perform all repairs to the Premises made necessary by casualty or other
 loss insured against by Landlord's insurance policies described in Section 14.
 1; provided, however, Tenant shall be liable for the lesser of (a) the cost of
 such repairs or (b) the deductible under Landlord's insurance policy, up to a
 maximum of One Thousand Dollars ($1,000.00).

<PAGE>

          7.3 Tenant shall make any and all repairs to the Premises, of any kind
 or description whatsoever, made necessary by or arising out of Tenant's use and
 occupancy of the Premises (excepting only (i) repairs to be performed by
 Landlord pursuant to Section 7.2, and (ii) repairs

 made necessary by uninsured catastrophic loss not attributable to Tenant's
 negligence or other fault, including, without limitation, earthquake, flood,
 war and nuclear reaction), structural or nonstructural, interior or exterior,
 including, without limitation, repair or replacement of any glass as may become
 cracked or broken, repair to the roof, floors, walls, sash, pipes, interior
 partitions and doors, ceilings and to the heating, air conditioning and
 refrigeration plants, electrical lighting, fire safety, fire sprinkler and
 plumbing fixtures, and to all other fixtures, equipment and appurtenances
 thereto, and to the irrigation system, parking lots, driveways and other
 exterior Improvements. Any such repairs shall be performed in a good and
 workmanlike manner, and all items shall be replaced with items of similar
 quality and first class condition. Tenant shall make all repairs to the
 Premises required by federal, state, county and city statutes, codes,
 ordinances and regulations. All repairs, other than those covered by Landlord's
 insurance policy described in Section 14. 1, shall be at Tenant's sole cost.
 Work on all repairs which Tenant is obligated to make under this lease shall
 commence promptly after the need therefor becomes known to Tenant, and Tenant
 shall pursue the repair work to completion with due diligence. Except in the
 case of emergency (when notice shall be given as soon as practical), Tenant
 shall notify Landlord in advance of any planned or necessary repairs to the
 roof, exterior building materials or structural components or to the primary
 electrical, plumbing, HVAC or other major system of the Improvements, and
 Landlord shall have the option of performing such repairs at Tenant's cost;
 provided, however, in no event shall Tenant be obligated to pay any costs in
 excess of the lowest fixed price bid received by Tenant from a responsible
 licensed contractor reasonably acceptable to Landlord to perform such repairs.

          7.4 Tenant's obligations arising during the term of this lease under
 this ARTICLE shall survive any termination or expiration of this lease.

                                   ARTICLE 8.
                               Hazardous Materials

          8.1 Tenant shall not, without prior written notice to Landlord, engage
 in or allow the generation, use, manufacture, treatment, transportation,
 storage or disposal of any hazardous substance in, on, under or adjacent to the
 Premises. Prior to taking occupancy of the Premises, Tenant shall provide
 Landlord with a description of any processes or activities involving the use of
 hazardous substances to be conducted by Tenant as well as a description (by
 type and amount) of any- hazardous substances Tenant plans to generate, use,
 manufacture, transport, store or dispose of in connection with its use of the
 Premises. Tenant warrants that such description is and will be true, accurate
 and complete. Tenant shall-notify Landlord prior to any material changes in
 such processes, activities or type and amount of hazardous substances utilized
 by Tenant and in any event, Tenant shall report to Landlord at least once
 yearly regarding any such processes, activities and hazardous substances.
 Tenant shall contemporaneously provide Landlord with copies of all reports,
 listings or other information required by any governmental entity relating to
 any hazardous substances utilized by Tenant, and shall promptly provide any
 other information related to Tenant's utilization of hazardous substances as
 Landlord may reasonably request.

<PAGE>

          8.2 Tenant shall not engage in or allow the unlawful release (from
 underground tanks or otherwise) of any hazardous substance in, on, under or
 adjacent to the Property (including air, surface water and groundwater on, in,
 under or adjacent to the Property). Tenant shall at all times be in compliance
 with all applicable law (and shall cause its employees, agents and contractors
 to be) with respect to the Premises or any hazardous substance and shall handle
 all h:;7n dous substances in compliance with good industry standards and
 practices. As used in this Lease, the term "hazardous substance" shall mean any
 substance, chemical or waste, including any petroleum products or radioactive
 substances, that is now or shall hereafter be listed, defined or regulated as
 hazardous, toxic or dangerous under any applicable laws. As used in this
 ARTICLE, "applicable law" shall mean any federal, state, or local laws,
 ordinances, rules, regulations and requirements (including consent decrees and
 administrative orders) relating to the generation, use, manufacture, treatment,
 transportation, storage or disposal of any hazardous substance now or hereafter
 enacted.

          8.3 Tenant shall promptly notify Landlord, in writing, if Tenant has
 or acquires notice or knowledge that any hazardous substance has been or is
 threatened to be unlawfully released, discharged or disposed of, on, in, under
 or from the Premises. Tenant shall immediately take such action as is necessary
 to detain the spread of and remove, to the satisfaction of Landlord and any
 governmental agency having jurisdiction, any hazardous substances released,
 discharged or disposed of as the result of or in any way connected with the
 conduct of Tenant's business, and which is now or is hereafter determined to be
 unlawful or subject to governmentally imposed remedial requirements. Tenant
 shall immediately notify Landlord and provide copies upon receipt of all
 written complaints, claims, citations, demands, inquiries, reports or notices
 relating to the condition of the Premises or compliance with environmental
 laws. Tenant shall promptly cure and have dismissed with prejudice any such
 actions or proceedings in any way connected to the conduct of Tenant's
 business, to the satisfaction of Landlord, and Tenant shall keep the Premises
 free of any lien imposed pursuant to any environmental law. Landlord shall have
 the right at all reasonable times and from time to time to conduct
 environmental audits of the Premises (including sampling, testing, monitoring
 and accessing environmental records required by applicable law) by a consultant
 of Landlord's choosing, and Tenant shall cooperate with the conduct of these
 audits. If any violation of any applicable law by Tenant or any violation of
 Tenant's obligations under this ARTICLE are discovered, in addition to any
 other right Landlord may have against Tenant, the fees and expenses of such
 consultant shall be borne by the Tenant and shall be paid by Tenant to Landlord
 on demand.

          8.4 Tenant's obligations under this ARTICLE with respect to any
 occurrence during the term of this lease shall survive any termination or
 expiration of this lease.

                                   ARTICLE 9.
                              Taxes and Assessments

          9.1 Tenant shall pay when due any and all taxes, installments of
 general or special assessments (amortized over the longest permissible time),
 levies, license and permit fees and other governmental charges and impositions
 of any kind and nature whatsoever, together with any interest or penalties
 attributable to Tenant's failure to pay the same when due, which at any time
 during the term of this lease may be assessed, levied or become due and payable
 out of or M respect of, or become a lien on the Premises, including, without
 limitation, any sales tax, business and operation tax, excise tax or similar
 tax or imposition imposed upon rent or Landlord's business of leasing property
 within the Project (collectively the "Impositions"); provided, however, Tenant
 shall not be obligated to pay Landlord's net income taxes or any transfer or
 excise tax imposed upon the conveyance of the Premises, or business and
 occupation taxes imposed upon Landlord's business activities other than leasing
 property within the Project.

