Document:

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                                                                   EXHIBIT 10.19
                                  OFFICE LEASE

                               ONE RESEARCH DRIVE

                           WESTBOROUGH, MASSACHUSETTS

                                     BETWEEN

                       FLANDERS WESTBOROUGH DELAWARE, INC.

                                       AND

                   PURCHASESOFT, INC., A DELAWARE CORPORATION

         PREMISES:   SUITE B100

         DATED:      APRIL 3, 2000

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                                TABLE OF CONTENTS
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                                                                                                   PAGE
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ARTICLE 1:  BASIC PROVISIONS.........................................................................1

ARTICLE 2:  PREMISES AND CONDITION...................................................................3

ARTICLE 3:  TERM AND COMMENCEMENT....................................................................3

ARTICLE 4:  BASE RENT AND ADDITIONAL RENT............................................................4

ARTICLE 5:  QUIET ENJOYMENT..........................................................................7

ARTICLE 6:  UTILITIES AND SERVICES...................................................................7

ARTICLE 7:  USE, COMPLIANCE WITH LAWS, AND RULES.....................................................9

ARTICLE 8:  MAINTENANCE AND REPAIRS..................................................................10

ARTICLE 9:  ALTERATIONS AND LIENS....................................................................11

ARTICLE 10:  INSURANCE AND WAIVER OF CLAIMS..........................................................13

ARTICLE 11:  CASUALTY DAMAGE.........................................................................14

ARTICLE 12:  CONDEMNATION............................................................................15

ARTICLE 13:  ASSIGNMENT AND SUBLETTING...............................................................16

ARTICLE 14:  PERSONAL PROPERTY, RENT AND OTHER TAXES.................................................18

ARTICLE 15:  LANDLORD'S REMEDIES.....................................................................19

ARTICLE 16:  SECURITY DEPOSIT........................................................................26

ARTICLE 17:  ATTORNEYS' FEES, JURY TRIAL, COUNTERCLAIMS
             AND VENUE...............................................................................26

ARTICLE 18:  SUBORDINATION, ATTORNMENT AND LENDER
             PROTECTION..............................................................................27

ARTICLE 19:  ESTOPPEL CERTIFICATES...................................................................28

ARTICLE 20:  RIGHTS RESERVED BY LANDLORD.............................................................28

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ARTICLE 21:  LANDLORD'S RIGHT TO CURE................................................................30

ARTICLE 22:  INDEMNIFICATION.........................................................................30

ARTICLE 23:  RETURN OF POSSESSION....................................................................31

ARTICLE 24:  HOLDING OVER............................................................................31

ARTICLE 25:  NOTICES.................................................................................32

ARTICLE 26:  REAL ESTATE BROKERS.....................................................................32

ARTICLE 27:  NO WAIVER...............................................................................32

ARTICLE 28:  SAFETY AND SECURITY DEVICES, SERVICES
             AND PROGRAMS............................................................................33

ARTICLE 29:  TELECOMMUNICATION LINES.................................................................33

ARTICLE 30:  HAZARDOUS MATERIALS.....................................................................34

ARTICLE 31:  DISABILITIES ACTS.......................................................................36

ARTICLE 32:  DEFINITIONS.............................................................................37

ARTICLE 33:  OFFER...................................................................................41

ARTICLE 34:  MISCELLANEOUS...........................................................................41

ARTICLE 35:  ENTIRE AGREEMENT........................................................................43

ARTICLE 36:  LANDLORD'S CONTRIBUTION
    Rider 2 - 1

EXHIBITS/RIDERS           Listed in Article 1.M

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                                  OFFICE LEASE

         THIS OFFICE LEASE ("Lease") is made and entered into as of the 3rd day
of April, 2000, by and between FLANDERS WESTBOROUGH DELAWARE, INC.
("Landlord"), a Delaware corporation, and ("Tenant"), a PURCHASESOFT, INC., a
Delaware corporation.

                                   WITNESSETH:

                           ARTICLE 1: BASIC PROVISIONS

         This Article contains the basic lease provisions between Landlord and
Tenant.

A.  BUILDING:              One Research Drive, Westborough, Massachusetts 01581
                           (the "Property", as further described in Article 32).

B.  PREMISES:              An area on the first (1st) floor of the "B" Wing of
                           the Building as outlined or cross-hatched on Exhibit
                           A hereto.

C.  COMMENCEMENT DATE:     The date that this Lease is executed by Tenant and
                           delivered to Landlord.

D.  EXPIRATION DATE:       Seven (7) years after the Rent Commencement Date, as
                           hereinafter defined.

E.  RENTABLE AREA:         The rentable area of the Premises shall be deemed
                           10,320 square feet and the rentable area of the
                           Building shall be deemed 282,092 square feet, as
                           agreed by Landlord and Tenant, for purposes of this
                           Lease, subject to Article 32.

F.  TENANT'S SHARE:        Three and 65/100 percent (3.65%), subject to Articles
                           4 and 32.

G.  BASE RENT:             Tenant shall pay Base Rent as follows and as further
                           described in Article 4:
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      --------------------------------------------------------------------------------------------------
                                                                                         Per Rentable
                                                                                         ------------
              Period              Monthly Base Rent            Annual Base Rent           Square Foot
              ------              -----------------            ----------------           -----------
      --------------------------------------------------------------------------------------------------
      <S>                        <C>                          <C>                       <C>
          Lease Years                 $21,500.00                 $258,000.00                $25.00
            1 - 5
      --------------------------------------------------------------------------------------------------
          Lease Years                 $22,360.00                 $268,320.00                $26.00
            6 - 7
      --------------------------------------------------------------------------------------------------
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         For the purposes hereof, "Lease Year" shall be defined as any twelve
(12) month period during the term of the Lease commencing as of the Rent
Commencement Date, as hereinafter defined, or as of any anniversary of the Rent
Commencement Date.

         The "Rent Commencement Date" shall be defined as the earlier of: (x)
June 1, 2000, or (y) the date that Tenant first commences to occupy the Premises
for the Permitted Use.

H.  ADDITIONAL RENT:       Tenant shall pay (i) Tenant's Share of Taxes in
                           excess of Taxes for the Base Year, as further
                           described in Article 4, and (ii) Tenant's Share of
                           Expenses in excess of Expenses for the Base Year, as
                           further described in Article 4. For purposes of this
                           Lease, the "Taxes for the Base Year" shall be equal
                           to $225,673.60 and "Expenses for the Base Year" shall
                           be equal to $1,495,087.60 (i.e. the aggregate per
                           square foot Base Year amounts for Taxes and Expenses
                           is $6.10 per square foot of the rentable area of the
                           Building).

I.  PERMITTED USE:         Executive and administrative offices, subject to
                           Article 7.

J.  SECURITY DEPOSIT:      $258,000.00, which shall be subject to Article 16.

K.  BROKERS (IF ANY):      Codman Company and I.P.S., who shall be paid by
                           Landlord, subject to Article 26.

L.  GUARANTOR:             None.

M.  RIDERS/EXHIBITS:       Exhibit A (Premises), Exhibit B (Confirmation of
                           Commencement Date and Expiration Date), Rider One
                           (Rules) and Rider Two (Additional Provisions).

N.  LANDLORD'S NOTICE ADDRESS (SUBJECT TO ARTICLE 25):

                           Flanders Westborough Delaware, Inc.
                           c/o Tower Realty Management Corporation
                           255 Shoreline Drive
                           Suite 600
                           Redwood city, CA  94065
                           Attention: Westborough Asset Manager

                           With a copy to:

                           Tower Realty Management Corporation
                           One Research Drive
                           Westborough, MA  01581

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                           Attention:  Property Manager

O.  TENANT'S NOTICE ADDRESS (SUBJECT TO ARTICLE 25):

                           Until the Commencement Date:

                           PurchaseSoft, Inc.
                           7301 Ohms Lane, Suite 220
                           Edina, Minnesota  55439
                           Attention:__________________

                           On and After the Commencement Date:

                           To the Premises
                           Attention:___________________

P.  RENT PAYMENTS:         Rent shall be paid to Flanders Westborough Delaware,
                           Inc. at 75 Remittance Drive, Suite 1152, Chicago, IL
                           60675-1152, or such other parties and addresses as to
                           which Landlord shall provide advance notice.

         The foregoing provisions shall be interpreted and applied in accordance
with the other provisions of this Lease. The terms of this Article, and the
terms defined in Article 32 and other Articles, shall have the meanings
specified therefor when used as capitalized terms in other provisions of this
Lease or related documentation (except as expressly provided to the contrary
therein).

                        ARTICLE 2: PREMISES AND CONDITION

         Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord the Premises subject to the provisions herein contained. Tenant has
inspected the Premises (and portions of the Property, Systems and Equipment
(including, without limitation, heating, ventilating and air conditioning
systems and equipment) providing access to or serving the Premises) or has had
an opportunity to do so, and agrees to accept the same "AS IS" without any
agreements, representations, understandings or obligations on the part of
Landlord to perform any alterations, repairs or improvements unless expressly
provided under this Lease. Landlord represents to Tenant that, as of the date
of this Lease, the heating, ventilating and air conditioning systems and
equipment serving the Premises are, to the best of Landlord's knowledge without
investigation, in good working order.

                        ARTICLE 3: TERM AND COMMENCEMENT

         A.       TERM AND CONFIRMATION. The term ("Term") of this Lease shall
commence on the Commencement Date and end on the Expiration Date, unless sooner

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terminated as provided herein, subject to adjustment as provided below and the
other provisions hereof. If the Commencement Date is advanced or postponed as
provided below, the Expiration Date set forth in Article 1 shall not be changed,
unless Landlord so elects by notice to Tenant. Tenant shall execute a
confirmation of the Commencement Date, the Expiration Date and other matters in
substantially the form of Exhibit B hereto as Landlord may reasonably request
within ten (10) days after requested; any failure to respond within such time
shall be deemed an acceptance of the matters as set forth in Landlord's
confirmation. If Tenant disagrees with Landlord's adjustment of the Commencement
Date, Tenant shall pay Rent and perform all other obligations commencing on the
date determined by Landlord, subject to refund or credit when the matter is
resolved.

         B.       EARLY COMMENCEMENT. The Commencement Date, Rent and Tenant's
other obligations shall be advanced to such earlier date as Tenant, with
Landlord's written permission, otherwise commences occupying the Premises. If
such event occurs with respect to a portion of the Premises, the Commencement
Date, Rent and Tenant's other obligations shall be so advanced with respect to
such portion (and fairly prorated based on the rentable square footage
involved). During any period that Tenant shall be permitted to enter the
Premises prior to the Commencement Date other than to occupy the same (e.g., to
perform alterations or improvements), Tenant shall comply with all terms and
provisions of this Lease, except those provisions requiring the payment of Base
Rent. Landlord shall permit early entry, so long as the Premises are legally
available, and Tenant is in compliance with the other provisions of this Lease,
including the insurance requirements under Article 10.

         C.       COMMENCEMENT DELAYS. The Commencement Date, Rent and Tenant's
other obligations shall be postponed to the extent Tenant is unable to occupy
the Premises because Landlord fails to deliver possession of the Premises for
any reason, including holding over by prior occupants, except to the extent that
Tenant, its contractors, agents or employees in any way contribute to such
failure. If such event occurs with respect to a portion of the Premises, the
Commencement Date, Rent and Tenant's other obligations shall be so postponed
with respect to such portion (and fairly prorated based on the rentable square
footage involved). If Landlord so fails for a one hundred and eighty (180) day
initial grace period, Tenant shall have the right to terminate this Lease by
notice within ten (10) days thereafter, subject to Landlord's right to cure as
provided in Article 21. Any such delay in the Commencement Date shall not
subject Landlord to liability for loss or damage resulting therefrom, and
Tenant's sole recourse with respect thereto shall be the postponement of Rent
and other obligations and right to terminate this Lease described herein.

                    ARTICLE 4: BASE RENT AND ADDITIONAL RENT

         A.       BASE RENT. Tenant shall pay Landlord the monthly Base Rent set
forth in Article 1 in advance on or before the first day of each calendar month
during the Term;

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provided, Tenant shall pay Base Rent for the first full calendar month for
which Base Rent shall be due (and any initial partial month) when Tenant
executes this Lease.

         B.       TAXES AND EXPENSES. Tenant shall pay Landlord, in the manner
described below, an amount equal to Tenant's Share of (i) Taxes in excess of the
amounts of Taxes for the Base Year, and (ii) Expenses in excess of the amount of
Expenses for the Base Year excluding any Expenses for the Base Year that are
non-recurring. The foregoing capitalized terms shall have the meanings specified
therefor in Articles 1 and 32.

         C.       PAYMENTS. Tenant shall pay such amounts as follows:

         (i)      Landlord may reasonably estimate in advance the amounts Tenant
shall owe for Taxes and Expenses for any full or partial calendar year of the
Term. In such event, Tenant shall pay such estimated amounts, on a monthly
basis, on or before the first day of each calendar month, together with Tenant's
payment of Base Rent. Such estimate may be reasonably adjusted from time to time
by Landlord, including adjustments to reflect the final Tax bills each year.

         (ii)     Within 120 days after the end of each calendar year, or as
soon thereafter as practicable, Landlord shall provide a statement (the
"Statement") to Tenant showing: (a) the amount of Taxes and Expenses for such
calendar year, with a listing of amounts for major categories of Expenses, (b)
any amount paid by Tenant towards Taxes and Expenses during such calendar year
on an estimated basis, and (c) any revised estimate of Tenant's obligations for
Taxes and Expenses for the current calendar year.

         (iii)    If the Statement shows that Tenant's estimated payments were
less than Tenant's actual obligations for Taxes and Expenses for such year,
Tenant shall pay the difference within ten (10) days after Landlord sends the
Statement.

         (iv)     If the Statement shows an increase in Tenant's estimated
payments for the current calendar year, Tenant shall: (a) pay the difference
between the new and former estimates for the period from January 1 of the
current calendar year through the month in which the Statement is sent within
ten (10) days after Landlord sends the Statement, and (b) thereafter pay the new
estimated amount until Landlord further revises such estimated amount.

         (v)      If the Statement shows that Tenant's estimated payments
exceeded Tenant's actual obligations for Taxes and Expenses, Landlord shall
credit the difference against payment of Taxes or Expenses, as the case may be,
next due. If the Term shall have expired and no further Rent shall be due,
Landlord shall provide a refund of such difference at the time Landlord sends
the Statement (subject to Landlord's right to set off any amounts then owing by
Tenant to Landlord).

         (vi)     Landlord reserves the right to reasonably change, from time to
time, the manner or timing of Tenant's payments for Taxes and Expenses. In lieu
of providing one

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Statement covering all such items, Landlord may provide separate statements, at
the same or different times, including separate statements for Taxes after
bills are received.

         D.       FISCAL YEARS AND TAX YEARS. If Landlord now or hereafter uses
a non-calendar fiscal year: (i) all references to calendar years herein shall
refer to such fiscal years, (ii) all references to January 1 and December 31
herein shall refer, respectively, to the first and last days of such fiscal
years as the context requires, and (iii) if Landlord changes fiscal years,
Landlord shall make appropriate prorations such that Tenant's obligations
hereunder are not materially adversely affected thereby. Subject to Paragraph E
below, Landlord shall include in Taxes each year hereunder: (a) in general, the
amounts levied, assessed or imposed for such year, whether paid or payable in
another year, (b) for personal property taxes, the amounts paid during such
year, and (c) for Taxes paid in installments over more than one year, the
amounts paid each year, and any interest thereon. If any taxing authority uses a
fiscal year other than a calendar year, Landlord may elect from time to time,
consistent with sound accounting and management practices, to require payments
by Tenant based on: (x) amounts paid or payable during each calendar year
without regard to such fiscal years, (y) amounts paid or payable during each
calendar year, averaging the bills for each calendar year based on the number of
days or months of such calendar year included in each fiscal tax year, or (z)
amounts paid or payable for or during each fiscal tax year.

         E.       TAX REFUNDS, PROTEST COSTS, AND EXPENSE ADJUSTMENTS FOR PRIOR
YEARS. Landlord shall each year: (i) credit against Taxes any refunds received
during such year, (ii) include in Taxes any additional amount paid during such
year, involving an adjustment to Taxes for a prior year, due to error by the
taxing authority, supplemental assessment, or other reason, (iii) include, in
either Taxes or Expenses, any fees for attorneys, consultants and experts, and
other costs paid during such year in attempting to protest, appeal or otherwise
seek to reduce or minimize Taxes, whether or not successful, (iv) credit against
Expenses the cost of any item previously included in Expenses, to the extent
that Landlord receives reimbursement from insurance proceeds or a third party
during such year (excluding tenant payments for Taxes and Expenses), and (v)
make any other appropriate changes to reflect adjustments to Taxes or Expenses
for prior years, regardless of whether Landlord uses an accrual system of
accounting for other purposes.

         F.       GROSSING UP. If the Property is not fully occupied during all
or a portion of any calendar year, Landlord may, in accordance with sound
accounting and management practices, determine the amount of variable Taxes and
Expenses (i.e. those items which vary according to occupancy levels) that would
have been paid had the Property been fully occupied, and the amount so
determined shall be deemed to have been the amount of Taxes and Expenses for
such year (in which case, Landlord shall also perform the same adjustment
procedure respecting the Base Year). If Landlord is not furnishing any
particular utility or service (the cost of which, if performed by Landlord,
would be included in Expenses) to a tenant during any period, Landlord may for
such period: (i) adjust Expenses to reflect the additional amount that would
reasonably have been incurred during such period had Landlord furnished such
utility or service to such tenant, or (ii) exclude the rentable area of such
tenant from the rentable area of the

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Property in computing Tenant's Share of the component of Expenses for such
utility or service.

         G.       INTENTIONALLY DELETED.

         H.       PRORATIONS. If the Term commences on a day other than the
first day of a calendar month or ends on a day other than the last day of a
calendar month, the Base Rent and any other amounts payable on a monthly basis
shall be prorated on a per diem basis for such partial calendar months. If the
Base Rent is scheduled to increase under Article 1 other than on the first day
of a calendar month, the amount for such month shall be prorated on a per diem
basis to reflect the number of days of such month at the then current and
increased rates, respectively. If the Term commences other than on January 1, or
ends other than on December 31, Tenant's obligations to pay amounts towards
Taxes and Expenses for such first or final calendar years shall be prorated on a
per diem basis to reflect the portion of such years included in the Term.

         I.       PAYMENTS AFTER LEASE TERM ENDS. Tenant's obligations to pay
Taxes and Expenses (or any other amounts) accruing during, or relating to, the
period prior to expiration or earlier termination of this Lease, shall survive
such expiration or termination. Landlord may reasonably estimate all or any of
such obligations within a reasonable time before, or anytime after, such
expiration or termination. Tenant shall pay the full amount of such estimate,
and any additional amount due after the actual amounts are determined, in each
case within ten (10) days after Landlord sends a statement therefor. If the
actual amount is less than the amount Tenant pays as an estimate, Landlord shall
refund the difference within thirty (30) days after such determination is made.

         J.       LANDLORD'S ACCOUNTING PRACTICES AND RECORDS. Landlord shall
maintain records respecting Taxes and Expenses and determine the same in
accordance with sound accounting and management practices. Subject to the other
provisions of this Article, Landlord may from time to time use a full accrual
system of accounting, or a modified cash basis of accounting with appropriate
accrual adjustments to ensure that each year includes substantially the same
major recurring items. Unless Tenant takes exception by notice to Landlord
within thirty (30) days after Landlord provides any Statement to Tenant, such
Statement shall be considered final and binding on Tenant (except as to
additional Expenses or Taxes not then known or omitted by error). If Tenant
takes exception by notice within such time, Landlord may seek certification from
Landlord's independent certified public accountant as to the proper amount of
Taxes and Expenses. In such case: (i) such certification shall be considered
final and binding on both parties (except as to additional Expenses or Taxes not
then known or omitted by error), and (ii) Tenant shall pay Landlord for the cost
of such certification, unless it shows that Taxes and Expenses were overstated
by at least five (5) percent. Pending resolution of any such exceptions, Tenant
shall pay Tenant's Share of Taxes and Expenses in the amounts shown on such
Statement, subject to credit, refund or additional payment after any such
exceptions are resolved.

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         K.       BASE YEAR ADJUSTMENTS. If Taxes for the Base Year are reduced
as the result of protest, or by means of agreement, or as the result of legal
proceedings or otherwise, Landlord shall adjust Tenant's obligations for Taxes
in all years following the Base Year, and Tenant shall pay Landlord within 30
days after notice any additional amount required by such adjustment for any such
years or portions thereof that have theretofore occurred. Landlord shall exclude
from Base Year Expenses any non-recurring items, including capital expenditures
otherwise permitted under Article 32 of the Lease (and shall only include the
amortization of such expenditures in subsequent year Expenses to the extent
permitted under Article 32, including any remaining amortization of permitted
capital expenditures made prior to or after the Commencement Date). If Landlord
eliminates from any subsequent year Expenses a recurring category of expenses
previously included in Base Year Expenses, Landlord may subtract such category
from Base Year Expenses commencing with such subsequent year.

         L.       GENERAL PAYMENT MATTERS. Base Rent, Taxes, Expenses, and any
other amounts which Tenant is or becomes obligated to pay Landlord under this
Lease or other agreement entered in connection herewith, are sometimes herein
referred to collectively as "Rent," and all remedies applicable to the
nonpayment of rent shall be applicable thereto. Rent shall be paid in good funds
and legal tender of the United States of America. Tenant shall pay Rent without
any deduction, recoupment, set-off or counterclaim, and without relief from any
valuation or appraisement laws. Rent obligations hereunder are independent
covenants. No delay by Landlord in providing the Statement (or separate
statements) shall be deemed a default by Landlord or a waiver of Landlord's
right to require payment of Tenant's obligations for actual or estimated Taxes
or Expenses. In no event shall a decrease in Taxes or Expenses ever decrease the
monthly Base Rent or give rise to a credit against monthly Base Rent in favor of
Tenant. Landlord may apply payments received from Tenant to any obligations of
Tenant then accrued, without regard to such obligations as may be designated by
Tenant.

                           ARTICLE 5: QUIET ENJOYMENT

         Landlord agrees that if Tenant timely pays the Rent and performs the
terms and provisions hereunder, Tenant shall hold the Premises during the Term,
free of lawful claims by any party acting by or through Landlord, subject to all
other terms and provisions of this Lease.

                        ARTICLE 6: UTILITIES AND SERVICES

         A.       STANDARD LANDLORD UTILITIES AND SERVICES. Landlord shall
provide the following utilities and services (the cost of which shall be
included in Expenses, except as provided below):

(i)      Heat and air-conditioning to provide a temperature required, in
Landlord's reasonable opinion, for occupancy of the Premises as offices, from
8:00 a.m. until 6:00

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p.m. Monday through Friday, and from 8:00 a.m. until 1:00 p.m. on Saturdays,
excluding all Holidays.

         (ii)     Water from city mains for drinking, lavatory and toilet
purposes only, at those points of supply provided for nonexclusive general
use of tenants at the Property, or points of supply in the Premises installed
by or with Landlord's written consent for such purposes.

         (iii)    Cleaning and trash removal service in and about the Premises
as is customary for office space in office buildings. Landlord shall not be
required, as part of standard services, to furnish cleaning or garbage removal
services for any kitchens, coffee rooms, lunchrooms or lavatories in the
Premises, or as a result of any food or beverage dispensing machines in the
Premises (which are only allowed if expressly approved in writing by Landlord);
any such services shall be deemed additional services, and shall be subject to
additional charges and the other provisions of Paragraph B below.

         (iv)     Passenger elevator service at all times (subject to changes in
the number of elevators in service after hours or at other times), and freight
elevator service from 8:00 a.m. to 4:00 p.m. Monday through Friday (excluding
Holidays, and subject to scheduling by Landlord and such standard charges as
Landlord may impose), in common with Landlord and other parties.

         (v)      Electricity for building-standard overhead office lighting
fixtures, and equipment and accessories customary for offices (up to 264 hours
per month), where: (a) the connected electrical load of all of the same does not
exceed an average of 3.5 watts per usable square foot of the Premises (or such
lesser amount as may be available, based on the safe and lawful capacity of the
electrical circuit(s) and facilities serving the Premises), (b) the electricity
is at nominal 120 volts, single phase (or 110 volts, depending on available
service in the Building), and (c) the Systems and Equipment are suitable, the
safe and lawful capacity thereof is not exceeded, and sufficient capacity
remains at all times for other existing and future tenants, as determined in
Landlord's reasonable discretion.

         B.       ADDITIONAL UTILITIES AND SERVICES. Landlord shall not be
responsible for inadequate air-conditioning or ventilation whenever the use or
occupancy of the Premises exceeds the normal capacity or design loads of,
affects the temperature or humidity otherwise maintained by, or otherwise
adversely affects the operation of, the Systems and Equipment for the Property,
whether due to items of equipment or machinery generating heat, above normal
concentrations of personnel or equipment, alterations to the Premises made by or
through Tenant without balancing the air or installing supplemental HVAC
equipment. Without limiting the generality of the foregoing, Landlord shall not
be responsible for inadequate air conditioning or ventilation to the extent that
the same occurs because Tenant, without providing adequate air conditioning and
ventilation: (i) uses or permits the use of any item, or concentrated group, of
equipment consuming more than 500 watts in the aggregate at rated capacity, or
(ii) occupies or permits the Premises to be occupied with concentrations of
personnel greater than one person per 200 usable

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square feet. In any such case, Landlord may elect to balance the air,
install, operate, maintain and replace such supplemental HVAC equipment
during the Term, at Tenant's expense, as an extra utility or service (or
require that Tenant arrange for the same as Work under Article 9). Landlord
shall seek to provide such extra utilities or services as Tenant may from
time to time request, if the same are reasonable and feasible for Landlord to
provide and do not involve modifications or additions to the Property or
existing Systems and Equipment, and if Landlord shall receive Tenant's
request within a reasonable period prior to the time such extra utilities or
services are required. Tenant shall pay, for any extra utilities or services,
such standard charges as Landlord shall from time to time establish,
Landlord's out-of-pocket costs for architects, engineers, consultants and
other parties relating to such extra utilities or services, and a fee equal
to fifteen percent (15%) of such costs. All payments for such extra utilities
or services shall be due at the same time as the installment of Base Rent
with which the same are billed, or if billed separately, shall be due within
ten (10) days after such billing. Notwithstanding the foregoing to the
contrary, in lieu of charging separately for additional utilities and
services, Landlord may reasonably elect from time to time to expand or modify
the amounts of services and utilities available without separate charge, in
which case the costs thereof shall be included in Expenses.

         C.       MONITORING. Landlord may install and operate meters, submeters
or any other reasonable system for monitoring or estimating any services or
utilities used by Tenant in excess of those required to be provided by Landlord
under this Article (including a system for Landlord's engineer to reasonably
estimate any such excess usage). If such system indicates such excess services
or utilities, Tenant shall pay Landlord's charges and fees as described in
Paragraph B, above, for installing and operating such system and any
supplementary air-conditioning, ventilation, heat, electrical or other systems
or equipment (or adjustments or modifications to the existing Systems and
Equipment) which Landlord may make, and Landlord's charges for such amount of
excess services or utilities used by Tenant.

         D.       INTERRUPTIONS AND CHANGES. Landlord shall have no liability
for interruptions, variations, shortages, failures, changes in quality,
quantity, character or availability of any utilities or services caused by
repairs, maintenance, replacements, alterations (including any freon retrofit
work), labor controversies, accidents, inability to obtain services, utilities
or supplies, governmental or utility company acts or omissions, requirements,
guidelines or requests, or other causes beyond Landlord's reasonable control (or
under any circumstances with respect to utilities or services not required to be
provided by Landlord hereunder). Under no circumstances whatsoever shall any of
the foregoing be deemed an eviction or disturbance of Tenant's use and
possession of the Premises or any part thereof, serve to abate Rent, or relieve
Tenant from performance of Tenant's obligations under this Lease. Landlord in no
event shall be liable for damages by reason of loss of profits, business
interruption or other consequential damages in connection with the foregoing
events. Nevertheless, in any such events after receiving notice, Landlord shall
use reasonable efforts to restore such utilities or services required to be
provided hereunder to reasonable levels.

                                    -13-
<PAGE>

                 ARTICLE 7: USE, COMPLIANCE WITH LAWS, AND RULES

         A.       USE OF PREMISES. Tenant shall use the Premises only for the
permitted use identified in Article 1, and no other purpose whatsoever, subject
to the other provisions hereof and of this Lease. Notwithstanding anything to
the contrary contained in this Lease, Tenant shall not use or permit the
Premises to be used as a: (i) political party or social-welfare office, (ii)
medical, dental, psychology or science office or laboratory, including for
treatment, research, testing or counseling, (iii) multi-party "executive" or
"legal" suite type offices, (iv) data processing, telecommunications or
telemarketing center, (v) school, educational or training facility, (vi)
employment, placement, recruiting or clerical support agency, (vii) computerized
vehicle sales, loan or "finder" service, (viii) governmental or
quasi-governmental office, whether local, state, federal or foreign, including
diplomatic and consulate, (ix) travel agency or reservation center, (x) radio or
television studio or broadcasting or recording facility, or (xi) retail real
estate brokerage, retail stock brokerage, retail bank or other retail financial
institution, loan office, depository, check-cashing or wire-transferring
service.

         B.       LAWS AND OTHER REQUIREMENTS. Tenant shall not use or permit
within the Premises anything that will: (i) violate the requirements of
Landlord's insurers, the American Insurance Association, or any board of
underwriters, (ii) cause a cancellation of Landlord's policies, impair the
insurability of the Property, or increase Landlord's premiums (any such increase
shall be paid by Tenant without such payment being deemed permission to continue
such activity or a waiver of any other remedies of Landlord), or (iii) violate
the requirements of any Lenders, the certificates of occupancy issued for the
Premises or the Property, or any other requirements, covenants, conditions or
restrictions affecting the Property at any time. Tenant shall comply with all
Laws relating to the Premises and Tenant's use of the Premises and Property,
including Laws governing Hazardous Materials as described in Article 30, and the
Disabilities Acts as described in Article 31. Tenant's obligations to comply
with Laws shall include, without limitation: (a) obtaining all permits,
licenses, certificates and approvals to conduct its business in the Premises, or
any necessary waivers or variances, without thereby subjecting Landlord, the
Property or other occupants to any costs, requirements, liabilities or
restrictions, (b) any work to or for the Premises (or any systems or equipment
exclusively serving the Premises, including any freon retrofitting work for such
exclusive systems and equipment) required by Laws, and (c) any work outside the
Premises (if Landlord permits such work) required by Laws based on Tenant's use
of, work within, or systems or equipment exclusively serving, the Premises,
whether any such work is deemed structural, involves a capital expenditure or
results in a benefit extending beyond the Term. Any work hereunder shall be
deemed "Work" subject to Article 9.

         C.       RULES. Tenant shall comply with the Rules set forth in Rider
One attached hereto (the "Rules"). Landlord shall have the right, by notice to
Tenant or by posting at the Property, to reasonably amend such Rules and
supplement the same with other reasonable Rules relating to the Property, or the
promotion of safety, care, efficiency,

                                    -14-
<PAGE>

cleanliness or good order therein. Nothing herein shall be construed to give
Tenant or any other Person any claim, demand or cause of action against
Landlord arising out of the violation of such Rules by any other tenant or
visitor of the Property, or out of the enforcement, modification or waiver of
the Rules by Landlord in any particular instance.

                       ARTICLE 8: MAINTENANCE AND REPAIRS

         Except for customary cleaning and trash removal provided by Landlord
under Article 6, and casualty damage to be repaired by Landlord under Article
11, Tenant shall keep and maintain (or cause to be kept and maintained) the
Premises in good and sanitary condition, working order and repair, in compliance
with all applicable Laws as described in Article 7, and as required under other
provisions of this Lease, including the Rules (including any carpet and other
flooring material, paint and wallcoverings, doors, windows, ceilings, interior
surfaces of walls, lighting (including lamps, bulbs, ballasts and starters),
plumbing and other fixtures, alterations, improvements, systems and equipment in
or exclusively serving the Premises whether installed by Landlord or Tenant). In
the event that any repairs, maintenance or replacements are required, Tenant
shall promptly notify Landlord and arrange for the same either: (i) through
Landlord for such reasonable charges as Landlord may establish from time to
time, payable within ten (10) days after billed, or (ii) at Landlord's option,
by engaging such contractors as Landlord shall first designate or approve in
writing to perform such work, all in a first class, workmanlike manner approved
by Landlord in advance in writing and otherwise in compliance with Article 9
respecting "Work". Tenant shall promptly notify Landlord concerning the
necessity for any repairs or other work hereunder and upon completion thereof.
Tenant shall pay Landlord for any repairs, maintenance and replacements to areas
of the Property outside the Premises, caused, in whole or in part, as a result
of moving any furniture, fixtures, or other property to or from the Premises, or
otherwise by Tenant or its employees, agents, contractors, or visitors
(notwithstanding anything to the contrary contained in this Lease). Except as
provided in the preceding sentence, or for damage covered under Article 11,
Landlord shall keep the common areas of the Property in good and sanitary
condition, working order and repair, as well as the Building's heating,
ventilation and air conditioning system serving the Premises on a non-exclusive
basis (as opposed to systems serving the Premises exclusively, which shall be
the Tenant's obligation to maintain), the cost of which shall be included in
Expenses. As conditions to Landlord's repair obligations, Tenant shall give
Landlord reasonable prior notice of the necessity for such repairs, and any
damage shall not have been caused by any act or omission of Tenant or any other
occupant of the Premises, or any of their employees, agents, invitees or
contractors.

                        ARTICLE 9: ALTERATIONS AND LIENS

         A.       ALTERATIONS AND APPROVAL. Tenant shall not attach any
fixtures, equipment or other items to the Premises, or paint or make any other
additions, changes, alterations or improvements to the Premises or the Systems
and Equipment serving the

                                    -15-
<PAGE>

Premises (all such work is referred to collectively herein as the "Work"),
without the prior written consent of Landlord. Landlord shall not
unreasonably withhold consent, except that Landlord reserves the right to
withhold consent in Landlord's sole discretion for Work affecting the
structure, safety, efficiency or security of the Property or Premises, the
Systems and Equipment, or the appearance of the Premises from any common or
public areas. In seeking approval, Tenant shall provide Landlord with notice
of whether the Work will involve or affect any Hazardous Materials, whether
such materials are customary and usual based on standard industry practices,
and all other details relating thereto.

         B.       APPROVAL CONDITIONS. Landlord reserves the right to impose
requirements as a condition of such consent or otherwise in connection with the
Work, including requirements that Tenant: (i) use parties contained on
Landlord's approved list (if reputable and available on commercially reasonable
terms) or submit for Landlord's prior written approval the names, addresses and
background information concerning all architects, engineers, contractors,
subcontractors and suppliers Tenant proposes to use, (ii) submit for Landlord's
written approval detailed plans and specifications prepared by licensed and
competent architects and engineers, (iii) obtain and post permits, (iv) provide
bonds, additional insurance, and/or a cash deposit of the total amount required
to pay for the Work (including plans, specifications, engineering and other
lienable costs, and Landlord's fee described below) for Landlord to release or
apply as the Work is properly completed and lien waivers, affidavits and other
documentation satisfactory to Landlord are submitted, (v) submit architect,
engineer, contractor, subcontractor and supplier affidavits of payment and
recordable lien waivers in compliance with the Laws of the Commonwealth of
Massachusetts, (vi) use union labor if required in order to avoid interference
with labor employed by Landlord, Landlord's contractors or by other tenants or
their contractors, (vii) permit Landlord or its representatives to inspect the
Work at reasonable times, and (viii) comply with such other requirements as
Landlord may impose concerning the manner and times in which such Work shall be
done. Any approval by Landlord contained in, or provided pursuant to, this
Article permitting Tenant to do any Work pursuant to this Article is contingent
upon the Work being performed by workmen and mechanics working in harmony, and
not interfering, with labor employed by Landlord, Landlord's contractors or by
any other tenants or their contractors. To that end, if required by Landlord,
the Work shall be done by union labor having the same union affiliation as other
workmen or mechanics performing work for Landlord, Landlord's contractors or for
any other tenants or their contractors. If at any time during the course of the
Work, any workmen or mechanics performing the Work are not of the same union
affiliation or are unable to work in harmony, or interfere, with labor employed
by Landlord, Landlord's contractors or by any other tenants or their
contractors, then the approval granted by Landlord to Tenant may be withdrawn by
Landlord upon forty-eight (48) hours written notice to Tenant, and Tenant shall
thereafter cause the Work to cease and shall restore the Premises to the
condition the same were in prior to the Work having been commenced. Landlord may
require that all Work be performed under Landlord's supervision, and Landlord
reserves the right to designate the architects, engineers, contractors,
subcontractors and suppliers who will design and

                                    -16-
<PAGE>

perform all Work and supply all materials affecting the Systems and Equipment
or structure of the Property. If Landlord consents, inspects, supervises,
recommends or designates any architects, engineers, contractors,
subcontractors or suppliers, the same shall not be deemed a warranty as to
the adequacy of the design, workmanship or quality of materials, or
compliance of the Work with the plans and specifications or any Laws.

         C.       PERFORMANCE OF WORK. All Work shall be performed: (i) in a
thoroughly first class, professional and workmanlike manner, (ii) only with
materials that are new, high quality, and free of material defects, (iii)
strictly in accordance with plans, specifications, parties and other matters
approved or designated by Landlord in advance in writing, (iv) not to adversely
affect the Systems and Equipment or the structure of the Property, (v)
diligently to completion and so as to avoid any disturbance, disruption or
inconvenience to other tenants and the operation of the Property, and (vi) in
compliance with all Laws, the Rules and other provisions of this Lease, and such
other requirements as Landlord may impose concerning the manner and times in
which such Work shall be done. Any floor, wall or ceiling coring work or
penetrations or use of noisy or heavy equipment which may interfere with the
conduct of business by other tenants at the Property shall, at Landlord's
option, be performed at times other than Landlord's normal business hours (at
Tenant's sole cost). If Tenant fails to perform the Work as required herein or
the materials supplied fail to comply herewith or with the specifications
approved by Landlord, and Tenant fails to cure such failure within forty-eight
(48) hours after notice by Landlord (except notice shall not be required in
emergencies), Landlord shall have the right to stop the Work until such failure
is cured (which shall not be in limitation of Landlord's other remedies and
shall not serve to abate the Rent or Tenant's other obligations under this
Lease). Upon completion of any Work hereunder, Tenant shall provide Landlord
with "as built" plans, copies of all construction contracts, proof of payment
for all labor and materials, and guaranties from all prime contractors in favor
of Landlord and Tenant (jointly and separately) against defects and deficiencies
in materials and workmanship appearing within one year of full completion of the
Work, and requiring the correction of the same upon demand at the expense of
such contractors.

         D.       LIENS. Tenant shall pay all costs for the Work when due.
Tenant shall keep the Property, Premises and this Lease free from any
mechanic's, materialman's, architect's, engineer's or similar liens or
encumbrances, and any claims therefor, or stop or violation notices, in
connection with any Work. Tenant shall give Landlord notice at least ten (10)
days prior to the commencement of any Work, and shall include therewith
unconditional waivers of mechanics' and other such liens by each contractor or
other party who will be performing any Work which may give rise to any such
lien, all in recordable form satisfactory to Landlord. Tenant shall remove any
such claim, lien or encumbrance, or stop or violation notices that are filed of
record, by bond or otherwise within ten (10) days after notice by Landlord. If
Tenant fails to do so, Landlord may pay the amount (or any portion thereof) or
take such other action as Landlord deems necessary to remove such claim, lien or
encumbrance, or stop or violation notices, without being responsible for
investigating the validity thereof. The amount so paid and costs incurred by
Landlord shall be deemed additional Rent under this Lease payable upon demand,
without limitation as to other remedies available to Landlord. Nothing

                                    -17-
<PAGE>

contained in this Lease shall authorize Tenant to do any act which shall
subject Landlord's title to, or any Lender's interest in, the Property,
Premises or this Lease to any such claims, liens or encumbrances, or stop or
violation notices, whether claimed pursuant to statute or other Law or
express or implied contract.

         E.       Removal of Work Upon Termination of Lease. All Work hereunder
shall remain or be removed from the Premises upon expiration or earlier
termination of this Lease to the extent required under Article 23.

         F.       Landlord's Fees and Costs. Tenant shall pay Landlord a fee for
reviewing, scheduling, monitoring, supervising, and providing access for or in
connection with the Work, in an amount equal to fifteen percent (15%) of the
total cost of the Work (including costs of plans and permits therefor), and
Landlord's out-of-pocket costs, including any costs for security, utilities,
trash removal, temporary barricades, janitorial, engineering, architectural or
consulting services, and other matters in connection with the Work, payable
within ten (10) days after billed.

                   ARTICLE 10: INSURANCE AND WAIVER OF CLAIMS

         A.       REQUIRED INSURANCE. Tenant shall maintain at its expense
during the Term with respect to the Premises and Tenant's use thereof and of the
Property:

         (i)      Worker's Compensation Insurance in the amounts required by
statute, and Employer Liability Insurance in at least the following amounts: (a)
Bodily Injury by Accident - $500,000 per accident, (b) Bodily Injury by Disease
- $500,000 per employee, and (c) Aggregate Limit - $1,000,000 per policy year.

         (ii)     Property Damage Insurance for the protection of Tenant and
Landlord, as their interests may appear, covering any alterations or
improvements in excess of any work provided or paid for by Landlord under this
Lease, Tenant's personal property, business records, fixtures and equipment, and
other insurable risks in amounts not less than the full insurable replacement
cost of such property and full insurable value of such other interests of
Tenant, with coverage at least as broad as the most recent editions published by
Insurance Services Office, Inc. or any successor organization ("ISO"), of: (a)
Building and Personal Property Coverage Form (CP0010), (b) Business Income
Coverage Form (CP0030), covering at least one year of anticipated income, (c)
Boiler and Machinery Coverage Form (BM0025), (d) Causes of Special Loss Form
(CP1030), and (e) Sprinkler Leakage - Earthquake Extension (CP1039).