          9.2 Impositions shall be paid by Tenant to Landlord in one or more
 installments each year during the lease term, in an amount estimated by
 Landlord. If Impositions are billed to Tenant based upon estimates, on or
 before April lst of each year, Landlord shall, but not less than once annually,
 furnish to Tenant a statement of the actual amount of Impositions incurred.
 Within thirty (30) days after receipt of such statement, Tenant shall pay
 Landlord the amount by which the actual Impositions exceed estimated
 Impositions paid by Tenant. If the estimated amount of Impositions paid by
 Tenant exceeds the actual Impositions, such excess shall be credited against
 the next Imposition payment-due from Tenant. Notwithstanding the foregoing
 Landlord may elect to require Tenant to pay all or some Impositions directly to
 the governmental authority levying the same.

          9.3 Tenant may seek a reduction in the assessed valuation of the
 Premises for tax purposes and to contest in good faith by appropriate
 proceedings, at Tenant's expense, the amount or validity of any tax or
 assessment, provided that prior to the date when any penalties or interest may
 be incurred, Tenant shall deposit with the appropriate entity making the tax or
 assessment the sum contested or secure a bond in an amount sufficient to fully
 satisfy the amount of any lien upon the Premises. Any bond posted shall name
 Landlord as a co-obligee and shall be reasonably satisfactory, as to issuer and
 form, to Landlord. Any refund allocable to the term of this lease shall belong
 to Tenant.

          9.4 Tenant's obligations under this ARTICLE with regard to Impositions
 arising during the term of this lease shall survive any termination or
 expiration of this lease.

                                   ARTICLE 10.
                                    Utilities

          10. 1 Tenant shall pay, when due, any and all charges and fees for
 gas, heat, electricity, water, sewer, garbage collection, telephone and all
 other public or private utilities servicing the Premises and shall, upon
 request, provide evidence of such payment. Tenant shall not be entitled to
 terminate this lease or receive an abatement of rent as the result of any
 failure, interruption or discontinuance of any utility service for any reason;
 -provided however, if such interruption or discontinuance which materially
 affects Tenant's occupancy of the Premises results from the negligence of
 Landlord and continues, after notice to Landlord, for a period in excess of
 seven (7) business days, Total Payments shall abate until service is resumed.

          10.2 Rates charged by Landlord to Tenant for utility services owned by
 Landlord (upon execution of this lease, sewer and water) shall be based upon
 consumption and will be the same rates charged to other tenants within the
 Project.

<PAGE>

          10.3 Tenant's obligations under this ARTICLE with regard to utilities
 furnished to the Premises during the term of this lease shall survive any
 termination or expiration of this lease.

                                   ARTICLE 11.
                              Common Area Exl&nses

          11. 1 Tenant shall pay Landlord its proportionate share of all
 reasonable and customary costs (not including depreciation or costs of repairs
 resulting from Landlord's negligence), paid or incurred by Landlord in
 operating and maintaining the common access roadways, sidewalks, pathways,
 landscaped areas and other similar areas or improvements which may be provided
 by Landlord for the common use or benefit of tenants of the Project, (but not
 including common areas specific to a particular building other than the
 Premises), including without limitation, costs of personnel, equipment and
 material for maintenance, repair, replacement, snow removal, striping, signage.
 and other traffic control measures, costs for lighting, insurance, property
 taxes, licenses, permits and fees. Tenant's proportionate share of such
 expenses shall be a fraction, the numerator of which is the area of the
 Property and the denominator of which is the area of the Project (or, if the
 expense is incurred with respect to property not co-extensive with the Project,
 such other fraction as reasonably determined by Landlord). Capital expenses
 shall be amortized over their reasonably expected useful life, as determined by
 Landlord. Common area charges shall not include expenses of initial
 installation of roadways, initial landscaping, management fees or Landlord's
 general administrative expenses for the Project.

          11.2 Common area charges shall be paid by Tenant in one or more
 installments each year during the lease term in an amount estimated by
 Landlord. On or before April 1 of each year, Landlord shall furnish to Tenant a
 statement of the actual amount of Tenant's proportionate share of common area
 expenses for the preceding calendar year. Within thirty (30) days after receipt
 of such statement, Tenant shall pay Landlord the amount by which such expenses
 exceed Landlord's estimates. If Tenant has paid more than the actual amount of
 such expenses, such excess shall be credited against expenses due for the
 ensuing year.

          11.3 The common area shall consist of easements shown on the Binding
 Site Plans of the Project, landscaping easements twenty (20) feet in width
 adjacent to all public and private roadways within the Project, and other
 perimeter easements and necessary rights-of-way for utilities and private
 roadways servicing the Project, for public streets, pathways and "208" drainage
 areas, all as reasonably designated by Landlord, and the private sewer and
 water and systems serving the Project. Landlord shall provide and maintain
 landscaping within the landscaping easement described above. The common areas
 are for the joint benefit of all tenants of the Project and adjacent property
 owned by Landlord, and Landlord reserves the following rights with respect to
 the common areas:

     (a) to establish reasonable rules and regulations for the use of the common
areas;

<PAGE>

          (b) to close all or any portion of the common areas for reasonable
 periods to make repairs and changes, and to change the location, layout or
 shape of the common areas, provided Tenant's access to the Premises is not
 unreasonably impaired;

          (c) to grant access to the common areas to utility providers,
 governmental entities and others to maintain and repair the improvements
 serving the Project and the public;

          (d) to dedicate the common areas to public use.

          11.4 Tenant's obligations under this ARTICLE with regard to common
 area charges arising during the term of this lease shall survive any
 termination or expiration of this lease.

                                   ARTICLE 12.
           All Expenses Other Than Specifically Dealt With, Audit Rights

          12.1 If, during the term of this lease, expenses arise, become due, or
 are incurred by Landlord, relating to or resulting from the Project, the lease
 of the Premises, use of the Improvements and personal property subsequently
 placed upon the Premises or the business conducted by Tenant, which expenses
 are not specifically dealt with in the lease, such expenses shall be allocated
 between Landlord and Tenant in a manner consistent with the allocation of
 expenses specifically dealt with in the lease so that each party receives
 substantially the benefit of the bargain reflected in the lease.

          12.2 Not more than once each calendar year, Tenant shall have the
 right, upon thirty (30) days' prior notice to Landlord, to examine Landlord's
 records for the prior year relating to Impositions (ARTICLE 9), insurance
 (ARTICLE 14) and common area expenses (ARTICLE 11), and to challenge the amount
 of any such charges. The amount of any charges found, by agreement or
 otherwise, to be improper or excessive shall be credited against the next
 installment(s) of Additional Rent due from Tenant.