         (iii)    Commercial General Liability Insurance (ACGL) at least as
broad as the most recent ISO edition of Commercial General Liability Coverage
Form (CG0001) with limits of at least the following amounts: (a) Death or Bodily
Injury - $2,000,000, (b) Property Damage or Destruction (including loss of use
thereof) - $1,000,000, (c) Products/Completed Operations - $1,000,000, (d)
Personal or Advertising injury - $1,000,000, (e) Each Occurrence Limit -
$2,000,000, and (f) General Aggregate Limit -

                                    -18-
<PAGE>

$3,000,000 per policy year. Such policy shall include endorsements: (1) for
contractual liability covering Tenant's indemnity obligations under this
Lease, and (2) adding Landlord, the management company for the Property, and
other parties designated by Landlord, as Additional Insureds, on a form at
least as broad as the most recent edition of Additional Insured - Manager or
Lessor of Premises Endorsement Form (CG2011) published by ISO.

         B.       CERTIFICATES, SUBROGATION AND OTHER MATTERS. Tenant shall
provide Landlord with certificates evidencing the coverage required hereunder
prior to the Commencement Date, or Tenant's entry to the Premises for
construction of improvements or any other purpose (whichever first occurs). Such
certificates shall: (i) be on ACORD Form 27 or such other form approved or
required by Landlord, (ii) state that such insurance coverage may not be
changed, canceled or non-renewed without at least thirty (30) days' prior
written notice to Landlord, and (iii) include, as attachments, originals of the
Additional Insured endorsements to Tenant's CGL policy required above. Tenant
shall provide renewal certificates to Landlord at least thirty (30) days prior
to expiration of such policies. Except as expressly provided to the contrary
herein, coverage hereunder shall apply to events occurring during the policy
year regardless of when a claim is made. Landlord may periodically require that
Tenant reasonably increase or expand the aforementioned coverage. Except as
provided to the contrary herein, any insurance carried by Landlord or Tenant
shall be for the sole benefit of the party carrying such insurance. If Tenant
obtains insurance under "blanket policies," Tenant shall obtain an endorsement
providing that the insurance limits required hereunder are not subject to
reduction or impairment by claims or losses at other locations. Tenant's
insurance policies shall be primary to all policies of Landlord and any other
Additional Insureds (whose policies shall be deemed excess and
non-contributory). All insurance required hereunder shall be provided by
responsible insurers licensed in the Commonwealth of Massachusetts, and shall
have a general policy holder's rating of at least A and a financial rating of at
least X in the then current edition of Best's Insurance Reports. The parties
mutually hereby waive all rights and claims against each other for all losses
covered by their respective insurance policies, and waive all rights of
subrogation of their respective insurers. The parties agree that their
respective insurance policies are now, or shall be, endorsed such that said
waiver of subrogation shall not affect the right of the insured to recover
thereunder. Landlord disclaims any representation as to whether the foregoing
coverages will be adequate to protect Tenant, and Tenant agrees to carry such
additional coverage as may be necessary or appropriate.

         C.       WAIVER OF CLAIMS. Except for claims arising from Landlord's
intentional or grossly negligent acts which are not covered or required to be
covered by Tenant's insurance hereunder, Tenant waives all claims against
Landlord for injury or death to persons, damage to property or to any other
interest of Tenant sustained by Tenant or any party claiming by or through
Tenant resulting from: (i) any occurrence in or upon the Premises, (ii) leaking
of roofs, bursting, stoppage or leaking of water, gas, sewer or steam pipes or
equipment, including sprinklers, (iii) wind, rain, snow, ice, flooding
(including flooding of basements and other subsurface areas), freezing, fire,
explosion, earthquake, excessive heat or cold, dampness, fire or other casualty,
(iv) the Property, Premises,

                                    -19-
<PAGE>

Systems and Equipment being defective, out of repair, or failing, and (v)
vandalism, malicious mischief, theft, misappropriation or other acts or
omissions of any parties including Tenant's employees, other tenants, and
their respective agents, employees, invitees and contractors (and Tenant
shall give Landlord immediate notice of any such occurrences). To the extent
that Tenant is required to or does carry insurance hereunder, Tenant agrees
that Tenant's property loss risks shall be borne by such insurance, and
Tenant agrees to seek recovery only from its insurance carriers in the event
of such losses; for purposes hereof, any deductible amount shall be treated
as though it were recoverable under such policies. This provision is in
addition to, and not in limitation of, other provisions of this Lease
limiting Landlord's liability.

                           ARTICLE 11: CASUALTY DAMAGE

         A.       RESTORATION. Tenant shall promptly notify Landlord of any
damage to the Premises by fire or other casualty. If the Premises or any common
areas of the Property providing access thereto shall be damaged by fire or other
casualty, Landlord shall use available insurance proceeds to restore the same.
Such restoration shall be to substantially the same condition prior to the
casualty, except for modifications required by zoning and building codes and
other Laws or by any Lender, any other modifications to the common areas deemed
desirable by Landlord (provided access to the Premises is not materially
impaired), and except that Landlord shall not be required to repair or replace
any of Tenant's furniture, furnishings, fixtures or equipment, or any
alterations or improvements in excess of any work provided or paid for by
Landlord under this Lease. Landlord shall not be liable for any inconvenience or
annoyance to Tenant or its visitors, or injury to Tenant's business resulting in
any way from such damage or the repair thereof. Promptly following completion of
Landlord's restoration work, Tenant shall repair and replace Tenant's furniture,
furnishings, fixtures, equipment, and any alterations or improvements made by
Tenant in excess of those provided or paid for by Landlord, subject to and in
compliance with the other provisions of this Lease.

         B.       ABATEMENT OF RENT. Landlord shall allow Tenant a proportionate
abatement of Base Rent from the date of the casualty through the date that
Landlord substantially completes Landlord's repair obligations hereunder (or the
date that Landlord would have substantially completed such repairs, but for
delays by Tenant or any other occupant of the Premises, or any of their agents,
employees, invitees, Transferees and contractors), provided such abatement: (i)
shall apply only to the extent the Premises are untenantable for the purposes
permitted under this Lease and not used by Tenant as a result thereof, based
proportionately on the square footage of the Premises so affected and not used,
and (ii) shall not apply if Tenant or any other occupant of the Premises, or any
of their agents, employees, invitees, Transferees or contractors caused the
damage.

         C.       TERMINATION OF LEASE. Notwithstanding the foregoing to the
contrary, in lieu of performing the restoration work, Landlord may elect to
terminate this Lease by notifying Tenant in writing of such termination within
sixty (60) days after the date of damage (such termination notice to include a
termination date providing at least thirty

                                    -20-
<PAGE>

(30) days for Tenant to vacate the Premises), if the Property shall be
materially damaged by Tenant or its employees or agents, or if the Property
shall be damaged by fire or other casualty or cause such that: (a) repairs to
the Premises and access thereto cannot reasonably be completed within 120 days
after the casualty without the payment of overtime or other premiums, (b) more
than twenty-five percent (25%) of the Premises is affected by the damage and
fewer than twenty-four (24) months remain in the Term, or any material damage
occurs to the Premises during the last twelve (12) months of the Term, (c) any
Lender shall require that the insurance proceeds or any portion thereof be used
to retire the Mortgage debt (or shall terminate the ground lease, as the case
may be), or the damage is not fully covered, except for deductible amounts, by
Landlord's insurance policies, or (d) the cost of the repairs, alterations,
restoration or improvement work would exceed twenty-five percent (25%) of the
replacement value of the Building (whether or not the Premises are affected by
the damage).

In the event that the Premises or the Building are damaged by fire or other
casualty to such an extent so as to render the Premises untenantable, and if
Landlord shall fail to substantially complete said repairs or restoration within
three hundred sixty-five (365) days after the date of such fire or other
casualty for any reason other than Tenant's fault, Tenant may terminate this
Lease by giving Landlord written notice as follows:

                  (a)      Said notice shall be given after said three hundred
                           sixty-five (365) day period.

                  (b)      Said notice shall set forth an effective date which
                           is not earlier than thirty (30) days after Landlord
                           receives said notice.

                  (c)      If said repairs or restoration are substantially
                           complete on or before the date thirty (30) days
                           (which thirty-(30)-day period shall be extended by
                           the length of any delays caused by Tenant or Tenant's
                           contractors) after Landlord receives such notice,
                           said notice shall have no further force and effect.

                  (d)      If said repairs or restoration are not substantially
                           complete on or before the date thirty (30) days
                           (which thirty-(30)-day period shall be extended by
                           the length of any delays caused by Tenant or Tenant's
                           contractors) after Landlord receives such notice, the
                           Lease shall terminate as of said effective date.

 Tenant agrees that the abatement of Rent provided herein and Tenant's
termination right set forth herein shall be Tenant's sole recourse in the event
of such damage, and waives any other rights Tenant may have under any applicable
Law to perform repairs or terminate the Lease by reason of damage to the
Premises or Property.

                            ARTICLE 12: CONDEMNATION

                                     -21-

<PAGE>

         If at least fifty percent (50%) of the rentable area of the Premises
shall be taken by power of eminent domain or condemned by a competent authority
or by conveyance in lieu thereof for public or quasi-public use
("Condemnation"), including any temporary taking for a period of one year or
longer, this Lease shall terminate on the date possession for such use is so
taken. If: (i) less than fifty percent (50%) of the Premises is taken, but the
taking includes or affects a material portion of the Building or Property, or
the economical operation thereof, or (ii) the taking is temporary and will be in
effect for less than one year but more than thirty (30) days, then in either
such event, Landlord may elect to terminate this Lease upon at least thirty (30)
days' prior notice to Tenant. The parties further agree that: (a) if this Lease
is terminated, all Rent shall be apportioned as of the date of such termination
or the date of such taking, whichever shall first occur, (b) if the taking is
temporary, Rent shall not be abated for the period of the taking, but Tenant may
seek a condemnation award therefor (and the Term shall not be extended thereby),
and (c) if this Lease is not terminated but any part of the Premises is
permanently taken, the Rent shall be proportionately abated based on the square
footage of the Premises so taken. Landlord shall be entitled to receive the
entire award or payment in connection with such Condemnation and Tenant hereby
assigns to Landlord any interest therein for the value of Tenant's unexpired
leasehold estate or any other claim and waives any right to participate therein,
except that Tenant shall have the right to file any separate claim available to
Tenant for a temporary taking of the leasehold as described above, and for
moving expenses and any taking of Tenant's personal property, provided such
award is separately payable to Tenant and does not diminish the award available
to Landlord or any Lender.

                      ARTICLE 13: ASSIGNMENT AND SUBLETTING

         A.       TRANSFERS. Tenant shall not, without the prior written consent
of Landlord, which consent shall not be unreasonably withheld as further
described below: (i) assign, mortgage, pledge, hypothecate, encumber, or permit
any lien to attach to, or otherwise transfer, this Lease or any interest
hereunder, by operation of Law or otherwise, (ii) sublet the Premises or any
part thereof, (iii) permit the use of the Premises by any Persons other than
Tenant and its employees (all of the foregoing are hereinafter sometimes
referred to collectively as "Transfers" and any Person to whom any Transfer is
made or sought to be made is hereinafter sometimes referred to as a
"Transferee"), or (iv) advertise the Premises or the Lease for Transfers. If
Tenant shall desire Landlord's consent to any Transfer, Tenant shall notify
Landlord in writing, which notice shall include: (a) the proposed effective date
(which shall not be less than thirty (30) nor more than 180 days after Tenant's
notice), (b) the portion of the Premises to be Transferred (herein called the
"Subject Space"), (c) the terms of the proposed Transfer and the consideration
therefor, the name, address and background information concerning the proposed
Transferee, and a true and complete copy of all proposed Transfer documentation,
and (d) financial statements (balance sheets and income/expense statements for
the current and prior three (3) years) of the proposed Transferee, in form and
detail reasonably satisfactory to Landlord, audited and certified to be
complete, true

                                     -22-

<PAGE>

and correct in all material respects by an independent certified public
accountant, or by the chief financial officer or owner of the Transferee, and
any other information to enable Landlord to determine the financial
responsibility, character, and reputation of the proposed Transferee, nature
of such Transferee's business and proposed use of the Subject Space, and such
other information as Landlord may reasonably require. Any Transfer made
without complying with this Article shall at Landlord's option be null, void
and of no effect, or shall constitute a Default under this Lease. Whether or
not Landlord shall grant consent, Tenant shall pay $1,000 towards Landlord's
review and processing expenses, as well as any legal fees incurred by
Landlord within ten (10) days after written request by Landlord.

         B.       APPROVAL. Landlord will not unreasonably withhold its consent
to any proposed Transfer of the Subject Space to the Transferee on the terms
specified in Tenant's notice. The parties hereby agree that it shall be
reasonable under this Lease and under any applicable Law for Landlord to
withhold consent to any proposed Transfer where one or more of the following
applies (without limitation as to other reasonable grounds for withholding
consent): (i) the Transferee is of a character or reputation or engaged in a
business which is not consistent with the quality or nature of the Property or
other tenants of the Property, or would be a significantly less prestigious
occupant of the Property than Tenant, (ii) the Transferee intends to use the
Subject Space for purposes which are not permitted under this Lease, (iii) the
Subject Space is not regular in shape with appropriate means of ingress and
egress suitable for normal renting purposes, would result in more than a
reasonable number of occupants, or would require increased services by Landlord,
(iv) the Transferee is either a government (or agency or instrumentality
thereof), (v) the proposed Transferee or any affiliate thereof is an occupant of
the Property or has negotiated to lease space in the Property from Landlord
during the prior twelve (12) months, (vi) the proposed Transferee does not have,
in Landlord's sole good faith determination, satisfactory references or a
reasonable financial condition in relation to the obligations to be assumed in
connection with the Transfer, (vii) the Transfer involves a partial or
collateral assignment, or a mortgage, pledge, hypothecation, or other
encumbrance or lien on this Lease, or a Transfer by operation of Law, (viii) the
proposed Transfer involves conversion, merger or consolidation of Tenant into a
limited liability company or limited liability partnership which would have the
legal effect of releasing Tenant from any obligations under this Lease, (ix) the
proposed Transfer would cause Landlord to be in violation of any Laws or any
other lease, Mortgage or agreement to which Landlord is a party, would give a
tenant of the Property a right to cancel its lease, or would create adverse tax
consequences for Landlord, or (x) Tenant has committed and failed to cure a
Default. If Tenant disagrees with Landlord's decision to deny approval, Tenant's
sole remedy shall be to seek injunctive relief.

         C.       TRANSFER PREMIUMS. If Landlord consents to a Transfer, and as
a condition thereto which the parties hereby agree is reasonable, Tenant shall
pay Landlord fifty percent (50%) of any Transfer Premium derived by Tenant from
such Transfer. "Transfer Premium" shall mean, for a lease assignment, all
consideration paid or payable therefor. "Transfer Premium" shall mean, for a
sublease, all rent, additional rent or other consideration paid by such
Transferee in excess of the Rent payable by Tenant under this

                                     -23-

<PAGE>

Lease (on a monthly basis during the Term, and on a per rentable square foot
basis, if less than all of the Premises is transferred). "Transfer Premium"
shall also include so-called "key money," or other bonus amount paid by
Transferee to Tenant, and any payment in excess of fair market value for
services rendered by Tenant to Transferee or in excess of Tenant's
depreciated tax basis for assets, fixtures, inventory, equipment or furniture
transferred by Tenant to Transferee. If part of the consideration for such
Transfer shall be payable other than in cash, Landlord's share of such
noncash consideration shall be in such form as is reasonably satisfactory to
Landlord. In determining Transfer Premium, Tenant may, on an amortized basis
over the term of the sublease or assignment, deduct the following
expenditures resulting from such subletting or assignment to the extent that
such expenditures are reasonable: (1) brokerage and marketing fees; (2) legal
fees; and (3) construction costs. The percentage of the Transfer Premium due
Landlord hereunder shall be paid within ten (10) days after Tenant receives
any Transfer Premium from the Transferee.

         D.       RECAPTURE. Notwithstanding anything to the contrary contained
in this Article, Landlord shall have the option, by giving notice to Tenant
within thirty (30) days after receipt of Tenant's notice of any proposed
Transfer, to recapture the Subject Space. Such recapture notice shall cancel and
terminate this Lease with respect to the Subject Space as of the date stated in
Tenant's notice as the effective date of the proposed Transfer (or at Landlord's
option, shall cause the Transfer to be made to Landlord or its agent or nominee,
in which case the parties shall execute reasonable Transfer documentation
promptly thereafter). If this Lease shall be canceled with respect to less than
the entire Premises, the Rent herein shall be prorated on the basis of the
number of rentable square feet retained by Tenant in proportion to the number of
rentable square feet contained in the Premises, this Lease as so amended shall
continue thereafter in full force and effect, and upon request of Landlord the
parties shall execute written confirmation of the same. Tenant shall surrender
and vacate the Subject Space when required hereunder in accordance with Article
23 and any failure to do so shall be subject to Article 24.

         E.       TERMS OF CONSENT. If Landlord consents to a Transfer: (i) the
terms and conditions of this Lease, including Tenant's liability for the Subject
Space, shall in no way be deemed to have been waived or modified, (ii) such
consent shall not be deemed consent to any further Transfer by either Tenant or
a Transferee, (iii) no Transferee shall succeed to any rights provided in this
Lease or any amendment hereto to extend the Term of this Lease, expand or
contract the Premises, or lease other space, any such rights being deemed
personal to the initial Tenant named herein (and being deemed to have been
automatically revoked and deleted upon any such Transfer), (iv) Tenant shall
deliver to Landlord promptly after execution, an original executed copy of all
documentation pertaining to the Transfer in form reasonably acceptable to
Landlord, and (v) Tenant shall furnish a complete statement, certified by an
independent certified public accountant, or Tenant's chief financial officer,
setting forth in detail the computation of any Transfer Premium that Tenant has
derived and shall derive from such Transfer. Landlord or its authorized
representatives shall have the right at all reasonable times to audit the books,
records and papers of Tenant and any Transferee relating to any Transfer, and
shall have

                                     -24-

<PAGE>

the right to make copies thereof. If the Transfer Premium respecting any
Transfer shall be found understated, Tenant shall within thirty (30) days
after demand pay the deficiency, and if understated by more than two percent
(2%) Tenant shall pay Landlord's costs of such audit. Any sublease hereunder
shall be subordinate and subject to the provisions of this Lease, and if this
Lease shall be terminated during the term of any sublease, Landlord shall
have the right to: (a) deem such sublease as merged and canceled and
repossess the Subject Space by any lawful means, or (b) deem such termination
as an assignment of such sublease to Landlord and not as a merger, and
require that such subtenant attorn to and recognize Landlord as its landlord
under any such sublease. If Tenant shall commit a Default under this Lease,
Landlord is hereby irrevocably authorized, as Tenant's agent and
attorney-in-fact, to direct any Transferee to make all payments under or in
connection with the Transfer directly to Landlord (which Landlord shall apply
towards Tenant's obligations under this Lease).

         F.       CERTAIN TRANSFERS. For purposes of this Lease, the term
"Transfer" shall also include, and all of the foregoing provisions shall apply
to: (i) the conversion, merger or consolidation of Tenant into a limited
liability company or limited liability partnership, (ii) if Tenant is a
partnership or limited liability company, the withdrawal or change, voluntary,
involuntary or by operation of law, of a majority of the partners or members, or
a transfer of a majority of partnership or membership interests, within a twelve
month period, or the dissolution of the partnership or company, and (iii) if
Tenant is a closely held corporation (i.e., whose stock is not publicly held and
not traded through an exchange or over the counter), the dissolution, merger,
consolidation or other reorganization of Tenant, or within a twelve month
period: (a) the sale or other transfer of more than an aggregate of 50% of the
voting shares of Tenant (other than to immediate family members by reason or
gift or death) or (b) the sale, mortgage, hypothecation or pledge of more than
an aggregate of 50% of Tenant's net assets.

         G.       AFFILIATED ENTITIES. Notwithstanding anything to the contrary
herein contained, Tenant shall have the right, without obtaining Landlord's
consent and without giving Landlord a Recapture Offer, to assign its interest in
this Lease and to sublease the premises, or any portion thereof, to an
Affiliated Entity, as hereinafter defined, so long as such entity remains in
such relationship to Tenant, and provided that prior to or simultaneously with
such assignment or sublease, such Affiliated Entity executes and delivers to
Landlord an ("Assumption Agreement"), in form and substance reasonably
satisfactory to Landlord, whereby the Affiliated Entity shall agree to be
independently bound by and upon all the covenants, agreements, terms, provisions
and conditions set forth in this Lease on the part of Tenant to be performed
from and after the effective date of such assignment, and whereby the Affiliated
Entity shall expressly agree that the provisions of this Article 13 shall,
notwithstanding such assignment or transfer, continue to be binding upon it with
respect to all future assignments and transfers. For the purposes hereof, an
"Affiliated Entity" shall be defined as any entity which is controlled by, is
under common control with, or which controls Tenant. For the purposes hereof,
control shall mean the direct or indirect ownership of more than fifty (50%)
percent of the beneficial interest of the entity in question.