                                   ARTICLE 13.
                           Indemnification of Landlord

          13.1 Tenant -releases and, subject to the provisions of Section 14.5,
 shall defend, indemnify and hold harmless Landlord, and each of its officers,
 directors, shareholders, employees, agents and representatives, against and
 from all liabilities, obligations, damages, penalties, judgments, claims,
 costs, charges, fees and expenses, including, but not limited to, costs of
 investigation and correction, reasonable architects', attorneys' and
 consultants' fees and costs, which may be imposed upon, incurred by or asserted
 against Landlord or its officers, directors, shareholders, employees, agents
 and representatives by reason of any of the following:

          (a) any act or omission during the term of this lease in, on, about or
 arising out of or in connection with the use, operation, maintenance and
 occupancy of the Premises or any part thereof, whether or not consented to by
 Landlord; by Tenant, or

<PAGE>

 Tenant's agents, contractors, servants or employees (whether inside or outside
 the scope of employment), licensees or invitees, except to the extent caused by
 the negligence or intentional misconduct of Landlord or its agents,
 contractors, subcontractors, servants or employees;

          (b) any accident, injury, casualty, loss, theft or damage whatsoever
 to any person or tangible property occurring in, on, about or arising out of or
 in connection with the use or occupancy by Tenant of the Premises, any common
 area, roadway, alley, basement, pathway, curb, parking area, passageway or
 space under or adjacent thereto arising from any cause or occurrence
 whatsoever, except to the extent caused by the negligence or intentional
 misconduct of Landlord or its agents, contractors, subcontractors, servants or
 employees;

          (c) any failure on the part of Tenant or any of its agents,
 contractors, subcontractors, servants or employees to perform or comply with
 any of the covenants, agreements, terms, provisions, conditions or limitations
 contained in this lease;

          (d) any failure by Tenant to perform or comply with any of the terms
 or provisions contained in this lease or any act performed by Landlord in
 exercise of its rights under ARTICLE 17; or

          (e) any presence, release, migration, discharge, disposal, dumping,
 spilling or leaking (accidental or otherwise), now or hereafter determined to
 be unlawful or subject to governmentally imposed remedial requirements, caused
 by Tenant or in any way connected with Tenant's business, of any hazardous,
 dangerous or toxic substance of any kind (whether or not now or hereafter
 regulated, defined or listed as hazardous, dangerous or toxic by any local,
 state, or federal government) into, onto or under the Property or the air,
 soil, surface water, or groundwater thereof, or the pavement, structures, sewer
 system, fixtures, equipment, tanks, containers or personality at the Property
 or into, onto or under the property of others from the Premises. The foregoing
 indemnity shall apply notwithstanding any provisions of federal, state or local
 law which provides for the exoneration from liability in the event of
 settlement with any governmental. agency, and notwithstanding Landlord's
 consent, knowledge, action or inaction with respect to the act or occurrence
 giving rise to such right of indemnity.

          13.2 In case any action or proceeding is brought against Landlord or
 its officers, directors, shareholders, employees, agents and representatives by
 reason of any claim indemnified under Section 13. 1, Landlord shall promptly
 notify Tenant of such claim and Tenant shall, at Tenant's expense, immediately
 resist or defend-such action or proceeding with counsel approved by Landlord in
 writing, which approval shall not be unreasonably withheld. In connection with
 any such action brought against Landlord by Tenant's employees, Tenant waives
 any immunity, defense or other protection afforded by any worker's
 compensation, industrial insurance or similar laws, with regard to such claim
 or action against Landlord.

          13.3 Tenant waives and releases all claims against Landlord, its
 officers, directors, shareholders, employees, agents and representatives, fcr
 any loss, injury, or damage (including

<PAGE>

 consequential damages), to Tenant's property or business during the term of
 this lease occasioned by theft, act of God, public enemy, injunction, riot,
 strike, insurrection, war, court order, acquisition, order of governmental body
 or authority, earthquake, flood, fire, explosion, falling objects, steam,
 water, rain or snow, leak or by flow of water, rain or snow from the Premises
 or onto the Premises or from the roof, street, subsurface or from any other
 place, or by dampness, or by the breakage, leakage, obstruction or defects of
 the pipes, sprinklers, wires, appliances, plumbing, heating, air conditioning,
 lighting fixtures of the Improvements, or by the construction, repair or
 alteration of the Premises or by any other acts or omissions of any other
 tenant or occupant of the Project, or visitor to the Premises or any third
 party whatsoever, or by any cause beyond Landlord's control.

          13.4 Tenant's obligations under this ARTICLE shall survive any
termination or expiration of this lease.

                                   ARTICLE 14.
                                    Insurance

          14.1 At all times during the term of this lease, Landlord shall carry
 and maintain (a) Special Form property insurance (or its then equivalent in the
 insurance industry) covering the Improvements to their full insurable
 replacement value, subject to a deductible of not less than One Thousand
 Dollars ($1,000.00), (b) rental value insurance in an amount sufficient to
 cover Tenant's Total Payments during any period of rental abatement caused by
 repair or reconstruction of the Improvements, and (c) commercial general
 liability insurance (or its then equivalent in the insurance industry) for the
 Project in such amounts as Landlord determines from time to time in its
 reasonable discretion.

          14.2 Tenant shall reimburse Landlord for the costs of all insurance
 maintained pursuant to Section 14. 1. If Landlord maintains blanket property
 damage policies Tenant shall pay only that portion of policy premiums
 reasonably allocable to the Premises. The cost of Landlord's liability
 insurance shall be allocated in accordance with Section 11. 1. Insurance
 charges shall be paid by Tenant in one or more installments each year during
 the lease term in an amount estimated by Landlord. On or before April I of each
 year, Landlord shall furnish to Tenant a statement of the actual amount of
 insurance costs incurred for the preceding calendar year. Within thirty (30)
 days after receipt of such statement, Tenant shall pay Landlord the amount for
 which actual insurance expenses exceed estimated expenses paid by Tenant. If
 the estimated amounts paid by Tenant exceed the actual insurance expenses, such
 excess shall be credited against the next insurance expense payment due from
 Tenant. Tenant's obligation under this Section shall survive any termination or
 expiration of this lease.

          14.3 Any loss to Tenant's personal property and fixtures or arising
 out of the conduct of or interruption of Tenant's business shall be the sole
 risk of Tenant. Tenant shall, at its sole cost, secure and maintain throughout
 the term of this lease insurance policies with a company or companies
 reasonably acceptable to Landlord and licensed to do business in the State,
 insuring against the following perils:

<PAGE>

          (a) Liability Insurance. (i) Commercial general liability insurance
 (or its then equivalent in the insurance industry) with combined single limits
 of not less than One Million Dollars ($ 1,000,000.00) per occurrence for
 personal injury and property damage. Such policy shall. name Landlord and any
 lender of Landlord as additional insureds; shall contain cross liability
 provisions and shall include but not be limited to coverage for the occurrences
 described in subsections 13. l (a) and (b), and acts of independent contractors
 retained by Tenant, and (ii) auto liability insurance for vehicles owned,
 leased or used by Tenant, and non-owned vehicles used in connection with
 Tenants' business, with liability limits of not less than One Million Dollars
 ($1,000,000.00) per occurrence.

          (b) PropgM Insurance. Special Form property insurance (or its then
 equivalent in the insurance industry) naming Landlord, any lender of Landlord,
 and Tenant as their interests may appear, covering all leasehold improvements
 in, on, or upon the Premises, in an amount not less than the full replacement
 cost without deduction for depreciation. All policy proceeds shall be used for
 the repair or replacement of the property damaged or destroyed; however, if
 this lease ceases under the provisions of ARTICLE 21, Tenant shall be entitled
 to any proceeds equal to the remaining value to Tenant of leasehold
 improvements for which Tenant has paid, and Landlord shall be entitled to all
 other proceeds. Notwithstanding the foregoing sentence, Landlord shall never
 receive less than an amount equal to the reasonable cost of re-constructing
 Improvements substantially identical to those originally delivered to Tenant.

          (c) Other Insurance: Changes in Limits. Such other insurance in such
 amounts as may from time to time be reasonably requested by Landlord against
 other insurable hazards related to the Premises (including, without limitation,
 hazards to the Premises related to Tenant's activities thereon), which at the
 time are customarily insured against by owners or operators of similar types of
 properties and Landlord may require changes in the amounts or limits of the
 insurance to be maintained under this ARTICLE to maintain reasonably equivalent
 coverage due to inflation, changes in Tenant's business operations, changes in
 law or changes in policy terms.

          14.4 Each insurance policy maintained by Tenant shall provide coverage
 on an occurrence rather than a claims-made basis (or if coverage on an
 occurrence basis is or becomes unavailable on commercially reasonable terms,
 Tenant may obtain insurance coverage on a claims-made basis, provided such
 policies are endorsed to provide for an extended reporting period of not less
 than three (3) years) and shall provide that (a) no act, omission or default by
 Tenant shall render the policy void as to Landlord or of Landlord's right to
 recover thereon; and (b) the policy shall not be canceled or modified so as to
 adversely affect Landlord until thirty (30) days after written notice to
 Landlord. On or before commencement of the term hereof and thereafter upon the
 request of Landlord, Tenant shall provide certificates of insurance evidencing
 the required insurance and upon Landlord's request, copies of any required
 policy. All policies shall be written as primary policies, not contributing
 with, and not in excess of coverage which Landlord may carry.

          14.5 Landlord and Tenant each waive any and all rights to recover
 against the other or against the officers, directors, shareholders, employees,
 agents or representatives of the other,

<PAGE>

          14.5 Landlord and Tenant each waive any and all rights to recover
 against the other or against the officers, directors, shareholders, employees,
 agents or representatives of the other, for any loss or damage to such waiving
 party arising from any cause covered by any insurance required to be carried by
 such party pursuant to this ARTICLE or any other insurance actually carried by
 such party; provided, however, Tenant shall remain liable for the lesser of (a)
 the loss incurred by Landlord or (b) the deductible under Landlord's insurance
 policies, up to a maximum of One Thousand Dollars ($1,000.00). Landlord and
 Tenant from time to time shall cause their respective insurers to issue
 appropriate waiver of subrogation rights endorsements to all policies of
 insurance carried in connection with the Premises or the contents of the
 Premises. Tenant agrees to cause all other occupants of the Premises claiming
 by, under, or through Tenant to execute and deliver to Landlord such a waiver
 of claims and to obtain such waiver of subrogation rights endorsements.

          14.6 Landlord, its agents and employees make no representation that
 the limits of liability specified to be carried by Tenant pursuant to this
 ARTICLE are adequate to protect Tenant. If Tenant believes that any of such
 insurance coverage is inadequate, Tenant shall obtain, at Tenant's sole
 expense, such additional insurance coverage as Tenant deems adequate.

                                   ARTICLE 15.
                       Limitation on Landlord's Liability

          15.1 Notwithstanding any other provision of this lease, in the event
 of any actual or alleged default under this lease by Landlord, Landlord's
 liability shall be limited to Landlord's interest in the Project. Neither
 Landlord nor any officer, director, shareholder, agent or representative of
 Landlord shall have any personal liability for the breach of any obligations
 under this lease.

          15.2 If Landlord, or any subsequent owner of the Premises, transfers
 the Premises, its liability for the performance of its agreements under this
 lease shall end with respect to obligations arising after the date of the
 transfer of the Premises, and the Tenant shall thereafter look solely to the
 transferee of the Premises for the performance of those agreements. Tenant
 shall attorn to any transferee of the Premises.

                                   ARTICLE 16.
                              Defaults and Remedies

          16.1 Landlord shall be entitled to exercise any of the rights and
 remedies provided for in this lease (and/or by applicable law) if any one or
 more of the following "Events of Default" shall occur:

     (a) if Base Rent is not paid when due and remains  unpaid for ten (10) days
after written notice; or

     (b) if any  Additional  Rent or any other sum payable by Tenant is not paid
within twenty (20) days after written notice from Landlord to Tenant; or

<PAGE>

          (c) if default shall be made by Tenant in the prompt and full
 performance or compliance with any of the promises, provisions, terms,
 covenants or conditions in this lease other than those referred to in
 subsections (a) and (b) of this Section, and any such default is not fully
 cured within thirty (30) days after written notice from Landlord to Tenant, or
 if such default may not be reasonably cured within such 30-day period, if
 Tenant does not commence to cure within such 30-day period and thereafter
 diligently pursue such cure to completion.