                                     -25-

<PAGE>

         H.       PERMITTED TENANT SUCCESSORS. Notwithstanding anything to the
contrary herein contained, Tenant shall have the right, without obtaining
Landlord's consent, and without the same constituting a Default hereunder, to
assign its interest in this Lease to a Permitted Tenant Successor, as
hereinafter defined, provided that: (i) prior to such assignment, Tenant and
such Permitted Tenant Successor execute and deliver and deliver to Landlord an
Assumption Agreement, as defined in Paragraph G of this Article 13, and (ii) the
Permitted Tenant Successor has a net worth, immediately following such
assignment, as evidenced by a financial statement, in form reasonably acceptable
to Landlord, from an independent certified public accountant, which is at least
equal to the net worth of Tenant immediately preceding such assignment. A
"Permitted Tenant Successor" shall be defined as an entity which succeeds to
Tenant's business by merger, consolidation, sale of all or substantially all of
Tenant's stock or assets, or other form of corporate reorganization.

               ARTICLE 14: PERSONAL PROPERTY, RENT AND OTHER TAXES

         Tenant shall pay prior to delinquency all taxes, charges or other
governmental impositions assessed against or levied upon all fixtures,
furnishings, personal property, systems and equipment located in or exclusively
serving the Premises, and any Work to the Premises under Article 9 or other
provisions of this Lease or related documentation. Whenever possible, Tenant
shall cause all such items to be assessed and billed separately from the other
property of Landlord. In the event any such items shall be assessed and billed
with the other property of Landlord, Tenant shall pay Landlord its share of such
taxes, charges or other governmental impositions within ten (10) days after
Landlord delivers a statement and a copy of the assessment or other
documentation showing the amount of impositions applicable to Tenant's property.
Tenant shall pay any rent tax, sales tax, service tax, transfer tax, value added
tax, or any other applicable tax on the Rent, utilities or services herein, the
privilege of renting, using or occupying the Premises or collecting Rent
therefrom, or otherwise respecting this Lease or any other document entered in
connection herewith.

                         ARTICLE 15: LANDLORD'S REMEDIES

         A.       DEFAULT. The occurrence of any one or more of the following
events shall constitute a "Default" by Tenant and shall give rise to Landlord's
remedies set forth in Paragraph B below: (i) failure to make when due any
payment of Rent, unless such failure is cured within five (5) days after notice;
(ii) failure to observe or perform any term or condition of this Lease other
than the payment of Rent (or the other matters expressly described herein),
unless such failure is cured within any period of time following notice
expressly provided with respect thereto in other Articles hereof, or otherwise
within a reasonable time, but in no event more than twenty (20) days following
notice (provided, if the nature of Tenant's failure is such that more time is
reasonably required in order to cure, Tenant shall not be in Default if Tenant
commences to cure promptly within such period, diligently seeks and keeps
Landlord reasonably advised of efforts to cure such failure to completion, and
completes such cure within sixty (60) days

                                     -26-

<PAGE>

following Landlord's notice); (iii) failure to cure immediately upon notice
thereof any condition which is hazardous, interferes with another tenant or
the operation or leasing of the Property, or may cause the imposition of a
fine, penalty or other remedy on Landlord or its agents or affiliates, (iv)
violating Article 13 respecting Transfers, or abandoning, vacating or failing
to occupy the Premises for more than thirty (30) days, or removing or making
arrangements to remove substantial portions of the furniture or other
personal property from the Premises or any material portion thereof, or (v)
(a) making by Tenant or any guarantor of this Lease ("Guarantor") of any
general assignment for the benefit of creditors, (b) filing by or for
reorganization or arrangement under any Law relating to bankruptcy or
insolvency (unless, in the case of a petition filed against Tenant or such
Guarantor, the same is dismissed within thirty (30) days), (c) appointment of
a trustee or receiver to take possession of substantially all of Tenant's
assets located in the Premises or of Tenant's interest in this Lease, where
possession is not restored to Tenant within sixty (60) days, (d) attachment,
execution or other judicial seizure of substantially all of Tenant's assets
located in the Premises or of Tenant's interest in this Lease, (e) Tenant's
or any Guarantor's convening of a meeting of its creditors or any class
thereof for the purpose of effecting a moratorium upon or composition of its
debts, (f) Tenant's or any Guarantor's insolvency or failure, or admission of
an inability, to pay debts as they mature, or (g) a violation by Tenant or
any affiliate of Tenant under any other lease or agreement with Landlord or
any affiliate thereof which is not cured within the time permitted for cure
thereunder. If Tenant violates the same term or condition of this Lease on
two (2) occasions during any twelve (12) month period, Landlord shall have
the right to exercise all remedies for any violations of the same term or
condition during the next twelve (12) months without providing further notice
or an opportunity to cure.

         B.       REMEDIES. If a Default occurs, Landlord shall have the rights
and remedies hereinafter set forth to the extent permitted by Law, which shall
be distinct, separate and cumulative with and in addition to any other right or
remedy allowed under any Law or other provision of this Lease:

                  (i)      accelerate and declare to be immediately due and
payable, and sue for and recover, all unpaid Rent for the unexpired period of
the Term (including all Expenses and Taxes as the amount(s) of same can be
determined) as if by the terms of this Lease the same were payable in advance
(and, for the purposes of determining in the first instance accelerated Expenses
and Taxes payable by Tenant, the monthly estimated charges for Expenses and
Taxes, as billed to Tenant, for the month in which the Default occurred, shall
be deemed to continue in such amounts throughout the period to which the
acceleration applies; and any over or under payment shall be adjusted following
Tenant's payment of the accelerated amount, as the actual amounts are determined
pursuant to the applicable provisions of this Lease), and/or

                  (ii)     whether or not Landlord has elected to accelerate
Rent in accordance with clause (i), or whether or not Landlord has elected to
terminate this Lease in accordance with clause (iii), below, distrain, collect
or bring an action for such Rent as being rent in arrears, or may enter judgment
therefor in an action as herein elsewhere provided for in case of rent in
arrears, or may file a Proof of Claim in any bankruptcy or

                                     -27-

<PAGE>

insolvency proceeding for such Rent, or may institute any other proceedings,
whether similar or dissimilar to the foregoing, to enforce payment thereof,
and/or

                  (iii)    whether or not Landlord has elected to accelerate
Rent in accordance with clause (i), terminate this Lease and the Term by giving
written notice thereof to Tenant and, upon the expiration of fifteen (15) days
after the giving of such notice, the Term and the estate hereby granted shall
expire and terminate with the same force and legal effect as though the date of
such notice was the Expiration Date, and all rights of Tenant hereunder shall
expire and terminate, and Tenant shall thereupon quit and surrender the Premises
to Landlord in the condition specified in this Lease, and Tenant shall remain
liable as hereinafter provided.

         C.       RE-ENTRY. If a Default occurs, at any time thereafter and in
addition to all available legal or equitable rights and remedies, Landlord may,
whether or not the Term has been terminated in accordance with Article 15.B
(iii), terminate or suspend Tenant's right to possession of the Premises and
re-enter upon and repossess the Premises or any part thereof by force, summary
proceedings, ejectment or otherwise, remove all persons and property therefrom,
and have, hold and enjoy the Premises and the rents and profits therefrom.
Landlord shall be under no liability for or by reason of any such entry,
repossession or removal; and no such re-entry or taking of possession of the
Premises by Landlord shall be construed as an election on Landlord's part to
terminate the Term unless a written notice of such intention is given to Tenant
pursuant to Article 15.B (iii) or unless the termination of this Lease is
decreed by a court of competent jurisdiction.

         D.       RELETTING. At any time or from time to time after the
repossession of the Premises or any part thereof pursuant to Article 15.C,
whether or not the Term shall have been terminated pursuant to Article 15.B
(iii), Landlord shall use commercially reasonable efforts, in its own name as
agent for Tenant if the Term has not been terminated, or on its own behalf if
this Lease has been terminated, to relet all or any part of the Premises for the
account of Tenant for such term or terms (which may be greater or less than the
period which would otherwise have constituted the balance of the Term) and on
such conditions and provisions (which may include concessions or free rent) as
Landlord, in its absolute and sole discretion, may determine, and Landlord may
collect and receive any rents payable by reason of such reletting.
Notwithstanding the foregoing:

                  (i)      Landlord shall not be required to (a) accept any
tenant offered by Tenant, (b) observe any instruction given by Tenant about such
reletting, (c) endeavor to relet if Landlord has other space available or which
will become available elsewhere in the Property, or (d) relet to any tenant
whose business or proposed use would be inconsistent or not compatible, in
Landlord's sole opinion, with the overall leasing, use and occupancy of the
Property, or whose financial responsibility or standing is not satisfactory to
Landlord. For the purpose of such reletting, Landlord may decorate or make
repairs, changes, alterations or additions in or to the Premises or any part
thereof to the extent deemed by Landlord to be desirable or convenient, and the
cost of such decoration, repairs, changes, alterations or additions shall be
charged to and be payable by Tenant as additional Rent hereunder, as well as any
reasonable brokerage and legal

                                     -28-

<PAGE>

fees expended by Landlord in connection with such reletting. No reletting
shall be deemed to be a surrender and acceptance of the Premises.

                  (ii)     Net rent received by Landlord from any third party
tenant as a result of reletting the Premises (i.e., NET of all costs of the
reletting, including but not limited to, brokerage fees, free rent or other
concessions paid or credited to the third party tenant, the cost of refurbishing
or fitting-up the space, legal and other expenses incurred as a result of
Tenant's default and those incurred in reletting) during or attributable to the
period ending on the Expiration Date, shall be credited against the Rent
otherwise payable by Tenant during the remainder of the Term, in inverse order
against the last Rent payments to be made under the provisions of this Lease.

         E.       CONTINUING LIABILITY. No expiration or termination of the Term
pursuant to Article 15.B (iii) or by operation of law or otherwise, no
repossession of the Premises or any part thereof pursuant to Article 15.C, or
otherwise, and no reletting of the Premises or any part thereof pursuant to
Article 15.D, shall relieve Tenant of any of its liabilities and obligations
hereunder, all of which shall survive such expiration, termination, repossession
or reletting. In the event of any expiration or termination of this Lease or any
repossession of the Premises or any part thereof by reason of a Default, where
Landlord has not elected to accelerate Rent pursuant to Article 15.B (i), Tenant
shall pay to Landlord the Rent (including Taxes and Expenses), and all other
sums required to be paid by Tenant hereunder to and including the date of such
expiration, termination or repossession; and, thereafter, Tenant shall, until
the end of what would have been the expiration of the Term in the absence of
such expiration, termination or repossession, and whether or not the Premises or
any part thereof shall have been relet, be liable to Landlord for, and shall pay
to Landlord, as liquidated and agreed current damages, the Rent (including Taxes
and Expenses), and all other sums which would have been payable by Tenant to
Landlord under this Lease in the absence of such expiration, termination or
repossession, less the net proceeds, if any, of any reletting effected for the
account of Tenant pursuant to Article 15.D, after deducting from such proceeds
all of Landlord's expenses in connection with such reletting (including, without
limitation, all related repossession costs, brokerage commissions, legal
expenses, attorneys' fees, employees' expenses, alteration and redecoration
costs and expenses of preparation for reletting). Tenant shall pay such current
damages to Landlord on the days on which the Rent would have been payable under
this Lease in the absence of such expiration, termination or repossession, and
Landlord shall be entitled to recover the same from Tenant on each such day.

         F.       LIQUIDATED DAMAGES. In the event of any expiration or
termination of this Lease or any repossession of the Premises or any part
thereof by reason of a Default, whether or not Landlord shall have collected any
current damages pursuant to Article 15.E, Landlord shall be entitled to recover
from Tenant, and Tenant shall pay to Landlord on demand, unless Tenant has paid
the whole accelerated Rent pursuant to Article 15.B (i), as and for liquidated
and agreed final damages for Tenant's Default and in lieu of current damages
beyond the date of such demand (it being agreed that it would be impracticable
or extremely difficult to fix the actual damages), an amount equal to the

                                     -29-

<PAGE>

excess, if any, of (a) the Rent (including Expenses and Taxes, based on the
monthly amounts then being billed to Tenant) and all other sums which would
be payable under the Lease for the remainder of the Term from the date of
such demand (or, if it be earlier, the date to which Tenant shall have
satisfied in full its obligations under Article 15.E to pay current damages),
to the date that would have been the Expiration Date of the Term in the
absence of such expiration, termination or repossession, discounted at the
rate of six percent (6%) per annum, less (b) the then fair rental value of
the Premises for the same period, discounted at the rate of six percent (6%)
per annum. If any Law shall validly limit the amount of such liquidated final
damages to an amount that is less than the amount above agreed upon, Landlord
shall be entitled to the maximum amount allowable under such Law.

         G.       SPECIFIC PERFORMANCE AND COLLECTION OF RENT. Landlord shall at
all times have the right without prior demand or notice except as required by
applicable Law to: (i) seek any declaratory, injunctive or other equitable
relief, and specifically enforce this Lease or restrain or enjoin a violation of
any provision hereof, and Tenant hereby waives any right to require that
Landlord post a bond or other security in connection therewith, and (ii)
distrain, sue for and collect any unpaid Rent which has accrued.

         H.       LATE CHARGES, INTEREST, AND RETURNED CHECKS. Tenant shall pay,
as additional Rent, a service charge of Three Hundred Dollars ($300.00) or four
percent (4%) of the delinquent amount, whichever is greater, if any portion of
Rent is not received when due. In addition, any Rent not paid when due shall
accrue interest from the due date at the Default Rate until payment is received
by Landlord. Such service charges and interest payments shall not be deemed
consent by Landlord to late payments, nor a waiver of Landlord's right to insist
upon timely payments at any time, nor a waiver of any remedies to which Landlord
is entitled as a result of the late payment of Rent. If Landlord receives two
(2) or more checks from Tenant which are returned by Tenant's bank for
insufficient funds, Landlord may require that all checks thereafter be bank
certified or cashier's checks (without limiting Landlord's other remedies). All
bank service charges resulting from any returned checks shall be borne by
Tenant.

         I.       LANDLORD'S CURE OF TENANT DEFAULTS. If Tenant fails to perform
any obligation under this Lease for five (5) days after notice thereof by
Landlord (except that no notice shall be required in emergencies), Landlord
shall have the right (but not the duty), to perform such obligation on behalf
and for the account of Tenant. In such event, Tenant shall reimburse Landlord
upon demand, as additional Rent, for all expenses incurred by Landlord in
performing such obligation together with an amount equal to fifteen percent
(15%) thereof for Landlord's overhead, and interest thereon at the Default Rate
from the date such expenses were incurred. Landlord's performance of Tenant's
obligations hereunder shall not be deemed a waiver or release of Tenant
therefrom.

         J.       OTHER MATTERS. No re-entry or repossession, repairs, changes,
alterations and additions, reletting, or any other action or omission by
Landlord shall be construed as an election by Landlord to terminate this Lease
or Tenant's right to possession, nor shall the same operate to release Tenant
in whole or in part from any of Tenant's obligations

                                     -30-

<PAGE>

hereunder, unless express notice of such intention is sent by Landlord to
Tenant. Landlord may bring suits for amounts owed by Tenant hereunder or any
portions thereof, as the same accrue or after the same have accrued, and no
suit or recovery of any portion due hereunder shall be deemed a waiver of
Landlord's right to collect all amounts to which Landlord is entitled
hereunder, nor shall the same serve as any defense to any subsequent suit
brought for any amount not therefor reduced to judgment. Landlord may pursue
one or more remedies against Tenant and need not make an election of remedies
until findings of fact are made by a court of competent jurisdiction. All rent
and other consideration paid by any replacement tenants shall be applied at
Landlord's option: (i) first, to the costs of reletting, (ii) second, to the
payment of all costs of enforcing this Lease against Tenant or any Guarantor,
(iii) third, to the payment of all interest and service charges accruing
hereunder, (iv) fourth, to the payment of Rent theretofore accrued, and (v)
with the residue, if any, to be held by Landlord and applied to the payment of
Rent and other obligations of Tenant as the same become due (and with any
remaining residue to be retained by Landlord). Landlord shall be under no
obligation to observe or perform any provision of this Lease on its part to be
observed or performed which accrues while Tenant is in Default hereunder. The
times set forth herein for the curing of Defaults by Tenant are of the essence
of this Lease. Tenant hereby irrevocably waives any right otherwise available
under any Law to redeem or reinstate this Lease, or Tenant's right to
possession, after this Lease, or Tenant's right t possession, is terminated
based on a Default by Tenant. Tenant hereby waives all errors and defects of a
procedural nature in any proceedings brought against it by Landlord under this
Lease. Tenant further waives any statutory notice and grace periods provided to
Tenant by law and agrees that the notices provided in this Lease shall be
sufficient in any case where a longer period may be statutorily specified. No
receipt of money by Landlord from Tenant after the termination of this Lease or
after the service of any notice or after the commencement of any suit, or after
final judgment for possession of the Premises shall reinstate, continue or
extend the Term or affect any such notice, demand or suit or imply consent for
any action for which Landlord's consent is required.

         K.       INTENTIONALLY DELETED.

         L.       INTENTIONALLY DELETED.

         M.       REMOVED PROPERTY. Any and all property which may be removed
from the Premises by Landlord pursuant to the authority of this Lease or of Law,
to which Tenant is or may be entitled, may be handled, removed or stored by
Landlord at the sole risk, cost and expense of Tenant, and Landlord shall in no
event be responsible for the value, preservation or safekeeping thereof. Tenant
shall pay to Landlord, upon demand, any and all expenses incurred in such
removal and all storage charges against such property so long as the same shall
be in Landlord's possession or under the Landlord's control. Any such property
of Tenant not removed from the Premises or retaken from storage by Tenant within
thirty (30) days after the end of the Term or of Tenant's right to possession of
the Premises, however terminated, shall be conclusively deemed to have been
forever abandoned by Tenant and either may be retained by Landlord as its
property or may be disposed of in such manner as Landlord may see fit.

                                     -31-

<PAGE>

         N.       REMEDIES ARE CUMULATIVE AND CONCURRENT. All remedies available
to Landlord hereunder and at Law (and in equity) shall be cumulative and
concurrent. No determination of this Lease or taking or recovery of possession
of the Premises shall deprive Landlord of any remedies or actions against Tenant
for Rent, other charges or damages for the breach of any covenant or condition
herein contained, nor shall the bringing of any such action or the resort to any
other remedy or right for the recovery of same be construed as a waiver or
release of the right to insist upon the forfeiture and to obtain possession.

         O.       REMEDIES AVAILABLE AGAINST ASSIGNEES AND SUBTENANTS. All of
the rights and remedies of Landlord shall be applicable to and available against
any and all assignees or subtenants of Tenant.

         P.       INTENTIONALLY OMITTED.

                          ARTICLE 16: SECURITY DEPOSIT

         Tenant shall, on the date that Tenant executes and delivers this Lease
to Landlord, deliver to Landlord an irrevocable Letter of Credit in accordance
with this Article 16.

         (1)      As additional security for the prompt, full and faithful
performance by Tenant of the terms and provisions of the Lease, Tenant shall
deliver to Landlord an irrevocable stand-by Letter of Credit, payable in
accordance with its terms in Boston, Massachusetts running in favor of Landlord,
issued by a bank approved by Landlord, in its sole and reasonable discretion,
and in the amount ("Letter of Credit Amount") set forth as the required Security
Deposit in Article 1(J) (such letter of credit and any additional or substitute
letters of credit required under this Article 16 are referred to herein
individually as a "Letter of Credit" and collectively as the "Letters of
Credit"). The form and terms of each Letter of Credit shall be acceptable to
Landlord, in its sole and reasonable discretion, and shall be substantially in
the form of Exhibit C. Each Letter of Credit shall be maintained in full force
and effect until the date thirty (30) days after the Expiration Date of the term
of the Lease (referred to herein as the "L/C Expiration Date"). Each Letter of
Credit shall be irrevocable for the term thereof and shall provide that it is
automatically renewable for successive one-year periods without any action
whatsoever on the part of Landlord; provided, however, that the issuing bank
shall have the right not to renew the Letter of Credit upon written notice,
given by certified mail, to Landlord not less than sixty (60) days prior to the
expiration of the then current term thereof (it being understood, however, that
the privilege of the issuing bank not to renew said Letter of Credit shall not,
in any event, diminish the obligation of Tenant to maintain an irrevocable
Letter of Credit through the L/C Expiration Date).

         (2)      In the event of a transfer of Landlord's interest in the
Building, Landlord shall have the right to transfer the Letter of Credit to the
transferee and thereupon the Landlord shall, without any further agreement
between the parties, be released by Tenant

                                     -32-

<PAGE>

from all liability therefor, and it is agreed that the provisions hereof
shall apply to every transfer or assignment of the Letters of Credit to a new
landlord.

         (3)      If Tenant commits a Default, or owes any amounts to Landlord
upon the expiration of this Lease, Landlord may use or apply the whole or any
part of the Letter of Credit for the payment of Tenant's obligations hereunder
then due and unpaid. The use or application of the Letter of Credit or any
portion thereof shall not prevent Landlord from exercising any other right or
remedy provided hereunder or under any Law and shall not be construed as
liquidated damages. Any remaining portion of the Letter of Credit shall be
returned to Tenant within forty-five (45) days after Tenant has vacated the
Premises in accordance with Article 23. If the Premises shall be expanded at any
time, or if the Term shall be extended at an increased rate of Rent, the Letter
of Credit shall thereupon be proportionately increased.

         (4)      If, as a result of any such application of all or any part of
such security, the amount of any Letter of Credit shall be less than the then
required amount, Landlord shall give Tenant written notice thereof and Tenant
shall, as soon as possible and in any event within ten (10) days after Landlord
gives such notice, provide Landlord with an increased Letter of Credit or
additional Letter(s) of Credit in an amount equal to the deficiency, and no
default of Tenant shall be deemed cured until such deficiency is restored.

         (5)      Tenant further covenants that it will not assign or encumber
any Letter of Credit or any part thereof, and that neither Landlord nor its
successors or assigns will be bound by any such assignment, encumbrance,
attempted assignment or attempted encumbrance.

         (6)      Without limiting the generality of the foregoing, if any
Letter of Credit expires earlier than the L/C Expiration Date, or the issuing
bank notifies Landlord that is shall not renew any Letter of Credit, Landlord
will accept a renewal thereof or substitute Letter of Credit (such renewal or
substitute Letter of Credit to be in effect not later than thirty (30) days
prior to the expirations of the original letter), irrevocable and automatically
renewable as above provided until the L/C Expiration Date upon the same terms as
the expiring Letter of Credit. However, (i) if the Letter of Credit is not
timely renewed or a substitute Letter of Credit is not timely received, or (ii)
if Tenant fails to maintain the Letter of Credit in the amount and terms set
forth in this Article, Tenant, at least thirty (30) days prior to the expiration
of the Letter of Credit, or immediately upon Tenant's failure to comply with
each and every term of this Section, must deposit with Landlord cash security in
the amount of the then required Letter of Credit Amount, to be held subject to
and in accordance with all of the terms and conditions set forth in this Article
16. If Tenant fails to make such deposit when due, Landlord may present the
Letter of Credit to the bank, in accordance with the provisions of this Article
16, and the Letter of Credit, and the entire sum secured thereby shall be paid
to Landlord and held as a cash security deposit as provided in this Article 16.

                                     -33-

<PAGE>

           ARTICLE 17: ATTORNEYS' FEES, JURY TRIAL, COUNTERCLAIMS AND
                                     VENUE

         In the event of any litigation or arbitration between the parties
relating to this Lease, the Premises or Property (including pretrial, trial,
appellate, administrative, bankruptcy or insolvency proceedings), the prevailing
party shall be entitled to recover its attorneys' fees and costs as part of the
judgment, award or settlement therein. In the event of a breach of this Lease by
either party which does not result in litigation but which causes the
non-breaching party to incur attorneys' fees or costs, the breaching party shall
reimburse such fees and costs to the non-breaching party upon demand. If either
party or any of its officers, directors, trustees, beneficiaries, partners,
agents, affiliates or employees shall be made a party to any litigation or
arbitration commenced by or against the other party and is not at fault, the
other party shall pay all costs, expenses and attorneys' fees incurred by such
parties in connection with such litigation. IN THE INTEREST OF OBTAINING A
SPEEDIER AND LESS COSTLY HEARING OF ANY DISPUTE, LANDLORD AND TENANT HEREBY
WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER
PARTY AGAINST THE OTHER ARISING OUT OF OR RELATING TO THIS LEASE, THE PREMISES
OR THE PROPERTY. Although such jury waiver is intended to be self-operative and
irrevocable, Landlord and Tenant each further agree, if requested, to confirm
such waivers in writing at the time of commencement of any such action,
proceeding or counterclaim. If Landlord commences any detainer suit, summary
proceedings or other action seeking possession of the Premises, Tenant agrees
not to interpose by consolidation of actions, removal to chancery or otherwise,
any counterclaim, claim of set-off, recoupment or deduction of Rent, or other
claim seeking affirmative relief of any kind (except a mandatory or compulsory
counterclaim which Tenant would forfeit if not so interposed). Any action or
proceeding brought by either party against the other for any matter arising out
of or in any way relating to this Lease, the Premises or the Property, shall be
heard, at Landlord's option, in the court having jurisdiction located closest to
the Property.

                ARTICLE 18: SUBORDINATION, ATTORNMENT AND LENDER
                                   PROTECTION

         This Lease is subject and subordinate to all Mortgages now or hereafter
placed upon the Property, and all other encumbrances and matters of public
record applicable to the Property. Whether before or after any foreclosure or
power of sale proceedings are initiated or completed by any Lender or a deed in
lieu is granted (or any ground lease is terminated), Tenant agrees upon written
request of any such Lender or any purchaser at such sale, to attorn and pay Rent
to such party, and recognize such party as Landlord (provided such Lender or
purchaser shall agree not to disturb Tenant's occupancy so long as Tenant does
not Default hereunder, on a form customarily used by, or otherwise reasonably
acceptable to, such party). However, in the event of attornment, no Lender shall
be: (i) liable for any act or omission of Landlord, or subject to any offsets or
defenses which Tenant might have against Landlord (arising prior to such Lender

                                     -34-

<PAGE>

becoming Landlord under such attornment), (ii) liable for any security deposit
or bound by any prepaid Rent not actually received by such Lender, or (iii)
bound by any modification of this Lease not consented to by such Lender. Any
Lender may elect to make this Lease prior to the lien of its Mortgage by written
notice to Tenant, and if the Lender of any prior Mortgage shall require, this
Lease shall be prior to any subordinate Mortgage; such elections shall be
effective upon written notice to Tenant, or shall be effective as of such
earlier or later date set forth in such notice. Tenant agrees to give any Lender
by certified mail, return receipt requested, a copy of any notice of default
served by Tenant upon Landlord, provided that prior to such notice Tenant has
been notified in writing (by way of service on Tenant of a copy of an assignment
of leases, or otherwise) of the address of such Lender. Tenant further agrees
that if Landlord shall have failed to cure such default within the time
permitted Landlord for cure under this Lease, any such Lender whose address has
been provided to tenant shall have an additional period of thirty (30) days in
which to cure (or such additional time as may be required due to causes beyond
such Lender's control, including time to obtain possession of the Property by
appointment of receiver, power of sale or judicial action). Should any current
or prospective Lender require a modification or modifications to this Lease
which will not cause an increased cost or otherwise materially and adversely
change the rights and obligations of Tenant hereunder, Tenant agrees that this
Lease shall be so modified. Except as expressly provided to the contrary herein,
the provisions of this Article shall be self-operative; however Tenant shall
execute and deliver, within ten (10) days after requested, such documentation as
Landlord or any Lender may request from time to time, whether prior to or after
a foreclosure or power of sale proceeding is initiated or completed, a deed in
lieu is delivered, or a ground lease is terminated, in order to further confirm
or effectuate the matters set forth in this Article in recordable form (and
Tenant hereby authorizes Landlord acting in good faith to execute any such
documentation as Tenant's agent and attorney-in-fact). Tenant hereby waives the
provisions of any Law (now or hereafter adopted) which may give or purport to
give Tenant any right or election to terminate or otherwise adversely affect
this Lease or Tenant's obligations hereunder if foreclosure or power of sale
proceedings are initiated, prosecuted or completed.

                        ARTICLE 19: ESTOPPEL CERTIFICATES

         Tenant shall from time to time, within five (5) business days after
written request from Landlord, execute, acknowledge and deliver a statement
certifying: (i) that this Lease is unmodified and in full force and effect or,
if modified, stating the nature of such modification and certifying that this
Lease as so modified, is in full force and effect (or specifying the ground for
claiming that this Lease is not in force and effect), (ii) the dates to which
the Rent has been paid, and the amount of any Security Deposit, (iii) that
Tenant is in possession of the Premises, and paying Rent on a current basis with
no offsets, defenses or claims, or specifying the same if any are claimed, (iv)
that there are not, to Tenant's knowledge, any uncured defaults on the part of
Landlord or Tenant which are pertinent to the request, or specifying the same if
any are claimed, and (v) certifying such other matters, and including such
current financial statements, as Landlord may reasonably request, or as may be
requested by Landlord's current or prospective Lenders,

                                     -35-

<PAGE>

insurance carriers, auditors, and prospective purchasers (and including a
comparable certification statement from any subtenant respecting its
sublease). Any such statement may be relied upon by any such parties. If
Tenant shall fail to execute and return such statement within the time
required herein, Tenant shall be deemed to have agreed with the matters set
forth therein.

                     ARTICLE 20: RIGHTS RESERVED BY LANDLORD

         Except to the extent expressly limited herein, Landlord reserves full
rights to control the Property (which rights may be exercised without subjecting
Landlord to claims for constructive eviction, abatement of Rent, damages or
other claims of any kind), including more particularly, but without limitation,
the following rights:

         A.       GENERAL MATTERS. To: (i) change the name or street address of
the Property or designation of the Premises, (ii) install and maintain signs on
the exterior and interior of the Property, and grant any other Person the right
to do so, (iii) retain at all times, and use in appropriate instances, keys to
all doors within and into the Premises, (iv) grant to any Person the right to
conduct any business or render any service at the Property, whether or not the
same are similar to the use permitted Tenant by this Lease, (v) grant any Person
the right to use separate security personnel and systems respecting access to
their premises, (vi) have access for Landlord and other tenants of the Property
to any mail chutes located on the Premises according to the rules of the United
States Postal Service (and to install or remove such chutes), and (vii) in case
of fire, invasion, insurrection, riot, civil disorder, public excitement or
other dangerous condition, or threat thereof: (a) limit or prevent access to the
Property, (b) shut down elevator service, (c) activate elevator emergency
controls, and (d) otherwise take such action or preventative measures deemed
necessary by Landlord for the safety of tenants of the Property or the
protection of the Property and other property located thereon or therein (but
this provision shall impose no duty on Landlord to take such actions, and no
liability for actions taken in good faith).

         B.       ACCESS TO PREMISES. To enter the Premises in order to: (i)
inspect, (ii) supply cleaning service or other services to be provided Tenant
hereunder, (iii) show the Premises to current and prospective Lenders, insurers,
purchasers, tenants, brokers and governmental authorities, (iv) decorate,
remodel or alter the Premises if Tenant shall abandon the Premises at any time,
or shall vacate the same during the last 120 days of the Term (without thereby
terminating this Lease), and (v) perform any work or take any other actions
under Paragraph (C) below, or exercise other rights of Landlord under this Lease
or applicable Laws. However, Landlord shall: (a) provide reasonable advance
written or oral notice to Tenant's onsite manager or other appropriate person
(except for cleaning and ordinary maintenance and except in emergencies), (b)
take reasonable steps to minimize any significant disruption to Tenant's
business, and following completion of any work, return Tenant's leasehold
improvements, fixtures, property and equipment to the original locations and
condition to the fullest extent reasonably possible, and (c) take reasonable
steps to avoid materially changing the configuration or reducing the square

                                     -36-

<PAGE>

footage of the Premises, unless required by Laws or other causes beyond
Landlord's reasonable control (and in the event of any permanent material
reduction, the Rent and other rights and obligations of the parties based on the
square footage of the Premises shall be proportionately reduced). Tenant shall
not place partitions, furniture or other obstructions in the Premises which may
prevent or impair Landlord's access to the Systems and Equipment for the
Property or the systems and equipment for the Premises. If Tenant requests that
any such access occur before or after Landlord's regular business hours and
Landlord approves, Tenant shall pay all overtime and other additional costs in
connection therewith.

         C.       CHANGES TO THE PROPERTY. To: (i) paint and decorate, (ii)
perform repairs or maintenance, (iii) add land, buildings, easements or other
interests to, or sell or eliminate the same from, the Property, and grant
interests and rights in the Property to other parties, and convert common areas
to rentable areas and rentable areas to common areas, and (iii) make
replacements, restorations, renovations, alterations, additions and
improvements, structural or otherwise (including freon retrofit work), in and to
the Property or any part thereof, including any adjacent building, structure,
facility, land, street or alley, or change the uses thereof (other than Tenant's
permitted use), including changes, reductions or additions of corridors,
entrances, doors, lobbies, parking facilities and other areas, structural
support columns and shear walls, elevators, stairs, escalators, mezzanines,
solar tint windows or film, kiosks, planters, sculptures, displays, and other
amenities and features therein, and changes relating to the connection with or
entrance into or use of the Property or any other adjoining or adjacent building
or buildings, now existing or hereafter constructed. In connection with such
matters, Landlord may among other things erect scaffolding, barricades and other
structures, open ceilings, close entry ways, restrooms, elevators, stairways,
corridors, parking and other areas and facilities, and take such other actions
as Landlord deems appropriate. However, Landlord shall: (a) take reasonable
steps to minimize or avoid any denial of access to the Premises except when
necessary on a temporary basis, and (b) in connection with entering the Premises
shall comply with Paragraph B above.

         D.       NEW PREMISES. To substitute for the Premises other premises
(herein referred to as the "new premises") in the Property, provided: (i) the
new premises shall be similar to the Premises in size (up to 10% larger or
smaller with the Rent and any other rights and obligations of the parties based
on the square footage of the Premises adjusted proportionately to reflect the
increase or decrease), (ii) Landlord shall provide the new premises in a
condition substantially comparable to the Premises at the time of the
substitution (and Tenant shall diligently cooperate in the preparation or
approval of any plans or specifications for the new premises as requested by
Landlord or Landlord's representatives), (iii) the parties shall execute an
appropriate amendment to the Lease confirming the change within thirty (30) days
after Landlord requests, and (iv) if Tenant shall already have taken possession
of the Premises: (a) Landlord shall pay the direct, out-of-pocket, reasonable
expenses of Tenant in moving from the Premises to the new premises, based upon
Tenant's submission of paid receipts, and (b) Landlord shall give Tenant at
least thirty (30) days' notice before making such change, and such move shall be
made during evenings, weekends, or otherwise so as to incur the least
inconvenience

                                     -37-

<PAGE>

to Tenant. Tenant shall surrender and vacate the Premises on the date
required in Landlord's notice of substitution, in the condition and as
required under Article 23, and any failure to do so shall be subject to
Article 24.

                      ARTICLE 21: LANDLORD'S RIGHT TO CURE

         If Landlord shall fail to perform any obligation under this Lease
required to be performed by Landlord, Landlord shall not be deemed to be in
default hereunder nor subject to any claims for damages of any kind, unless such
failure shall have continued for a period of thirty (30) days after notice
thereof by Tenant (provided, if the nature of Landlord's failure is such that
more time is reasonably required in order to cure, Landlord shall not be in
default if Landlord commences to cure within such period and thereafter
diligently seeks to cure such failure to completion). If Landlord shall default
and fail to cure as provided herein, Tenant shall have such rights and remedies
as may be available to Tenant under applicable Laws, subject to the other
provisions of this Lease; provided, Tenant shall have no right of self-help to
perform repairs or any other obligation of Landlord, and shall have no right to
withhold, set-off, or abate Rent, or terminate this Lease, and Tenant hereby
expressly waives the benefit of any Law to the contrary.

                           ARTICLE 22: INDEMNIFICATION

         Tenant shall defend, indemnify and hold Landlord harmless from and
against any and all claims, demands, losses, penalties, fines, fees, charges,
assessments, liabilities, damages, judgments, orders, decrees, actions,
administrative or other proceedings, costs and expenses (including court costs,
attorneys' fees, and expert witness fees), including consequential damages, and
any diminution in value or loss or interference with the transfer, use or
enjoyment of the Premises, Property or other property or business or affecting
title thereto, howsoever caused, which directly or indirectly relate to or
result wholly or in part from, or are alleged to relate to or arise wholly or in
part from: (i) any violation or breach of this Lease or applicable Law by any
Tenant Parties (as defined below), (ii) damage, loss or injury to persons,
property or business occurring in, about or from the Premises, (iii) damage,
loss or injury to persons, property or business directly or indirectly arising
out of any Tenant Party's use of the Premises or Property, or out of any other
act or omission of any Tenant Parties. For purposes of this provision, "Tenant
Parties" shall mean Tenant, any other occupant of the Premises and any of their
respective agents, employees, invitees, Transferees and contractors. Without
limiting the generality of the foregoing, Tenant specifically acknowledges that
the undertaking herein shall apply to claims in connection with or arising out
of any "Work" as described in Article 9, the installation, maintenance, use or
removal of any "Lines" as described in Article 29, the transportation, use,
storage, maintenance, generation, manufacturing, handling, disposal, release,
discharge, spill or leak of any "Hazardous Material" as described in Article 30,
and violations of Tenant's responsibilities respecting the Disabilities Acts as
described in Article 31 (whether or not any of such matters shall have been
theretofore approved by Landlord). Notwithstanding the foregoing to the
contrary,

                                     -38-

<PAGE>

the foregoing indemnity shall not apply to claims finally determined by a
court of competent jurisdiction to have been caused solely by the gross
negligence or willful misconduct of the party seeking to be indemnified.

                        ARTICLE 23: RETURN OF POSSESSION

         At the expiration or earlier termination of this Lease or Tenant's
right of possession, Tenant shall vacate and surrender possession of the entire
Premises in the condition required under Article 8 and the Rules, ordinary wear
and tear excepted, shall surrender all keys and key cards, and any parking
transmitters, stickers or cards, to Landlord, and shall remove all personal
property and office trade fixtures that may be readily removed without damage to
the Premises or Property. All improvements, fixtures and other items, including
ceiling light fixtures, HVAC equipment, plumbing fixtures, hot water heaters,
fire suppression and sprinkler systems, "Lines" under Article 29, interior
stairs, wall coverings, carpeting and other flooring, blinds, drapes and window
treatments, in or serving the Premises, whether installed by Tenant or Landlord,
shall be Landlord's property and shall remain upon the Premises, all without
compensation, allowance or credit to Tenant, unless Landlord elects otherwise as
provided herein. If prior to such termination or within ten (10) days thereafter
Landlord so directs by notice, Tenant shall promptly remove such of the
foregoing items as are designated in such notice and restore the Premises to the
condition prior to the installation of such items in a good and workmanlike
manner; provided, Landlord shall not require removal of customary office
improvements installed pursuant to this Lease to the extent that Tenant seeks,
and Landlord grants, a written waiver of such removal requirement in connection
with Landlord's approval of the plans for such improvements. If Tenant shall
fail to perform any repairs or restoration, or fail to remove any items from the
Premises required hereunder, Landlord may do so and Tenant shall pay Landlord's
charges therefor upon demand. All property removed from the Premises by Landlord
pursuant to any provisions of this Lease or any Law may be handled or stored by
Landlord at Tenant's expense, and Landlord shall in no event be responsible for
the value preservation or safekeeping thereof. All property not removed from the
Premises or retaken from storage by Tenant within thirty (30) days after
expiration or earlier termination of this Lease or Tenant's right to possession,
shall at Landlord's option be conclusively deemed to have been conveyed by
Tenant to Landlord as if by bill of sale without payment by Landlord. Unless
prohibited by applicable Law, Landlord shall have a lien against such property
for the costs incurred in removing and storing the same. Tenant hereby waives
any statutory notices to vacate or quit the Premises upon expiration of this
Lease.

                            ARTICLE 24: HOLDING OVER

         Unless Landlord expressly agrees otherwise in writing, Tenant shall pay
Landlord 200% of the amount of Rent then applicable prorated on a per diem basis
for each day Tenant shall fail to vacate or surrender possession of the Premises
or any part thereof after expiration or earlier termination of this Lease as
required under Article 23, together

                                     -39-

<PAGE>

with all damages (direct and consequential) sustained by Landlord on account
thereof. Tenant shall pay such amounts on demand, and, in the absence of
demand, monthly in advance. The foregoing provisions, and Landlord's
acceptance of any such amounts, shall not serve as permission for Tenant to
holdover, nor serve to extend the Term (although Tenant shall remain a
tenant-at-sufferance bound to comply with all provisions of this Lease until
Tenant properly vacates the Premises, and shall be subject to the provisions
of Article 23). Tenant hereby waives notice to vacate or quit the Premises
and agrees that Landlord shall be entitled to the benefit of all Laws
respecting the summary recovery of the Premises from a tenant holding over to
the same extent as if statutory notice had been given. Landlord shall have
the right, at any time after expiration or earlier termination of this Lease
or Tenant's right to possession, to reenter and possess the Premises and
remove all property and persons therefrom and Landlord shall have such other
remedies for holdover as may be available to Landlord under other provisions
of this Lease or applicable Laws.