          16.2 Upon the occurrence of any Event of Default, Landlord may, at its
 discretion, apply the security deposit referred to in ARTICLE 5 against any
 amounts due from Tenant; take any action permitted under ARTICLE 17; and
 exercise any or all rights or remedies allowed under this lease or by law or
 equity, including without limitation, the following:

          (a) Landlord may terminate this lease in accordance with the laws of
 the State of Washington, whereupon Tenant shall quit and peacefully surrender
 the Premises. Upon termination, Landlord may re-enter the Premises and take
 possession thereof, remove all parties in possession therefrom, and Tenant
 shall have no further claim or demand whatsoever thereon or hereunder.
 Landlord, without terminating this lease, may re-enter the Premises without
 liability for trespass, remove by summary proceedings, ejectment, replevin,
 unlawful detainer, lien foreclosure, or otherwise, all persons and personal
 property from the Premises and may have, hold, and enjoy the Premises and have
 the right to receive all rental income of and from the same. No act by Landlord
 shall terminate this lease unless Landlord notifies Tenant in writing that
 Landlord elects to terminate this lease. Upon any re-entry, Landlord may relet
 the Premises or any part thereof for such term or terms (which may be greater
 or less than the period which would otherwise have constituted the balance of
 the term of this lease) and on such conditions as Landlord, in its reasonable
 discretion, may determine and may collect and receive the rents thereto. If
 Tenant abandons the Premises, Landlord shall in no way be responsible or liable
 if the Premises or any part thereof are not relet, or for any inability to
 collect any rent due upon any such reletting. Tenant assumes full
 responsibility for mitigating damages upon abandonment of the Premises and
 waives any defense or claim based on Landlord's failure to mitigate damages
 except as set forth in Section 23.6. No re-entry by Landlord, if the lease has
 not been terminated, shall excuse or relieve Tenant of its liability and
 obligations under this lease, and Tenant, until the end of the term of this
 lease, shall be liable to Landlord for and shall pay to Landlord the amount of
 Total Payments which are due and payable under this lease by Tenant, less the
 proceeds realized by Landlord from any reletting. Tenant shall pay such
 deficiency to Landlord on the first day of each month for which rent would have
 been paid under this lease, and Landlord shall be entitled to recover from
 Tenant each monthly deficiency. In addition, Tenant shall pay upon demand all
 of Landlord's reasonable expenses whatsoever reasonably incurred in connection
 with any reletting, including, without limitation, all repossession costs,
 brokerage and management commissions or fees, all operating expenses,
 accounting expenses, attorneys' fees, reasonable costs incurred in making
 alterations to the Improvements and removal, storage or disposition of personal
 property on the Premises, and any expenses of advertising and preparation for
 reletting and any reasonable concessions granted in connection with such
 reletting. Any sums received by Landlord upon a reletting of the Premises in
 excess of the Total Payments reserved herein shall be the sole property of
 Landlord; or

          (b) Landlord may accelerate all of the Total Payments reserved for the
 remaining balance of the term of this lease. Upon such acceleration, all of the
 Total Payments reserved herein for the entire term shall immediately become due
 and payable, discounted to their then present value using a discount rate equal
 to the prime rate as of the date of the Event of Default, less the reasonable
 rental value of the Premises for the remainder of the lease term, also
 discounted to present value at the prime rate. The "prime rate" shall mean the
 interest rate per annum announced by Seattle-First National Bank (or its
 successor) from time to time as its prime lending rate to its most creditworthy
 commercial customers. Tenant shall pay, upon demand, such accelerated amount
 plus an amount equal to the total of all of Landlord's reasonable costs
 resulting from Tenant's default including, without limitation, costs of curing
 any breach by Tenant of the terms of this Lease (other than failure to pay
 Total Payments), repossession of the Premises, operating and administrative
 expenses until the Premises may be relet, attorney's fees, costs of removal,
 storage or disposition of personal property on the Premises, and the
 unauthorized cost of any leasehold improvements or concessions granted in
 connection with this Lease, plus interest thereon at the prime rate from the
 date incurred until the date paid.

                                   ARTICLE 17.
                 Landlord's Right to Perform Tenant's Covenants

          17.1 If Tenant shall at any time fail to make any payment or perform
 any act required under this lease, then Landlord, after ten (10) days' notice
 to Tenant in the case of monetary defaults (other than the payment of Base
 Rent) or thirty (30) days' notice in the case of a nonmonetary default, or
 immediately without notice in the case of emergency, and without waiving or
 releasing Tenant from any obligation of Tenant contained in this lease or from
 any default by Tenant and without waiving Landlord's right to take other action
 permissible under this lease, may (but shall be under no obligation to) make
 such payment or perform any other act required to be made, performed or
 complied with by Tenant hereunder.

          17.2 Landlord may enter the Premises for any purpose under Section
 17.1 and take all such action thereon as may be necessary without incurring any
 liability for trespass and without terminating Tenant's tenancy or interfering
 with Tenant's quiet enjoyment of the Premises. Any sums paid by Landlord and
 all costs and expenses reasonably incurred by Landlord (including reasonable
 attorneys' fees), in connection with the performance of any act, together with
 interest thereon at the rate set forth in ARTICLE 19, from the date of such
 payment or incurrence by Landlord shall be paid by Tenant to Landlord upon
 demand.

                                   ARTICLE 18.
                            Costs and Attorneys' Fees

          18.1 In the event of any breach, default, delinquency or violation by
 either party or any dispute involving the interpretation of this lease, the
 non-prevailing party shall be responsible

<PAGE>

 for and shall pay any and all reasonable attorneys' fees and costs, or expenses
 incurred by the other party by reason of such breach, default, delinquency,
 violation or dispute, whether or not a legal action is filed, including those,
 if any, on appeal.

                                   ARTICLE 19.
                          Interest on Overdue Payments

          19.1 Any component of Total Payments payable by Tenant under the terms
 of this lease, which Tenant does not pay when due, shall bear interest in favor
 of Landlord from the due date at the rate of eighteen percent (18 %) per annum,
 compounded monthly, or such lesser rate as may be the maximum allowed by law.

          19.2 Any late or partial payments, if accepted by Landlord, may, at
 Landlord's option, be applied first to interest, then to Additional Rent, and
 finally to Base Rent.

                                   ARTICLE 20.
                           No Total Payments Abatement

          20.1 Except as otherwise expressly provided for in this lease, no
 abatement, diminution, setoff, counterclaim or reduction of Total Payments or
 charges due Landlord shall be claimed by or allowed to Tenant.

                                   ARTICLE 21.
                               Damage to Premises

          21.1 If the Improvements are damaged or destroyed by reason of fire or
 any other cause, Tenant shall immediately notify Landlord. If the loss results
 from a casualty covered by Landlord's insurance, provided Tenant is not in
 default, Landlord shall apply the net proceeds of any fire or other casualty
 insurance paid to Landlord (or to a trustee or depository at the request of the
 holder of Landlord's mortgage), to repair or rebuild the Improvements. Provided
 Tenant is not in default, if the loss results from a casualty not insured
 against by Landlord's insurance and not attributable to Tenant's negligence or
 other fault and the estimated costs of repair do not exceed fifty percent (50%)
 of the sum of Base Rent due for the remainder of the lease term, Landlord shall
 repair or rebuild the Improvements, in each case so as to make the Improvements
 at least equal in value to the Improvements existing immediately prior to the
 occurrence and as nearly similar in character as is practicable and reasonable,
 subject to any applicable building regulations. Landlord shall prosecute the
 repairs or rebuilding to completion with diligence; subject, however, to
 strikes, lockouts, acts of God, embargoes, governmental restrictions, and other
 causes beyond Landlord's reasonable control.