                               ARTICLE 25: NOTICES

         Except as expressly provided to the contrary in this Lease, every
notice or other communication to be given by either party to the other with
respect hereto or to the Premises or Property, shall be in writing and shall not
be effective for any purpose unless the same shall be served personally or by
national air courier service, or United States certified mail, return receipt
requested, postage prepaid, to the parties at the addresses set forth in Article
1, or such other address or addresses as Tenant or Landlord may from time to
time designate by notice given as above provided. Every notice or other
communication hereunder shall be deemed to have been given as of the third
business day following the date of such mailing (or as of any earlier date
evidenced by a receipt from such national air courier service or the United
States Postal Service) or immediately if personally delivered. Notices not sent
in accordance with the foregoing shall be of no force or effect until received
by the foregoing parties at such addresses required herein.

                         ARTICLE 26: REAL ESTATE BROKERS

         Tenant represents that Tenant has dealt only with the broker, if any,
designated in Article 1 (whose commission, if any, shall be paid by Landlord
pursuant to separate agreement) as broker, agent or finder in connection with
this Lease, and agrees to indemnify and hold Landlord harmless from all damages,
judgments, liabilities and expenses (including reasonable attorneys' fees)
arising from any claims or demands of any other broker, agent or finder with
whom Tenant has dealt for any commission or fee alleged to be due in connection
with its participation in the procurement of Tenant or the negotiation with
Tenant of this Lease.

                              ARTICLE 27: NO WAIVER

                                     -40-

<PAGE>

         No provision of this Lease will be deemed waived by either party unless
expressly waived in writing and signed by the waiving party. No waiver shall be
implied by delay or any other act or omission of either party. No waiver by
either party of any provision of this Lease shall be deemed a waiver of such
provision with respect to any subsequent matter relating to such provision, and
Landlord's consent or approval respecting any action by Tenant shall not
constitute a waiver of the requirement for obtaining Landlord's consent or
approval respecting any subsequent action. Acceptance of Rent by Landlord
directly or through any agent or lock-box arrangement shall not constitute a
waiver of any breach by Tenant of any term or provision of this Lease (and
Landlord reserves the right to return or refund any untimely payments if
necessary to preserve Landlord's remedies). No acceptance of a lesser amount of
Rent shall be deemed a waiver of Landlord's right to receive the full amount
due, nor shall any endorsement or statement on any check or payment or any
letter accompanying such check or payment be deemed an accord and satisfaction,
and Landlord may accept such check or payment without prejudice to Landlord's
right to recover the full amount due. The acceptance of Rent or of the
performance of any other term or provision from, or providing directory listings
or services for, any Person other than Tenant shall not constitute a waiver of
Landlord's right to approve any Transfer. No delivery to, or acceptance by,
Landlord or its agents or employees of keys, nor any other act or omission of
Tenant or Landlord or their agents or employees, shall be deemed a surrender, or
acceptance of a surrender, of the Premises or a termination of this Lease,
unless stated expressly in writing by Landlord.

              ARTICLE 28: SAFETY AND SECURITY DEVICES, SERVICES AND
                                    PROGRAMS

         The parties acknowledge that safety and security devices, services and
programs provided by Landlord, if any, while intended to deter crime and ensure
safety, may not in given instances prevent theft or other criminal acts, or
ensure safety of persons or property. The risk that any safety or security
device, service or program may not be effective, or may malfunction, or be
circumvented by a criminal, is assumed by Tenant with respect to Tenant's
property and interests, and Tenant shall obtain insurance coverage against such
losses resulting from criminal acts, as may be further described in Article 10.
Tenant agrees to cooperate in any reasonable safety or security program
developed by Landlord or required by Law.

                       ARTICLE 29: TELECOMMUNICATION LINES

         A.       TELECOMMUNICATION LINES. Subject to Landlord's continuing
right of supervision and approval, and the other provisions hereof, Tenant
shall separately obtain and pay for any and all communications and data
transmission services for the Premises. In connection therewith, Tenant may:
(i) install telecommunication lines ("Lines") connecting the Premises to any
terminal block on the floor or floors on which the Premises are located, or
(ii) use any such Lines as may currently exist and already connect the
Premises to any such terminal block. Landlord disclaims any representations,

                                    -41-
<PAGE>

warranties or understandings concerning the capacity, design or suitability
of any such terminal blocks, any riser Lines, any main distribution frame
("MDF") for the Property, or related equipment. If there is, or will be, more
than one tenant on any floor, at any time, Landlord may allocate, and
periodically reallocate, connections to any terminal block and MDF based on
the proportion of square feet each tenant occupies on such floor, or the type
of business operations or requirements of such tenants, in Landlord's
reasonable discretion. Landlord may arrange for an independent contractor to
review Tenant's requests for approval hereunder, monitor or supervise
Tenant's installation, connection and disconnection of Lines, and provide
other such services, or Landlord may provide the same. In each case, Tenant
shall pay Landlord's fees and costs therefor as provided in Article 9.

         B.       INSTALLATION. Tenant may install and use Tenant's Lines and
make connections and disconnections at the terminal blocks as described above,
provided Tenant shall: (i) obtain Landlord's prior written approval of all
aspects thereof, (ii) use an experienced and qualified contractor designated or
approved in writing in advance by Landlord (whom Landlord may require to enter
an access and indemnity agreement on Landlord's then standard form of agreement
therefor), (iii) comply with such inside wire standards as Landlord may adopt
from time to time, and all other provisions of this Lease, including Article 9
respecting Work, and the Rules respecting access to the wire closets, (iv) not
install Lines in the same sleeve, chaseway or other enclosure in close proximity
with electrical wire, and not install PVCcoated Lines under any circumstances,
(v) thoroughly test any riser Lines to which Tenant intends to connect any Lines
to ensure that such riser Lines are available and are not then connected to or
used for telephone, data transmission or any other purpose by any other party
(whether or not Landlord has previously approved such connections), and not
connect to any such unavailable or connected riser Lines, and (vi) not connect
any equipment to the Lines which may create an electromagnetic field exceeding
the normal insulation ratings of ordinary twisted pair riser cable or cause
radiation higher than normal background radiation, unless the Lines therefor
(including riser Lines) are appropriately insulated to prevent such excessive
electromagnetic fields or radiation (and such insulation shall not be provided
by the use of additional unused twisted pair Lines). As a condition to
permitting installation of new Lines, Landlord may require that Tenant remove
any existing Lines located in or serving the Premises.

         C.       LIMITATION OF LIABILITY. Unless due solely to Landlord's
intentional misconduct or grossly negligent acts, Landlord shall have no
liability for damages arising, and Landlord does not warrant that the Tenant's
use of the Lines will be free, from the following (collectively called "Line
Problems"): (i) any eavesdropping, wiretapping or theft of long distance access
codes by unauthorized parties, (ii) any failure of terminal blocks, Lines, the
MDF or other equipment to satisfy Tenant's requirements, or (iii) any
capacitance, attenuation, crosstalk or other problems with the Lines, any
misdesignation of the Lines in the MDF room or wire closets, or any shortages,
failures, variations, interruptions, disconnections, loss or damage caused by or
in connection with the installation, maintenance, replacement, use or removal of
any other Lines or equipment at the Property by or for other tenants at the
Property, by any failure of the

                                    -42-
<PAGE>

environmental conditions at or the power supply for the Property to conform
to any requirements of the Lines or any other problems associated with any
Lines or by any other cause. Under no circumstances shall any Line Problems
be deemed an actual or constructive eviction of Tenant, render Landlord
liable to Tenant for abatement of any Rent or other charges under the Lease,
or relieve Tenant from performance of Tenant's obligations under the Lease as
amended herein. Landlord in no event shall be liable for damages by reason of
loss of profits, business interruption or other consequential damage arising
from any Line Problems.

                         ARTICLE 30: HAZARDOUS MATERIALS

         A.       HAZARDOUS MATERIALS GENERALLY PROHIBITED. Tenant shall not
transport, use, store, maintain, generate, manufacture, handle, dispose,
release, discharge, spill or leak any "Hazardous Material" (as defined below),
or permit Tenant's employees, agents, contractors, or other occupants of the
Premises to engage in such activities on or about the Property. However, the
foregoing provisions shall not prohibit the transportation to and from, and use,
storage, maintenance and handling within, the Premises of substances customarily
and lawfully used in the business which Tenant is permitted to conduct in the
Premises under this Lease, but only as an incidental and minor part of such
business, and provided: (i) such substances shall be properly labeled,
contained, used and stored only in small quantities reasonably necessary for
such permitted use of the Premises and the ordinary course of Tenant's business
therein, strictly in accordance with applicable Laws, highest prevailing
standards, and the manufacturers' instructions therefor, and as Landlord shall
reasonably require, (ii) Tenant shall provide Landlord with ten (10) days
advance notice and current Material Safety Data Sheets ("MSDSs") therefor, and
Landlord reserves the right to prohibit or limit such substances in each such
instance, (iii) such substances shall not be disposed of, released, discharged
or permitted to spill or leak in or about the Premises or the Property (and
under no circumstances shall any Hazardous Material be disposed of within the
drains or plumbing facilities in or serving the Premises or Property or in any
other public or private drain or sewer, regardless of quantity or
concentration), (iv) if any applicable Law or Landlord's trash removal
contractor requires that any such substances be disposed of separately from
ordinary trash, Tenant shall make arrangements at Tenant's expense for such
disposal in approved containers directly with a qualified and licensed disposal
company at a lawful disposal site, (v) any remaining such substances shall be
completely, properly and lawfully removed from the Property and upon expiration
or earlier termination of this Lease, and (vi) for purposes of removal and
disposal of any such substances, Tenant shall be named as the owner, operator
and generator, shall obtain a waste generator identification number, and shall
execute all permit applications, manifests, waste characterization documents and
any other required forms.

         B.       NOTIFICATIONS AND RECORDS. Tenant shall immediately notify
Landlord of: (i) any inspection, enforcement, cleanup or other regulatory action
taken or threatened by any regulatory authority with respect to any Hazardous
Material on or from the Premises or the migration thereof from or to other
property, (ii) any demands or claims made or

                                    -43-
<PAGE>

threatened by any party relating to any loss or injury claimed to have
resulted from any Hazardous Material on or from the Premises, (iii) any
release, discharge, spill, leak, disposal or transportation of any Hazardous
Material on or from the Premises in violation of this Article, and any
damage, loss or injury to persons, property or business resulting or claimed
to have resulted therefrom, and (iv) any matters where Tenant is required by
Law to give a notice to any regulatory authority respecting any Hazardous
Materials on or from the Premises. Landlord shall have the right (but not the
obligation) to notify regulatory authorities concerning actual and claimed
violations of this Article. Tenant shall immediately upon written request
from time to time provide Landlord with copies of all MSDSs, permits,
approvals, memos, reports, correspondence, complaints, demands, claims,
subpoenas, requests, remediation and cleanup plans, and all papers of any
kind filed with or by any regulatory authority and any other books, records
or items pertaining to Hazardous Materials that are subject to the provisions
of this Article (collectively referred to herein as "Tenant's Hazardous
Materials Records").

         C.       CLEAN UP RESPONSIBILITY. If any Hazardous Material is
released, discharged or disposed of, or permitted to spill or leak, in violation
of the foregoing provisions, Tenant shall immediately and properly clean up and
remove the Hazardous Materials from the Premises, Property, and any other
affected property and clean or replace any affected personal property (whether
or not owned by Landlord) in compliance with applicable Laws and then prevailing
industry practices and standards, at Tenant's expense (without limiting
Landlord's other remedies therefor). Such clean up and removal work ("Tenant
Remedial Work") shall be considered Work under Article 9 and subject to the
provisions thereof, including Landlord's prior written approval (except in
emergencies), and any testing, investigation, feasibility and impact studies,
and the preparation and implementation of any remedial action plan required by
any court or regulatory authority having jurisdiction or reasonably required by
Landlord. In connection therewith, Tenant shall provide documentation evidencing
that all Tenant Remedial Work or other action required hereunder has been
properly and lawfully completed (including a certificate addressed to Landlord
from an environmental consultant reasonably acceptable to Landlord, in such
detail and form as Landlord may reasonably require). If any Hazardous Material
is released, discharged, disposed of, or permitted to spill or leak on or about
the Property and is not caused by Tenant or other occupants of the Premises, or
their agents, employees, Transferees, or contractors, such release, discharge,
disposal, spill or leak shall be deemed casualty damage under Article 11 to the
extent that the Premises and Tenant's use thereof is affected thereby; in such
case, Landlord and Tenant shall have the obligations and rights respecting such
casualty damage provided under this Lease.

         D.       HAZARDOUS MATERIAL DEFINED. The term "Hazardous Material" for
purposes hereof shall include, but not be limited to: (i) any flammable,
explosive, toxic, radioactive, biological, corrosive or otherwise hazardous
chemical, substance, liquid, gas, device, form of energy, material or waste or
component thereof, (ii) petroleum-based products, diesel fuel, paints, solvents,
lead, radioactive materials, cyanide, biohazards, infectious or medical waste
and "sharps", printing inks, acids, DDT, pesticides, ammonia compounds, and any
other items which now or subsequently are found to have an adverse

                                    -44-
<PAGE>

effect on the environment or the health and safety of persons or animals or
the presence of which require investigation or remediation under any Law or
governmental policy, and (iii) any item defined as a "hazardous substance",
"hazardous material", "hazardous waste", "regulated substance" or "toxic
substance" under the Comprehensive Environmental Response, Compensation and
Liability Act of 1980, as amended, 42 U.S.C. '9601, et seq., Hazardous
Materials Transportation Act, 49 U.S.C. '1801, et seq., Resource Conservation
and Recovery Act of 1976, 42 U.S.C. '6901 et seq., Clean Water Act, 33 U.S.C.
'1251, et seq., Safe Drinking Water Act, 14 U.S.C. '300f, et seq., Toxic
Substances Control Act, 15 U.S.C. '2601, et seq., Atomic Energy Act of 1954,
42 U.S.C. '2014 et seq., Massachusetts Solid Waste Management Act, Pa. Stat.
Ann. Title 35 "6018.101-1003 (Purdon Supp. 1996), and any similar federal,
state or local Laws, and all regulations, guidelines, directives and other
requirements thereunder, all as may be amended or supplemented from time to
time.

         E.       FEES, TAXES, FINES AND REMEDIES. Tenant shall pay, prior to
delinquency, any and all fees, taxes (including excise taxes), penalties and
fines arising from or based on Tenant's activities involving Hazardous Material
on or about the Premises or Property, and shall not allow such obligations to
become a lien or charge against the Property or Landlord. If Tenant violates any
provision of this Article with respect to any Hazardous Materials, Landlord may:
(i) require that Tenant immediately remove all Hazardous Materials from the
Premises and discontinue using, storing and handling Hazardous Materials in the
Premises, and/or (ii) pursue such other remedies as may be available to Landlord
under this Lease or applicable Law.

                          ARTICLE 31: DISABILITIES ACTS

         The parties acknowledge that the Americans With Disabilities Act of
1990 (42 U.S.C. '12101 et seq.) and regulations and guidelines promulgated
thereunder ("ADA"), and any similarly motivated state and local Laws ("Local
Barriers Acts"), as the same may be amended and supplemented from time to time
(collectively referred to herein as the "Disabilities Acts") establish
requirements for business operations, accessibility and barrier removal, and
that such requirements may or may not apply to the Premises, Property depending
on, among other things: (i) whether Tenant's business is deemed a "public
accommodation" or "commercial facility", (ii) whether such requirements are
"readily achievable", and (iii) whether a given alteration affects a "primary
function area" or triggers "path of travel" requirements. The parties hereby
agree that: (a) Landlord shall perform any required ADA Title III and related
state and local compliance in the common areas, except as provided below, (b)
Tenant shall perform any required ADA Title III and related Local Barriers Acts
compliance in the Premises, and (c) Landlord may perform, or require that Tenant
perform, and Tenant shall be responsible for the cost of, ADA Title III and
related Local Barriers Acts "path of travel" and other requirements triggered by
any public accommodation or other use of, or alterations in, the Premises.
Tenant shall be responsible for ADA Title I and related Local Barriers Acts
requirements relating to Tenant's employees, and Landlord shall be responsible
for ADA Title I and related Local Barriers Acts requirements relating to
Landlord's employees.

                                    -45-
<PAGE>

                             ARTICLE 32: DEFINITIONS

         (A)      "Building" shall mean the structure (or the portion thereof
owned by Landlord) identified in Article 1.

         (B)      Intentionally Deleted.

         (C)      "Default Rate" shall mean eighteen percent (18%) per annum,
or, if such rate is usurious, the highest rate permitted by applicable Law,
whichever shall be less.

         (D)      "Expenses" shall mean all expenses, costs and amounts (other
than Taxes) of every kind and nature relating to the ownership, management,
repair, maintenance, replacement, insurance and operation of the Property,
including any amounts paid for: (i) utilities for the Property, including
electricity (which may be charged to Expenses at the then current general
service or small user rate or other such rate of the utility company providing
electric service which is higher than the rate Landlord pays to the utility
company, to the extent permitted by Law, e.g. in the case where Landlord
provides such electricity through a substation at the Property), power, gas,
steam, oil or other fuel, water, sewer, lighting, heating, air conditioning and
ventilating, (ii) permits, licenses, inspections, warrants and certificates
necessary to operate, manage and lease the Property, (iii) costs of complying
with Laws, including any freon retrofitting and compliance with the
"Disabilities Acts" (as described in Article 31), (iv) insurance applicable to
the Property, not limited to that required under this Lease, and which may
include earthquake, boiler, rent loss, workers' compensation and employers'
liability, builders' risk, automobile and other coverages, including a
reasonable allocation of costs under any blanket policies, (v) supplies,
materials, tools, equipment, uniforms, and vehicles used in the operation,
repair, maintenance, security, and other services for the Property, including
rental, installment purchase and financing agreements therefor and interest
thereunder, and any sales, use, value-added or other taxes on supplies or
services for the Property, (vi) accounting, legal, inspection, consulting,
concierge, alarm monitoring, security, janitorial, trash removal, snow and ice
removal, and other services, (vii) management company fees, (viii) wages,
salaries and other compensation and benefits (including health, life and
disability insurance, savings, retirement and pension programs, and the fair
value of any parking privileges, including those provided through collective
bargaining agreements) for any manager and other personnel or parties engaged in
the operation, repair, maintenance, security or other services for the Property,
and employer's FICA contributions, unemployment taxes or insurance, any other
taxes which may be levied on such wages, salaries, compensation and benefits,
and data or payroll processing expenses relating thereto (if the manager or
other personnel handle other properties, the foregoing expenses shall be
allocated appropriately between the Property and such other properties), (ix)
payments pursuant to any easement, cross or reciprocal easement, operating
agreement, tunnel agreement, development or parking rights agreement,
declaration, covenant, or other agreement or instrument pertaining to the
payment for or sharing costs of common areas or other matters, (x) parking

                                    -46-
<PAGE>

surcharges or fees that may result from any environmental or other Law or
guideline, (xi) the costs of operating and maintaining any on-site office at the
Property or an adjoining property (such costs to be appropriately allocated
between the Property and any such adjoining property served by such office),
including the fair rental value thereof, telephone charges, postage, stationery
and photocopying expenses, and telephone directory listings, (xii) the amount of
insurance premiums saved by electing higher than customary deductibles, if
Landlord does not also include in Expenses the losses incurred as a result of
having such higher deductibles, (xiii) the costs and expenses associated with
all maintenance and service agreements on equipment, including without
limitation alarm service, heating, air conditioning, ventilating, roof repair,
electrical, elevator (where applicable) and window cleaning and maintenance, and
the costs and expenses incurred in the maintenance and repair of the Property
heating, air-conditioning, ventilating, plumbing, electrical and elevator (where
applicable) systems of the Property and the costs of labor, material, supplies,
and equipment used in connection with all of the aforesaid, and (xiv) operation,
maintenance, repair, installation, replacement, inspection, testing, painting,
decorating and cleaning of the Property, and any items located off-site but
installed for the benefit of the Property, including: (a) Property
identification and pylon signs, directional signs, traffic signals and markers,
flagpoles and canopies, (b) sidewalks, curbs, stairways, parking structures,
lots, loading and service areas and driveways, (c) storm and sanitary drainage
systems, including disposal plants, lift stations and detention ponds and
basins, (d) irrigation systems, (e) elevators, escalators, "Lines" under Article
29, and other Systems and Equipment, (f) interior and exterior flowers and
landscaping, and (g) all other portions, facilities, features and amenities of
the Property, including common area fixtures, equipment and other items therein
or thereon, floors, floor coverings, corridors, ceilings, foundations, walls,
wall-coverings, restrooms, lobbies, trash compactors, doors, locks and hardware,
windows, gutters, downspouts, roof flashings and roofs. The foregoing provision
is for definitional purposes only and shall not be construed to impose any
obligation upon Landlord to incur such expenses. Landlord may retain independent
contractors (or affiliated contractors at market rates) to provide any services
or perform any work, in which case the costs thereof shall be deemed Expenses.
Expenses shall not, however, include:

                  (1)      costs relating to non-office rentable areas of the
Property to the extent that Landlord deducts such rentable areas in determining
Tenant's Share of Expenses under Article 4; and costs relating solely to any
parking garage for the Property (such as utilities, attendants, cashiers,
scavenger and janitorial services), except to the extent that Landlord elects to
credit parking revenues, if any, derived from such garage against Expenses;

                  (2)      depreciation, interest and amortization on any
Mortgages and other debt costs or ground lease payments (except interest on the
cost of capital expenditures to the extent permitted below, and ground lease
payments for Taxes and Expenses); legal fees in connection with leasing, tenant
disputes or enforcement of leases; real estate brokers' leasing commissions;
improvements or alterations to tenant spaces; the cost of providing any service
directly to, and paid directly by, any tenant; costs of any items to

                                    -47-
<PAGE>

the extent Landlord receives reimbursement from insurance proceeds or from a
third party (excluding payments by tenants for Taxes and Expenses); and

                  (3)      capital expenditures, except those: (i) made
primarily to reduce Expenses, or to comply with Laws or insurance requirements
imposed after the Property was constructed, or (ii) for replacements or upgrades
of nonstructural items located in the common areas of the Property required to
keep such areas in first class condition. To the extent that any such permitted
capital expenditure exceeds $5,000, such excess shall be amortized for purposes
of this Lease over the shorter of: (x) the period during which the reasonably
estimated savings in Expenses equals the expenditure, (y) the shortest period
over which Landlord may depreciate such item under the Federal Tax Code then in
effect, or (z) the useful life of the item, but in no event more than ten (10)
years; provided, Landlord may elect any longer period in Landlord's discretion.
In each such case, Landlord may include interest on the unamortized amount at
the prevailing loan rate available to Landlord when the cost was incurred.
Expenses shall include any remaining amortization of such permitted capital
expenditures made prior to the date of this Lease.