          21.2 If (a) at any time during the last two (2) years of the term of
 this lease the Improvements are damaged by fire or other insured casualty so
 that the cost of restoration exceeds twenty-five percent (25 %) of the
 replacement value of the Improvements (exclusive of foundations) immediately
 prior to the damage or (b) in Landlord's reasonable judgment, repair or
 restoration after any insured casualty cannot be completed by one (1) year
 prior to the end of the lease term or (c) a loss exceeding fifty percent (50%)
 of the sum of Base Rent due for the

<PAGE>

 remainder of the lease term results from a casualty not insured against by
 Landlord's insurance, then Landlord may, within thirty (30) days after such
 damage, give notice of its election to terminate this lease and, subject to the
 provisions of this section, this lease shall cease on the tenth (10th) day
 after the delivery of that notice. Total Payments shall be apportioned and paid
 to the time of damage.

          21.3 Total Payments shall be abated on a pro rata basis from the date
 of the damage until the date of the completion of such repairs, based on the
 proportion of the Premises that Tenant is unable to use during the repair
 period. If any casualty not covered by rental value insurance is the result of
 the willful conduct or negligent act or omission of Tenant, its agents,
 contractors, employees, or invitees, Total Payments shall not be abated. Tenant
 shall have no right to terminate this lease on account of any damage to the
 Premises, or the Project, except as set forth in this lease.

                                   ARTICLE 22.
                                  Condemnation

          22.1 In the event the Premises or any part thereof shall be condemned
 and taken for a public or quasi-public use, the leasehold estate and interest
 of Tenant in the Premises or the part thereof so taken shall forthwith cease
 and terminate as of the date of final award. In the event of a partial taking,
 the lease shall remain in full force as to any portion of the Premises not
 taken, and Tenant's obligation to pay Base Rent and Additional Rent herein
 reserved shall be equitably reduced or abated in proportion to the value of the
 portion of the Premises which is lost on account of any partial taking. Rent
 shall not be abated if the taking does not unreasonably affect Tenant's use of
 the Premises. Notwithstanding the foregoing, in the event any part of the
 Premises is taken which would render the remainder thereof unusable, Tenant may
 elect to terminate this lease and all obligations of either party hereunder
 accruing from and after the date of such partial taking.

          22.2 Landlord reserves all rights to damages awarded for any partial
 or total taking, and Tenant hereby assigns to Landlord any right Tenant may
 have to such damages or award except for moving expenses, Tenant's personal
 property or damage to or interference with Tenant's business, but only to the
 extent awarded separately and not out of or as a part of the damages
 recoverable by Landlord.

                                   ARTICLE 23.
                          Transfer of Tenant's Interest

 23.1 Tenant shall not:

          (a) transfer all or any portion of this lease or any of its leasehold
 interest in the Premises, without the prior written consent of Landlord, which
 may not be unreasonably withheld;

     (b) mortgage, pledge, hypothecate or otherwise create or grant any security
interest in Tenant's  leasehold  interest (or any part  thereof) in the Premises
without the

<PAGE>

 prior written consent of Landlord, which may not be unreasonably withheld or
 delayed, and, subject to Tenant's right to contest in a manner similar to that
 provided in Section 9.3 for Impositions, Tenant shall not voluntarily or
 involuntarily suffer or permit to be placed or enforced against the Premises
 any lien, claim, demand or encumbrance of any type or nature whatsoever.

          23.2 Any request by Tenant for Landlord's consent to a transfer shall
 be accompanied by information related to the proposed transferee's financial
 position and proposed use of the property, and any other information Landlord
 may reasonably request in order to evaluate the proposed transfer. Landlord's
 consent to a transfer shall not be effective until Landlord has received the
 written agreement of the transferee to assume and perform all of the
 obligations of Tenant for the payment of Total Payments and the performance of
 all the terms, covenants, conditions and provisions contained in this lease.
 Any consent by Landlord to any single transfer shall not release Tenant from
 any obligations under this lease and such consent shall only apply to the
 specific transaction thereby authorized and shall not be construed as a waiver
 of the duty to obtain Landlord's consent to any subsequent transfer.

          23.3 Tenant shall reimburse Landlord for any costs reasonably incurred
 in connection with any proposed transfer or creation of a security interest,
 including, without limitation, legal fees and costs of investigating the
 acceptability of the proposed transferee or security interest and preparation
 or review of necessary documentation.

          23.4 Any violation of the terms of this ARTICLE without Landlord's
 prior written consent shall, at Landlord's option, be absolutely null and void.

          23.5 Landlord's failure to detect or to protest an apparent or actual
 default of this ARTICLE shall not constitute a waiver or estoppel thereof. The
 acceptance of any rent by Landlord from a proposed transferee shall not
 constitute consent by Landlord to any transfer or recognition of any transferee
 or a waiver by Landlord of any failure of Tenant to comply with this ARTICLE.

          23.6 If Tenant believes that Landlord has unreasonably withheld
 consent to any transfer or creation of a security interest, Tenant's sole
 remedies shall be to (a) seek a declaratory judgment that Landlord has
 unreasonably withheld consent or (b) seek specific performance or an injunction
 requiring Landlord to give consent.

          23.7 Landlord's withholding of consent to a proposed transfer shall
 not be unreasonable if Landlord determines, in the exercise of Landlord's
 reasonable discretion, that (a) the proposed transferee is financially unable
 to fulfill its obligations under the lease; (b) the proposed transferee (or the
 principals thereof) has a substantial history of defaults under prior leases or
 other agreements; (c) the proposed transferee's use of the Premises would be
 incompatible with other uses within the Project or would pose substantial risks
 of pollution, casualty loss, property damage or personal injury; or (d) would
 otherwise substantially increase Landlord's risk or expense in connection with
 this Lease.

<PAGE>

          23.8 For the purpose of this ARTICLE, "transfer" shall include any
 voluntary or involuntary sale, assignment, sublease, gift, conveyance,
 disposition or parting with any or all of Tenant's rights, duties or interests
 herein. Subject to the requirements of Section 23.2 relating to information and
 documents to be provided by Tenant, and Landlord's right to object and withhold
 consent on the grounds set forth in Section 23.7, Tenant may assign all or part
 of this lease, or sublease all or a part of the Premises, to:

          (a) any corporation or entity that has the power to direct Tenant's
 management and operation, or any corporation or entity whose management and
 operation is controlled by Tenant; or,

     (b) any corporation or entity a majority of whose voting stock or ownership
interest is owned by Tenant; or

          (c) any corporation or entity in which or with which Tenant or its
 successors or assigns is merged or consolidated, in accordance with applicable
 statutory provisions for merger or consolidation of corporations or other
 entities, so long as the liabilities of the corporations or entities
 participating in such merger or consolidation are assumed by the corporation or
 entity surviving such merger or created by such consolidation; or

     (d) any  corporation  or entity  acquiring  this  lease  and a  substantial
portion of Tenant's assets.

                                   ARTICLE 24.
                                  Subordination

          24.1 At Landlord's request, this lease shall be subordinated to any
 mortgages, deeds of trust and other encumbrances arising through Landlord and
 affecting the Premises, provided the mortgagee or beneficiary thereof agrees
 not to disturb Tenant's possession so long as Tenant is not in default under
 this lease. Tenant shall sign and deliver any reasonable documents required to
 evidence such subordination, within twenty (20) days of Landlord's request.

                                   ARTICLE 25.
                                    Surrender

          25.1 At the expiration of the lease term or upon any earlier
 termination of this lease, Tenant shall immediately:

          (a) deliver to Landlord free and clear title to the Improvements
 (excepting only Tenant's personal property, equipment and trade fixtures which
 can be, and are, removed by Tenant without permanent damage to the Premises)
 without any payment to Tenant or allowance of any kind whatsoever by Landlord;
 provided that nothing herein shall require Tenant to satisfy any obligations
 arising through Landlord. Landlord may examine condition of title at Tenant's
 cost to assure itself that the title offered is in conformity with the terms of
 this lease; and

<PAGE>

          (b) restore the Premises to their condition at the commencement of the
 lease, and repair any damage caused by removal of Tenant's personal property,
 equipment or trade fixtures, or Tenant's occupancy of the Premises, and quit,
 surrender and return possession of the Premises to Landlord in a neat, clean,
 and sanitary condition, and in good working order, reasonable wear and tear and
 casualty loss excepted, and shall deliver to Landlord all information documents
 and tangible items necessary or convenient to the operation of the Premises,
 including, without limitation, any keys, combinations to locks and access
 systems, manuals and instruction booklets, warranties, receipts, bills,
 invoices, statements, licenses, and permits, building plans and specifications,
 contracts and other documents.

          25.2 Any personal property remaining on the Premises after the
 expiration of the lease term may, at Landlord's option, be deemed abandoned by
 Tenant and Tenant releases Landlord from all claims and liability in connection
 with such personal property. Upon expiration, or if the lease is terminated
 prior to its normal expiration, Landlord shall have the right, but not the
 obligation, to remove all of Tenant's personal property from the Premises and
 place the same in a public warehouse at Tenant's expense and risk. Landlord
 shall have the right, but not the obligation, to sell such stored property if
 it has not been claimed, and all charges for removal, packing, transport and
 storage paid by Tenant within thirty (30) days, and the proceeds of sale shall
 be applied first to the costs of sale, second to the costs of removal, packing,
 transport and storage, third to the payment of any other sums due Landlord from
 Tenant, and the balance, if any, shall be paid to Tenant.

                                   ARTICLE 26.
                                  Holding Over

          26.1 This lease shall terminate without further notice upon the
 expiration of the lease term as described in ARTICLE 3 or upon any earlier
 termination of this lease. If Tenant holds over with the written consent of
 Landlord, such action shall not constitute a renewal of this lease or any
 extension thereof, but such tenancy shall be on a month-to-month basis, which
 tenancy may be terminated as provided by the laws of the State of Washington.
 During such period, Tenant shall pay to Landlord on the first day of each month
 Base Rent equal to one-twelfth (1/12) the Total Payments payable by Tenant
 during the prior calendar year multiplied by one hundred twenty-five percent
 (125%) (plus all Additional Rent provided for in this Lease), and Tenant shall
 continue to be bound by all of the promises, provisions, conditions and
 covenants herein set forth, so far as the same may be applicable.

                                   ARTICLE 27.
                                 Quiet Enjoyment

          27.1 Landlord hereby covenants that if Tenant is not in default in the
 payment of any monetary obligations or in the performance or observance of any
 of its other obligations under this lease, Tenant shall be free from Landlord's
 interference in the enjoyment of sole and exclusive use, occupancy and
 possession of the Premises; subject, however, to the exceptions, reservations
 and conditions of this lease.

<PAGE>

                                   ARTICLE 28.
                               Right of Inspection

          28.1 Landlord and its representatives shall be authorized to enter the
 Premises upon notice (or at any time without notice in the event of emergency)
 for the purposes of determining whether or not an Event of Default has
 occurred; exhibiting the Premises to lenders, prospective purchasers and
 tenants; making any necessary repairs to the Premises and performing any work
 therein and for any other lawful purpose. Landlord shall not be liable for
 inconvenience, annoyance, disturbance, loss of business or other damage to
 Tenant or any other party by reason of such entrance or the making of such
 repairs or the performance of any such work, or on account of bringing
 materials, tools, supplies and equipment onto the Premises. In order to
 preserve the security of Tenant's proprietary information, Tenant may accompany
 Landlord on any inspection and may impose reasonable restrictions to prevent
 unauthorized access to such proprietary information. Landlord shall not
 disclose or use any confidential or proprietary information of Tenant learned,
 observed or otherwise obtained by Landlord or its employees or agents in its
 exercise of rights under this lease.

                                   ARTICLE 29.
                                    Recording

     29.1 This lease shall not be recorded.  On the request of either  party,  a
memorandum of this lease may be recorded.

                                   ARTICLE 30.
                              Estoppel Certificates

          30.1 Tenant shall, without charge to Landlord, at any time and from
 time to time, within ten (10) days after request, certify by written
 instrument, duly executed, acknowledged and delivered, to Landlord or any other
 person, firm or corporation specified by Landlord:

          (a) that this lease is unmodified and in full force and effect or, if
 there have been any modifications, that the same is in full force and effect as
 modified and stating the modifications or, indicating that this lease is not in
 full force and effect if appropriate and stating the reason why;

          (b) that any existing Improvements required by the terms of this lease
 to be completed by Landlord have been completed to the satisfaction of Tenant
 or specifying any Improvements which require correction by Landlord;

          (c) whether or not there are then existing any set-offs or defense
 against the enforcement of any of the agreements, terms, covenants or
 conditions of this lease and any modifications thereto upon the part of the
 certifying party to be performed or complied with and, if so, specifying the
 same;

<PAGE>

          (d) the amount of monthly Base Rent and Additional Rent then due under
 this lease, the dates, if any, to which any portion of the Base Rent and
 Additional Rent due hereunder have been paid in advance;

 (e)     the amount of security deposit held by Landlord;

          (f) the date of expiration of the current term and whether Tenant has
 rights to extend the term (and the term of such extensions) or to purchase the
 Premises or to lease additional property, if any; and

 (g)     any other information reasonably requested.

          30.2 Tenant's failure to deliver a certificate within the time
 specified shall be an Event of Default under ARTICLE 16 and shall conclusively
 be deemed Tenant's approval of the statements set forth in the certificate
 presented to Tenant, and may be relied upon as such by Landlord or any third
 party.