         (E)      "Holidays" shall mean all federal holidays, and holidays
observed by the Commonwealth of Massachusetts, including New Year's Day,
President's Day, Memorial Day, Independence Day, Labor Day, Veterans' Day,
Thanksgiving Day, Christmas Day, and to the extent of utilities or services
provided by union members engaged at the Property, such other holidays observed
by such unions.

(F)      "Landlord" shall mean only the landlord from time to time, except
for purposes of any provisions defending, indemnifying and holding Landlord
harmless hereunder, Landlord shall include past, present and future landlords
and their respective partners, beneficiaries, trustees, officers, directors,
employees, shareholders, principals, agents, affiliates, successors and
assigns.

         (G)      "Law" or "Laws" shall mean all federal, state, county and
local governmental and municipal laws, statutes, ordinances, rules, regulations,
codes, decrees, orders and other such requirements, applicable equitable
remedies and decisions by courts in cases where such decisions are considered
binding precedents in the Commonwealth of Massachusetts, and decisions of
federal courts applying the Laws of such Commonwealth, at the time in question.
This Lease shall be interpreted and governed by the Laws of the Commonwealth of
Massachusetts.

         (H)      "Lender" shall mean the holder of any Mortgage at the time in
question, and where such Mortgage is a ground lease, such term shall refer to
the ground lessor (and the term "ground lease" although not separately
capitalized is intended through out this Lease to include any superior or master
lease).

         (I)      "Mortgage" shall mean all mortgages, deeds of trust, ground
leases and other such encumbrances now or hereafter placed upon the Property or
Building, or any part thereof, and all renewals, modifications, consolidations,
replacements or extensions thereof, and all indebtedness now or hereafter
secured thereby and all interest thereon.

                                    -48-
<PAGE>

         (J)      "Person" shall mean an individual, trust, partnership, limited
liability company, joint venture, association, corporation and any other entity.

         (K)      "Premises" shall mean the area within the Building identified
in Article 1 and Exhibit A. Possession of areas necessary for utilities,
services, safety and operation of the Property, including the Systems and
Equipment, fire stairways, perimeter walls, space between the finished ceiling
of the Premises and the slab of the floor or roof of the Property thereabove,
and the use thereof together with the right to install, maintain, operate,
repair and replace the Systems and Equipment, including any of the same in,
through, under or above the Premises in locations that will not materially
interfere with Tenant's use of the Premises, are hereby excepted and reserved by
Landlord, and not demised to Tenant.

         (L)      "Property" shall mean the Building, and any common or public
areas or facilities, easements, corridors, lobbies, sidewalks, loading areas,
driveways, landscaped areas, air rights, development rights, parking rights,
skywalks, underground passageways, parking garages and lots, and any and all
other rights, structures or facilities operated or maintained in connection with
or for the benefit of the Building, and all parcels or tracts of land on which
all or any portion of the Building or any of the other foregoing items are
located, and any fixtures, machinery, apparatus, Systems and Equipment,
furniture and other personal property located thereon or therein and used in
connection therewith.

         (M)      "Rent" shall have the meaning specified therefor in Article 4.

         (N)      "Systems and Equipment" shall mean any plant, machinery,
transformers, duct work, cable, wires, and other equipment, facilities, and
systems designed to supply light, heat, ventilation, air conditioning and
humidity or any other services or utilities, or comprising or serving as any
component or portion of the electrical, gas, steam, plumbing, sprinkler,
communications, alarm, security, or fire/life/safety systems or equipment, or
any elevators, escalators or other mechanical, electrical, electronic, computer
or other systems or equipment for the Property, except to the extent that any of
the same serves particular tenants exclusively (and "systems and equipment"
without capitalization shall refer to such of the foregoing items serving
particular tenants exclusively).

         (O)      "Taxes" shall mean all amounts (unless required by Landlord to
be paid under Article 14) for federal, state, county, or local governmental,
special district, improvement district, municipal or other political subdivision
taxes, fees, levies, assessments, charges or other impositions of every kind and
nature in connection with the ownership, leasing and operation of the Property,
whether foreseen or unforeseen, general, special, ordinary or extraordinary
(including real estate and ad valorem taxes, general and special assessments,
interest on special assessments paid in installments, transit taxes, water and
sewer rents, license and business license fees, use or occupancy taxes, taxes
based upon the receipt of rent including gross receipts or sales taxes
applicable to the receipt of rent or service or value added taxes, personal
property taxes,

                                    -49-
<PAGE>

taxes on fees for property management services, and taxes or charges for fire
protection, streets, sidewalks, road maintenance, refuse or other services).
If the method of taxation of real estate prevailing at the time of execution
hereof shall be, or has been, altered so as to cause the whole or any part of
the Taxes now, hereafter or heretofore levied, assessed or imposed on real
estate to be levied, assessed or imposed on Landlord, wholly or partially, as
a capital stock levy or otherwise, or on or measured by the rents, income or
gross receipts received therefrom, then such new or altered taxes
attributable to the Property shall be included within the term "Taxes,"
except that the same shall not include any portion of such tax attributable
to other income of Landlord not relating to the Property. Tenant shall pay
increased Taxes whether Taxes are increased as a result of increases in the
assessment or valuation of the Property (whether based on a sale, change in
ownership or refinancing of the Property or otherwise), increases in tax
rates, reduction or elimination of any rollbacks or other deductions
available under current law, scheduled reductions of any tax abatement, as a
result of the elimination, invalidity or withdrawal of any tax abatement, or
for any other cause whatsoever. If Taxes are reduced by, or credited with,
any abatement or exemption issued by a taxing authority to help finance or
reimburse Landlord for costs incurred to comply with Laws or otherwise, Taxes
hereunder shall be computed without regard to such abatement or exemption
(Tenant hereby acknowledging that Landlord, having incurred such costs, is
solely entitled to such abatement or exemption), except to the extent that
Landlord includes such costs in Expenses under this Lease. Notwithstanding
the foregoing, there shall be excluded from Taxes all excess profits taxes,
franchise taxes, gift taxes, capital stock taxes, inheritance and succession
taxes, estate taxes, federal and state income taxes, and other taxes to the
extent applicable to Landlord's general or net income (as opposed to rents,
receipts or income attributable to operations at the Property).

         (P)      "Tenant" shall be applicable to one or more Persons as the
case may be, the singular shall include the plural, and if there be more than
one Tenant, the obligations thereof shall be joint and several. When used in the
lower case, "tenant" shall mean any other tenant, subtenant or occupant of the
Property (or, at Landlord's option, of the Complex).

         (Q)      "Tenant's Share" of Taxes and Expenses shall be the percentage
set forth in Article 1, but if the rentable area of the Premises or Property
shall change, Tenant's Share shall thereupon become the rentable area of the
Premises divided by the rentable area of the Property, excluding any parking
facilities, subject at all times to adjustment under Article 4. Tenant
acknowledges that the "rentable area of the Premises" under this Lease includes
the usable area, without deduction for columns or projections, multiplied by a
load or conversion factor, to reflect a share of certain areas, which may
include lobbies, corridors, mechanical, utility, janitorial, boiler and service
rooms and closets, restrooms, and other public, common and service areas. Except
as provided expressly to the contrary herein, the "rentable area of the
Property" shall include all rentable area of all space leased or available for
lease at the Property, which Landlord may reasonably redetermine from time to
time, to reflect reconfigurations, additions or modifications to the Property.

                                    -50-
<PAGE>

                                ARTICLE 33: OFFER

         The submission and negotiation of this Lease shall not be deemed an
offer to enter the same by Landlord (nor an option or reservation for the
Premises), but the solicitation of such an offer by Tenant. Tenant agrees
that its execution of this Lease constitutes a firm offer to enter the same
which may not be withdrawn for a period of thirty (30) days after delivery to
Landlord. During such period and in reliance on the foregoing, Landlord may,
at Landlord's option, deposit any Security Deposit and Rent, proceed with any
plans, specifications, alterations or improvements, and permit Tenant to
enter the Premises, but such acts shall not be deemed an acceptance of
Tenant's offer to enter this Lease, and such acceptance shall be evidenced
only by Landlord signing and delivering this Lease to Tenant.

                            ARTICLE 34: MISCELLANEOUS

         A.       CAPTIONS AND INTERPRETATION. The captions of the Articles
and Paragraphs of this Lease, and any computer highlighting of changes from
earlier drafts, are for convenience of reference only and shall not be
considered or referred to in resolving questions of interpretation. Tenant
acknowledges that it has read this Lease and that it has had the opportunity
to confer with counsel in negotiating this Lease; accordingly, this Lease
shall be construed neither for nor against Landlord or Tenant, but shall be
given a fair and reasonable interpretation in accordance with the meaning of
its terms. The neuter shall include the masculine and feminine, and the
singular shall include the plural. The term "including" shall be interpreted
to mean "including, but not limited to."

         B.       SURVIVAL OF PROVISIONS. All obligations (including
indemnity, Rent and other payment obligations) or rights of either party
arising during or attributable to the period prior to expiration or earlier
termination of this Lease shall survive such expiration or earlier
termination.

         C.       SEVERABILITY. If any term or provision of this Lease or
portion thereof shall be found invalid, void, illegal, or unenforceable
generally or with respect to any particular party, by a court of competent
jurisdiction, it shall not affect, impair or invalidate any other terms or
provisions or the remaining portion thereof, or its enforceability with
respect to any other party.

         D.       FAILURE TO COMMENCE. If the Commencement Date is delayed in
accordance with Article 3 for more than nine (9) months, Landlord may declare
this Lease terminated by notice to Tenant, and if the Commencement Date is so
delayed for more than three years, this Lease shall thereupon be deemed
terminated without further action by either party.

                                      -51-
<PAGE>

         E.       SHORT FORM LEASE. Neither this Lease nor any memorandum of
lease or short form lease shall be recorded by Tenant, but Landlord or any
Lender may elect to record a short form of this Lease, in which case Tenant
shall promptly execute, acknowledge and deliver the same on a form prepared
by Landlord or such Lender.

         F.       LIGHT, AIR AND OTHER INTERESTS. This Lease does not grant
any legal rights to "light and air" outside the Premises nor any particular
view visible from the Premises, nor any easements, licenses or other
interests unless expressly contained in this Lease.

         G.       AUTHORITY. If Tenant is any form of corporation,
partnership, limited liability company or partnership, association or other
organization, Tenant and all Persons signing for Tenant below hereby
represent that this Lease has been fully authorized and no further approvals
are required, and Tenant is duly organized, in good standing and legally
qualified to do business in the Premises (and has any required certificates,
licenses, permits and other such items).

         H.       PARTNERSHIP TENANT. If Tenant is a partnership, all current
and new general partners shall be jointly and severally liable for all
obligations of Tenant hereunder and as this Lease may hereafter be modified,
whether such obligations accrue before or after admission of future partners
or after any partners die or leave the partnership. Tenant shall cause each
new partner to sign and deliver to Landlord written confirmation of such
liability, in form and content satisfactory to Landlord, but failure to do so
shall not avoid such liability.

         I.       FINANCIAL STATEMENTS. Tenant shall, within ten (10) days
after requested from time to time, deliver to Landlord financial statements
(including balance sheets and income/expense statements) for Tenant's then
most recent full and partial fiscal year preceding such request, certified by
an independent certified public accountant or Tenant's chief financial
officer, in form reasonably satisfactory to Landlord.

         J.       SUCCESSORS AND ASSIGNS; TRANSFER OF PROPERTY AND SECURITY
DEPOSIT. Each of the terms and provisions of this Lease shall be binding upon
and inure to the benefit of the parties' respective heirs, executors,
administrators, guardians, custodians, successors and assigns, subject to
Article 13 respecting Transfers and Article 18 respecting rights of Lenders.
Subject to Article 18, if Landlord shall convey or transfer the Property or
any portion thereof in which the Premises are contained to another party,
such party shall thereupon be and become landlord hereunder and shall be
deemed to have fully assumed all of Landlord's obligations under this Lease
accruing during such party's ownership, including the return of any Security
Deposit (provided Landlord shall have turned over such Security Deposit to
such party), and Landlord shall be free of all such obligations accruing from
and after the date of conveyance or transfer.

         K.       LIMITATION OF LANDLORD'S LIABILITY. Tenant agrees to look
solely to Landlord's interest in the Property for the enforcement of any
judgment, award, order or other remedy under or in connection with this Lease
or any related agreement, instrument

                                      -52-
<PAGE>

or document or for any other matter whatsoever relating thereto or to the
Property or Premises. Under no circumstances shall any present or future,
direct or indirect, principals or investors, general or limited partners,
officers, directors, shareholders, trustees, beneficiaries, participants,
advisors, managers, employees, agents or affiliates of Landlord, or of any of
the other foregoing parties, or any of their heirs, successors or assigns
have any liability for any of the foregoing matters.

         L.       CONFIDENTIALITY. Tenant shall keep the content and all
copies of this Lease, related documents or amendments now or hereafter
entered, and all proposals, materials, information and matters relating
thereto strictly confidential, and shall not disclose, disseminate or
distribute any of the same, or permit the same to occur, except to the extent
reasonably required for proper business purposes by Tenant's employees,
attorneys, insurers, auditors, lenders and Transferees (and Tenant shall
obligate any such parties to whom disclosure is permitted to honor the
confidentiality provisions hereof), and except as may be required by Law or
court proceedings.

                          ARTICLE 35: ENTIRE AGREEMENT

         This Lease, together with the Riders, Exhibits and other documents
listed in Article 1 (WHICH COLLECTIVELY ARE HEREBY INCORPORATED WHERE
REFERRED TO HEREIN AND MADE A PART HEREOF AS THOUGH FULLY SET FORTH),
contains all the terms and provisions between Landlord and Tenant relating to
the matters set forth herein and no prior or contemporaneous agreement or
understanding pertaining to the same shall be of any force or effect, except
any such contemporaneous agreement specifically referring to and modifying
this Lease, signed by both parties. Without limitation as to the generality
of the foregoing, Tenant hereby acknowledges and agrees that Landlord's
leasing agents and field personnel are only authorized to show the Premises
and negotiate terms and conditions for leases subject to Landlord's final
approval, and are not authorized to make any agreements, representations,
understandings or obligations, binding upon Landlord, respecting the
condition of the Premises or Property, suitability of the same for Tenant's
business, the current or future amount of Taxes or Expenses or any component
thereof, the amount of rent or other terms applicable under other leases at
the Property or Complex, whether Landlord is furnishing the same utilities or
services to other tenants at all, on the same level or on the same basis, or
any other matter, and no such agreements, representations, understandings or
obligations not expressly contained herein or in such contemporaneous
agreement shall be of any force or effect. TENANT HAS RELIED ON TENANT'S
INSPECTIONS AND DUE DILIGENCE IN ENTERING THIS LEASE, AND NOT ON ANY
REPRESENTATIONS OR WARRANTIES, EXPRESS OR IMPLIED, CONCERNING THE
HABITABILITY, CONDITION OR SUITABILITY OF THE PREMISES OR PROPERTY FOR ANY
PARTICULAR PURPOSE OR ANY OTHER MATTER NOT EXPRESSLY CONTAINED HEREIN.
Neither this Lease, nor any Riders or Exhibits referred to above may be
modified, except in writing signed by both parties.

                                      -53-
<PAGE>

         IN WITNESS WHEREOF, the parties have executed this Lease as of the
date first set forth above.

                                      LANDLORD:
                                      FLANDERS WESTBOROUGH
                                      DELAWARE, INC., a Delaware corporation

                                      By:  /s/  Tim Cahill
                                         --------------------------
                                         Name: Tim Cahill
                                         Its: Authorized Signatory

                                      By:   /s/  Joseph A. Gordon
                                         --------------------------
                                         Name:  Joseph A. Gordon
                                         Its: Authorized Signatory

                                      TENANT:
                                      PURCHASESOFT, INC., a Delaware corporation

                                      By:  /s/  Terry J. Bartz
                                         --------------------------
                                         Name:  Terry J. Bartz
                                         Title:

                                   CERTIFICATE

                  /S/  PHILIP D. WOLF
         I, ___________________________________, as ________CFO_________________
of the aforesaid Tenant, hereby certify that the individual(s) executing the
foregoing Lease on behalf of Tenant was/were duly authorized to act in his/their
capacities as set forth above, and his/their action(s) are the action of Tenant.

(Corporate Seal)  /s/  Philip D. Wolf
        -----------------------------------

                                      -54-
<PAGE>

         RIDER ONE ANNEXED TO AND MADE PART OF THE OFFICE LEASE DATED AS OF
______________, 2000 BETWEEN FLANDERS WESTBOROUGH DELAWARE, INC.,
                                      AS
LANDLORD, AND PURCHASESOFT, INC., A DELAWARE CORPORATION, AS TENANT

                                      RULES

         (1) ACCESS TO PROPERTY. On Saturdays, Sundays and Holidays, and on
other days between the hours of 6:00 P.M. and 8:00 A.M. the following day, or
such other hours as Landlord shall determine from time to time, access to and
within the Property and/or to the passageways, lobbies, entrances, exits,
loading areas, corridors, elevators or stairways and other areas in the
Property may be restricted and access gained by use of a key to the outside
doors of the Property, or pursuant to such security procedures Landlord may
from time to time impose. Landlord shall in all cases retain the right to
control and prevent access to such areas by Persons engaged in activities
which are illegal or violate these Rules, or whose presence in the judgment
of Landlord shall be prejudicial to the safety, character, reputation and
interests of the Property and its tenants (and Landlord shall have no
liability in damages for such actions taken in good faith). No Tenant and no
employee or invitee of Tenant shall enter areas reserved for the exclusive
use of Landlord, its employees or invitees or other Persons. Tenant shall
keep doors to corridors and lobbies closed except when persons are entering
or leaving.

         (2) SIGNS. Tenant shall not paint, display, inscribe, maintain or
affix any sign, placard, picture, advertisement, name, notice, lettering or
direction on any part of the outside or inside of the Property, or on any
part of the inside of the Premises which can be seen from the outside of the
Premises without the prior consent of Landlord, and then only such name or
names or matter and in such color, size, style, character and material, and
with professional designers, fabricators and installers as may be first
approved or designated by Landlord in writing. Notwithstanding the foregoing:
(i) Landlord shall prescribe the suite number and identification sign for the
Premises (which shall be prepared and installed by Landlord at Tenant's
expense), and (ii) a Building standard tenant identification sign shall be
listed on the Building directory in the main lobby, the first (1st) floor
lobby and on the kiosk located in front of the Building. Tenant agrees that
Landlord reserves the right to remove at Tenant's expense all matter not so
installed or approved without notice to Tenant. Landlord shall prescribe the
suite number and identification sign for the Premises (which shall be
prepared and installed by Landlord at Tenant's expense). Landlord reserves
the right to remove at Tenant's expense all matter not so installed or
approved without notice to Tenant.

         (3) WINDOW AND DOOR TREATMENTS. Tenant shall not place anything or
allow anything to be placed in the Premises near the glass of any door,
partition, wall or window which may be unsightly from outside the Premises,
and Tenant shall not place or permit to be placed any article of any kind on
any window ledge or on the exterior walls. Blinds, shades, awnings or other
forms of inside or outside window ventilators or similar

                                      -55-
<PAGE>

devices, shall not be placed in or about the outside windows or doors in the
Premises except to the extent, if any, that the design, character, shape,
color, material and make thereof is first approved or designated by the
Landlord. Tenant shall not install or remove any solar tint film from the
windows.