                                  ARTICLE 3 1.
                                    Nonwaiver

          31.1 No waiver by Landlord or Tenant of any default by the other party
 or of any circumstances permitting Landlord or Tenant to terminate this lease
 shall be implied or inferred and no written waiver shall constitute a waiver of
 any other circumstance permitting such termination, and no failure or delay on
 the part of Landlord or Tenant to exercise any right it may have by the terms
 hereof or by law upon the occurrence of an Event of Default shall operate as a
 waiver of that or any other Event of Default, nor as a modification of this
 lease. The subsequent acceptance of any payment or performance pursuant to this
 lease shall not constitute a waiver of any prior default by Tenant other than
 the default of the particular payment or the performance so accepted. The
 consent or approval to or of any act by Tenant requiring Landlord's consent or
 approval shall not be deemed to waive or render unnecessary Landlord's consent
 or approval to or of any subsequent similar acts by Tenant. No payment by
 Tenant or receipt by Landlord of a lesser amount than the Total Payments due
 shall be deemed to be other than on account, nor shall any endorsement or
 statement on any check or letter accompanying any check or payment as rent be
 deemed an accord and satisfaction or a waiver of any other or additional amount
 owed.

                                   ARTICLE 32.
                                    Authority

          32.1 Landlord and Tenant or each person signing this lease on behalf
 of Landlord and Tenant, warrants that he or she is authorized to execute this
 lease.

 32.2 If Tenant or Landlord is not a natural person, then such party wan-ants
that:

     (a) such party is duly organized, validly existing and qualified to conduct
business in the State of Washington;

<PAGE>

          (b) that the lease was duly authorized, executed and delivered by such
 party and is the binding obligation of such party, in accordance with its
 terms.

                                   ARTICLE 33.
                                     Brokers

          33.1 Tenant and Landlord, respectively, represent that they have not
 dealt with any broker or finder with respect to the Premises or this lease
 other than Kiemle & Hagood, whose fee shall be paid by Landlord. Tenant and
 Landlord shall indemnify the other and the other's agents and representatives,
 and hold them harmless from any claims for fees or commissions by parties
 (including, without limitation, all attorneys' fees and costs of defending any
 alleged claim) arising out of the acts of the indemnifying party or its agents
 or employees.

                                   ARTICLE 34.
                                     Notices

          34.1 Any notices, demands, requests, consents, objections or other
 communications required to be given or which may be given under or by the terms
 and provisions of this lease or pursuant to law or otherwise shall be in
 writing and delivered or mailed to the address set forth below each party's
 signature on this lease or at such other place as either Landlord or Tenant may
 hereafter designate in writing and shall be deemed given three (3) days after
 deposit in the United States mail, certified or registered, return receipt
 requested, postage prepaid, addressed to the party entitled to receive the
 notice, or upon receipt when hand delivered.

                                   ARTICLE 35.
                                  Construction

          35.1 This lease shall be construed in accordance with the laws of the
 State of Washington. The table of contents, article headings and captions are
 for convenience only and shall not be considered in any construction or
 interpretation of this lease. If any ambiguity exists, the provision in
 question shall not be construed or interpreted for or against Landlord or
 Tenant by reason of any rule of construction. If any term, provision, Section,
 ARTICLE or sentence in this lease or portion thereof shall, to any extent,
 become invalid or unenforceable either by operation. of law, statute, or by
 court decree, the remainder of said term, provision, Section, ARTICLE or
 sentence as well as the remainder of this lease shall not be affected thereby,
 and each term, provision, Section, ARTICLE, sentence or portion thereof as well
 as the remainder of this lease shall be valid and shall be enforceable to the
 fullest extent permitted by law.

                                  ARTICLE 36. -
                Covenants to Bind and Benefit ReMggtLive Parties

          36.1 All of the promises, terms, covenants, provisions and conditions
 set forth in this lease shall inure to the benefit of and shall be binding on,
 the heirs, personal representatives, trustees, receivers, permitted assignees
 and permitted transferees of the parties named herein.

<PAGE>

                                   ARTICLE 37.
                          Sole Understanding of Parties

          37.1 This lease contains the entire understanding between the parties
 with respect to its subject matter, the promises, duties, terms, covenants,
 conditions and all other aspects of the relationship between Landlord and
 Tenant, and here are no verbal agreements, representations, warranties, or
 other understandings affecting the Property or its use or development that have
 not been reduced in writing in this lease. No change in this lease in any
 manner whatsoever shall be valid unless in writing and signed by both parties.

                                   ARTICLE 38.
                                Further Documents

      38.1 Landlord and Tenant shall, whenever and as often as it shall be
 reasonably requested to do so by the other, execute, acknowledge and deliver or
 cause to be executed, acknowledged or delivered any and all such further
 confirmations, instruments and documents and take any and all actions as may be
 reasonably helpful, necessary, expedient or proper, in order to evidence or
 complete any and all transactions or to accomplish any and all matters provided
 for in this lease.

                                   ARTICLE 39.
                                      Venue

          Venue in any action arising out of this lease shall be laid in the
 Superior Court of Spokane County, Washington.

                                   ARTICLE 40.
                                  Consultation

          Tenant acknowledges that it has consulted or has had ample opportunity
 to consult with an attorney concerning the content of this lease. Tenant
 represents that it has read and understands the terms and conditions set forth
 in this lease.

 EXECUTED as of the date first set forth above.

 LANDLORD:                                   TENANT:
 SPOKANE INDUSTRIAL PARK, a                  CXT, INCORPORATED,
 Division of PENTZER DEVELOPMENT             a Delaware corporation
 CORPORATION, a Washington corporation

 BY ________________________                 BY _____________________
   its                                       its
 Address: North 3808 Sullivan Road           Address: North 2420 Sullivan Road
 Spokane, Washington 99216                     Spokane, WA99216

 STATE OF WASHINGTON
                                             :ss.
 County of Spokane

 I certify that I know or have satisfactory evidence that ____________________

 is the person who appeared before me, and said person acknowledged that he
 signed this instrument and that he was authorized to execute the instrument and
 acknowledged it as the ____________________of SPOKANE INDUSTRIAL PARK, a
 division of PENTZER DEVELPMENT CORPORATION, a Washington corporation, to be the
 free and voluntary act of such party for the uses and purposes mentioned in the
 instrument.

Dated _____________________

----------------------------
Notary Public in and for the
State
of Washington, residing at
Spokane
My commission expires:
------------

 STATE OF WASHINGTON
                                             :ss.
 County of Spokane

          I certify that I know or have satisfactory evidence that is the person
 who appeared before me, and said person acknowledged that he signed this
 instrument, on oath stated that he was authorized to execute the instrument and
 acknowledged it as the ________________ of CXT, INCORPORATED, a Delaware
 corporation, to be the free and voluntary act of such party for the uses and
 purposes mentioned in the instrument.

Dated _____________________

----------------------------
Notary Public in and for the
State
of Washington, residing at
Spokane
My commission expires:
------------

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