         (4) WALLS AND FLOORS. Tenant shall use carpet protectors for all
desk chairs. Tenant shall not install linoleum, tile, carpet, wall-paper or
other floor or wall covering which is affixed to prevent easy removal,
without Landlord's express written approval in each case (notwithstanding
anything to the contrary contained in this Lease). Tenant shall not mark,
drive nails into, or screw or drill into, any walls, partitions, woodwork or
plaster, or in any other way deface the Premises or any part thereof.

         (5) LIGHTING AND GENERAL APPEARANCE OF PREMISES. Landlord reserves
the right to designate and/or approve in writing all internal lighting that
may be visible from the public, common or exterior areas. The design,
arrangement, style, color, character, quality and general appearance of the
portion of the Premises visible from public, common and exterior areas, and
contents of such portion of the Premises, including furniture, fixtures,
signs, art work, wall coverings, carpet and decorations, and all changes,
additions and replacements thereto shall at all times have a neat,
professional, attractive, first class office appearance.

         (6) PROPERTY TRADENAME, LIKENESS, TRADEMARKS. Tenant shall not in
any manner use the name of the Property for any purpose, or use any
tradenames or trademarks used by Landlord, any other tenant, or its
affiliates, or any picture or likeness of the Property for any purpose other
than that of the business address of Tenant, in any letterheads, envelopes,
circulars, notices, advertisements, containers, wrapping or other material.

         (7) DELIVERIES AND REMOVALS. Furniture, freight and other large or
heavy articles, and all other deliveries may be brought into the Property
only at times and in the manner designated by Landlord, and always at the
Tenant's sole responsibility and risk. Landlord may inspect items brought
into the Property or Premises with respect to weight or dangerous nature or
compliance with this Lease or Laws. Landlord may (but shall have no
obligation to) require that all furniture, equipment, cartons and other
articles removed from the Premises or the Property be listed and a removal
permit therefor first be obtained from Landlord. Tenant shall not take or
permit to be taken in or out of other entrances or elevators of the Property,
any item normally taken, or which Landlord otherwise reasonably requires to
be taken, in or out through service doors or on freight elevators. Landlord
may impose reasonable charges and requirements for the use of freight
elevators and loading areas, and reserves the right to alter schedules
without notice. Any handcarts used at the Property shall have rubber wheels
and sideguards, and no other material handling equipment may be brought upon
the Property without Landlord's prior written approval.

         (8) OUTSIDE VENDORS. Tenant shall not obtain for use upon the
Premises ice, drinking water, vending machine, towel, janitor and other
services, except from Persons

                                      -56-
<PAGE>

designated or approved by Landlord. Any Person engaged by Tenant to provide
any other services shall be subject to scheduling and direction by the
manager or security personnel of the Property. Vendors must use freight
elevators and service entrances.

         (9) OVERLOADING FLOORS; VAULTS. Tenant shall not overload any floor
or part thereof in the Premises, or Property, including any public corridors
or elevators therein bringing in or removing any large or heavy articles, and
Landlord may prohibit, or direct and control the location and size of, safes
and all other heavy articles and require at Tenant's expense supplementary
supports of such material and dimensions as Landlord may deem necessary to
properly distribute the weight.

         (10) LOCKS AND KEYS. Tenant shall use such standard key system
designated by Landlord on all keyed doors to and within the Premises,
excluding any permitted vaults or safes (but Landlord's designation shall not
be deemed a representation of adequacy to prevent unlawful entry or criminal
acts, and Tenant shall maintain such additional insurance as Tenant deems
advisable for such events). Tenant shall not attach or permit to be attached
additional locks or similar devices to any door or window, change existing
locks or the mechanism thereof, or make or permit to be made any keys for any
door other than those provided by Landlord. If more than two keys for one
lock are desired, Landlord will provide them upon payment of Landlord's
charges. For each 300 rentable square feet of space in the Premises, Landlord
shall provide Tenant with key to the door or other locking system governing
access to the Building. In the event of loss of any card keys or keys
furnished by Landlord, or if Tenant desires additional card keys or keys,
Tenant shall pay Landlord's reasonable charges therefor. The term "key" shall
include mechanical, electronic or other keys, cards and passes.

         (11) UTILITY CLOSETS AND CONNECTIONS. Landlord reserves the right to
control access to and use of, and monitor and supervise any work in or
affecting, the wire or telephone, electrical, plumbing or other utility
closets, the Systems and Equipment, and any changes, connections, new
installations, and wiring work relating thereto (or Landlord may engage or
designate an independent contractor to provide such services). Tenant shall
obtain Landlord's prior written consent for any such access, use and work in
each instance, and shall comply with such requirements as Landlord may
impose, and the other provisions of Article 6 respecting electric
installations and connections, Article 29 respecting telephone Lines and
connections, and Article 9 respecting Work in general. Tenant shall have no
right to use any broom closets, storage closets, janitorial closets, or other
such closets, rooms and areas whatsoever. Tenant shall not install in or for
the Premises any equipment which requires more electric current than Landlord
is required to provide under this Lease, without Landlord's prior written
approval, and Tenant shall ascertain from Landlord the maximum amount of load
or demand for or use of electrical current which can safely be permitted in
and for the Premises, taking into account the capacity of electric wiring in
the Property and the Premises and the needs of tenants of the Property, and
shall not in any event connect a greater load than such safe capacity.

         (12) PLUMBING EQUIPMENT. The toilet rooms, urinals, wash bowls,
drains, sewers and other plumbing fixtures, equipment and lines shall not be
misused or used for

                                      -57-
<PAGE>

any purpose other than that for which they were constructed and no foreign
substance of any kind whatsoever shall be thrown therein.

         (13) TRASH. All garbage, refuse, trash and other waste shall be kept
in the kind of container, placed in the areas, and prepared for collection in
the manner and at the times and places specified by Landlord, subject to
Article 30 respecting Hazardous Materials. Landlord reserves the right to
require that Tenant participate in any recycling program designated by
Landlord.

         (14) ALCOHOL, DRUGS, FOOD AND SMOKING. Landlord reserves the right
to exclude or expel from the Property any person who, in the judgment of
Landlord, is intoxicated or under the influence of liquor or drugs, or who
shall in any manner do any act in violation of any of these Rules. Tenant
shall not at any time manufacture, sell, use or give away, any spirituous,
fermented, intoxicating or alcoholic liquors on the Premises, nor permit any
of the same to occur. Tenant shall not at any time cook, sell, purchase or
give away, food in any form by or to any of Tenant's agents or employees or
any other parties on the Premises, nor permit any of the same to occur (other
than in microwave ovens and coffee makers properly maintained in good and
safe working order and repair in lunch rooms or kitchens for employees as may
be permitted or installed by Landlord, which does not violate any Laws or
bother or annoy any other tenant). Tenant and its employees shall not smoke
tobacco on any part of the Property (including exterior areas) except those
areas, if any, that are designated or approved as smoking areas by Landlord.

         (15) USE OF COMMON AREAS; NO SOLICITING. Tenant shall not use the
common areas, including areas adjacent to the Premises, for any purpose other
than ingress and egress, and any such use thereof shall be subject to the
other provisions of this Lease, including these Rules. Without limiting the
generality of the foregoing, Tenant shall not allow anything to remain in any
passageway, sidewalk, court, corridor, stairway, entrance, exit, elevator,
parking or shipping area, or other area outside the Premises. Tenant shall
not use the common areas to canvass, solicit business or information from, or
distribute any article or material to, other tenants or invitees of the
Property. Tenant shall not make any room to room canvass to solicit business
or information or to distribute any article or material to or from other
tenants of the Property and shall not exhibit, sell or offer to sell, use,
rent or exchange any products or services in or from the Premise unless
ordinarily embraced within the Tenant's use of the Premises expressly
permitted in the Lease.

         (16) ENERGY AND UTILITY CONSERVATION. Tenant shall not waste
electricity, water, heat or air conditioning or other utilities or services,
and agrees to cooperate fully with Landlord to assure the most effective and
energy efficient operation of the Property and shall not allow the adjustment
(except by Landlord's authorized Property personnel) of any controls. Tenant
shall not obstruct, alter or impair the efficient operation of the Systems
and Equipment, and shall not place any item so as to interfere with air flow.
Tenant shall keep corridor doors closed and shall not open any windows,
except that if the air circulation shall not be in operation, windows which
are openable may be opened with Landlord's consent. If reasonably requested
by Landlord (and as a condition to

                                      -58-
<PAGE>

claiming any deficiency in the air-conditioning or ventilation services
provided by Landlord), Tenant shall close any blinds or drapes in the
Premises to prevent or minimize direct sunlight.

         (17) UNATTENDED PREMISES. Before leaving the Premises unattended,
Tenant shall close and securely lock all doors or other means of entry to the
Premises and shut off all lights and water faucets in the Premises (except
heat to the extent necessary to prevent the freezing or bursting of pipes).

         (18) GOING-OUT-OF-BUSINESS SALES AND AUCTIONS. Tenant shall not use,
or permit any other party to use, the Premises for any distress, fire,
bankruptcy, close-out, "lost our lease" or going-out-of-business sale or
auction. Tenant shall not display any signs advertising the foregoing
anywhere in or about the Premises. This prohibition shall also apply to
Tenant's creditors.

         (19) LABOR HARMONY. Tenant shall not use (and upon notice from
Landlord shall cease using) contractors, services, workmen, labor, materials
or equipment, or labor and employment practices that, in Landlord's good
faith judgment, may cause strikes, picketing or boycotts or disturb labor
harmony with the workforce or trades engaged in performing other work, labor
or services in or about the Property.

         (20) PROHIBITED ACTIVITIES. Tenant shall not: (i) use strobe or
flashing lights in or on the Premises, (ii) install or operate any internal
combustion engine, boiler, machinery, refrigerating, heating or air
conditioning equipment in or about the Premises, (iii) use the Premises for
housing, lodging or sleeping purposes or for the washing of clothes, (iv)
place any radio or television antennae other than inside of the Premises, (v)
operate or permit to be operated any musical or sound producing instrument or
device which may be heard outside the Premises, (vi) use any source of power
other than electricity, (vii) operate any electrical or other device from
which may emanate electrical, electromagnetic, x-ray, magnetic resonance,
energy, microwave, radiation or other waves or fields which may interfere
with or impair radio, television, microwave, or other broadcasting or
reception from or in the Property or elsewhere, or impair or interfere with
computers, faxes or telecommunication lines or equipment at the Property or
elsewhere, or create a health hazard, (viii) bring or permit any bicycle or
other vehicle, or dog (except in the company of a blind person or except
where specifically permitted) or other animal or bird in the Property, (ix)
make or permit objectionable noise, vibration or odor to emanate from the
Premises, (x) do anything in or about the Premises or Property that is
illegal, immoral, obscene, pornographic, or anything that may in Landlord's
good faith opinion create or maintain a nuisance, cause physical damage to
the Premises or Property, interfere with the normal operation of the Systems
and Equipment, impair the appearance, character or reputation of the Premises
or Property, create waste to the Premises or Property, cause demonstrations,
protests, loitering, bomb threats or other events that may require evacuation
of the Building, (xi) advertise or engage in any activities which violate the
spirit or letter of any code of ethics or licensing requirements of any
professional or business organization, (xii) throw or permit to be thrown or
dropped any article from any window or other opening in the Property, (xiii)
use the

                                      -59-
<PAGE>

Premises for any purpose, or permit upon the Premises or Property anything,
that may be dangerous to persons or property (including firearms or other
weapons (whether or not licensed or used by security guards) or any explosive
or combustible articles or materials) (xiv) place vending or game machines in
the Premises, except vending machines for employees, (xv) adversely affect
the indoor air quality of the Premises or Property, or (xvi) do or permit
anything to be done upon the Premises or Property in any way tending to
disturb, bother, annoy or interfere with Landlord or any other tenant at the
Property or the tenants of neighboring property, or otherwise disrupt orderly
and quiet use and occupancy of the Property. Without limiting the generality
of the foregoing, Tenant shall not have or use the following equipment in or
about the Premises: (1) x-ray equipment, (2) electrical arcwelding devices,
(3) electrical equipment for the repair of radio transmitters as a business,
(4) radar, (5) pulse generators, (6) displays utilizing neon or strobe
lighting, (7) citizens band radios, and amateur or other radios,
walky-talkies or other communication devices, if such use would interfere
with the operation of any radio station or any other equipment or
communication devices at or near the Property.

         (21) TRANSPORTATION MANAGEMENT. Tenant shall comply with all present
or future programs intended to manage parking, transportation or traffic in
and around the Property, and in connection therewith, Tenant shall take
responsible action for the transportation planning and management of all
employees located at the Premises by working directly with Landlord, any
governmental transportation management organization or any other
transportation-related committees or entities. Such programs may include,
without limitation: (i) restrictions on the number of peak-hour vehicle trips
generated by Tenant; (ii) increased vehicle occupancy; (iii) implementation
of an in-house ridesharing program and an employee transportation
coordinator; (iv) working with employees and any Property or area-wide
ridesharing program manager; (v) instituting employer-sponsored incentives
(financial or in-kind) to encourage employees to rideshare; and (vi)
utilizing flexible work shifts for employees.

         (22) PARKING. If the Property now or hereafter contains, or Landlord
has obtained the right to use for the Property, a parking garage, structure,
facility or area, the following Rules shall apply therein:

         (i)      Parking shall be available in areas designated by Landlord
from time to time, and for such daily or monthly charges as Landlord may
establish from time to time. Parking for Tenant and its employees and
visitors shall be on a "first come, first served," unassigned basis, in
common with Landlord and other tenants at the Property, and their employees
and visitors, and other Persons to whom Landlord shall grant the right or who
shall otherwise have the right to use the same. However, in no event shall
Tenant and Tenant's employees and visitors use more spaces than the number
derived by applying Tenant's Share (as defined in the Lease) to the total
number of unassigned spaces in the area or areas designated by Landlord from
time to time to serve the Premises. Landlord hereby represents that, as of
the Execution Date of this Lease, the parking ratio for the Building is
approximately 4.3 parking spaces per 1,000 square feet of rentable area of
the Building. In addition, Landlord reserves the right to: (x) adopt
additional requirements or procedures pertaining to parking, including
systems with charges

                                      -60-

<PAGE>

favoring carpooling, and validation systems, (y) assign specific spaces, and
reserve spaces for small and other size cars, disabled persons, and other
tenants, customers of tenants or other parties, and (z) restrict or prohibit
full size vans and other large vehicles.

         (ii)     Monthly fees shall be paid in advance prior to the first of
each month. Failure to do so will automatically cancel parking privileges, and
incur a charge at the posted daily parking rate. No deductions from the monthly
rate will be made for days on which the Garage is not used by Tenant or its
designees. In case of any violation of these rules, Landlord may also refuse to
permit the violator to park, and may remove the vehicle owned or driven by the
violator from the Property without liability whatsoever, at such violator's risk
and expense. Landlord reserves the right to close all or a portion of the
parking areas or facilities in order to make repairs or perform maintenance
services, or to alter, modify, re-stripe or renovate the same, or if required by
casualty, strike, condemnation, act of God, Law or governmental requirement or
guideline, termination or modification of any lease or other agreement by which
Landlord obtained parking rights, or any other reason beyond Landlord's
reasonable control. In the event access is denied for any reason, any monthly
parking charges shall be abated to the extent access is denied, as Tenant's sole
recourse.

         (iii)    Hours shall be reasonably established by Landlord or its
parking operator from time to time; cars must be parked entirely within the
stall lines, and only small or other qualifying cars may be parked in areas
reserved for such cars; all directional signs, arrows and speed limits must be
observed; spaces reserved for disabled persons must be used only by vehicles
properly designated; washing, waxing, cleaning or servicing of any vehicle is
prohibited; every parker is required to park and lock his own car, except to the
extent that Landlord adopts a valet parking system; parking is prohibited in
areas: (a) not striped or designated for parking, (b) aisles, (c) where "no
parking" signs are posted, (d) on ramps, and (e) loading areas and other
specially designated areas. Delivery trucks and vehicles shall use only those
areas designated therefor.

         (iv)     There shall be no overnight parking at the Property, and at
the end of each day Tenant shall, and shall cause its personal and visitors to,
remove their automobiles from the parking garages, structures, facilities and
areas at or serving the Property. If any automobile owned by Tenant or by its
personnel or visitors remains in any such parking garage, structure, facility or
area overnight and the same interferes with the cleaning or maintenance thereof
(snow or otherwise), any costs or liabilities incurred by Landlord in removing
said automobile to effectuate cleaning or maintenance, or any damages resulting
to said automobile or to Landlord's equipment or equipment owned by others by
reason of the presence of or removal of said automobile during such cleaning or
maintenance shall be paid by Tenant to Landlord, as additional rent on the rent
payment date next following the submission of a bill therefor.

         (v)      Parking stickers, key cards or any other devices or forms of
identification or entry shall remain the property of Landlord. Such devices must
be displayed as requested and may not be mutilated in any manner. The serial
number of the parking identification device may not be obliterated. Devices are
not transferable and any device

                                     -61-

<PAGE>

in the possession of an unauthorized holder will be void. Loss or theft of
parking identification, key cards or other such devices must be reported to
Landlord or any garage manager immediately. Any parking devices reported lost
or stolen which are found on any unauthorized car will be confiscated and the
illegal holder will be subject to prosecution. Lost or stolen devices found
by Tenant or its employees must be reported to Landlord or the office of the
garage immediately.

         (23) FIRE DRILLS. Tenant shall cooperate with Landlord in connection
with, and shall participate in (including all of Tenant's employees and invitees
who are in the Premises at the time of any fire drill), fire drills for the
Building that are organized by or on behalf of Landlord from time to time (not
more frequently than once per calendar quarter). Landlord shall give Tenant
reasonable advance notice of each fire drill.

         (24) RESPONSIBILITY FOR COMPLIANCE. Tenant shall be responsible for
ensuring compliance with these Rules, as they may be amended, by Tenant's
employees and as applicable, by Tenant's agents, invitees, contractors,
subcontractors, and suppliers. Tenant shall cooperate with any reasonable
program or requests by Landlord to monitor and enforce the Rules, including
providing vehicle numbers and taking appropriate action against such of the
foregoing parties who violate these provisions.

                                     -62-

<PAGE>

         RIDER TWO ANNEXED TO AND MADE PART OF THE OFFICE LEASE DATED AS OF
______________, 2000 BETWEEN FLANDERS WESTBOROUGH DELAWARE, INC., AS LANDLORD,
AND PURCHASESOFT, INC., A DELAWARE CORPORATION, AS TENANT

                              ADDITIONAL PROVISIONS

                       ARTICLE 36: LANDLORD'S CONTRIBUTION

         A.       Landlord shall, in the manner hereinafter set forth, provide
to Tenant up to One Hundred Three Thousand Two Hundred and 00/100 ($103,200.00)
Dollars ("Landlord's Contribution") towards the cost of leasehold improvements
to be installed by Tenant in the Premises ("Tenant's Work"). Provided that
Tenant is not in Default at the time that Tenant submits any requisition on
account of Landlord's Contribution, Landlord shall pay the cost of the work
shown on each requisition (as hereinafter defined) submitted by Tenant to
Landlord within thirty (30) days of submission thereof by Tenant to Landlord.
Tenant shall perform Tenant's Work in accordance with the Lease including,
without limitation, Article 9 thereof. Without limiting the foregoing, Tenant
shall not commence Tenant's Work unless and until (i) Landlord has approved
Tenant's plans and specifications for such work and Tenant's architect and
contractors therefor, and (ii) Landlord has received certificates of insurance
satisfactory to Landlord from Tenant's contractors. Tenant's Work shall be
performed so as not to cause any conflict or labor dispute with other work being
performed in the Building. Tenant's Work may be performed during business hours,
other than painting which may be performed only during non-business hours.
However, Landlord shall have the right, upon notice to Tenant, to require that
any or all portions of Tenant's Work be performed during non-business hours if
any such work interferes, in Landlord's judgment, with other tenants in the
Building.

         B.       For the purposes hereof, a "requisition" shall mean AIA Form
3702 For Application of Payment, and written documentation (including, without
limitation, invoices from Tenant's contractor, written lien waivers in a form
acceptable to Landlord, and such other documentation as Landlord's mortgagee may
reasonably request) showing in reasonable detail the costs of the renovations to
date in the premises, accompanied by certifications from Tenant, Tenant's
architect, and Tenant's contractor that the work performed to date has been
performed in accordance with applicable laws and in accordance with Tenant's
approved plans, and that the amount of the requisition in question does not
exceed the amount of the work covered by such requisition. Each requisition
shall be accompanied by evidence reasonably satisfactory to Landlord that all
work covered by previous requisitions has been fully paid by Tenant. Landlord
shall have the right, upon reasonable advance notice to Tenant, to inspect
Tenant's books and records relating to each requisition in order to verify the
amount thereof. Tenant shall submit requisition(s) no more often than monthly.

         C.       Notwithstanding anything to the contrary herein contained:

                                     -63-

<PAGE>

                  (i)      Landlord shall have no obligation to advance funds on
account of Landlord's Contribution unless and until Landlord has received the
requisition in question, together with the certifications required by
Subparagraph B hereof, certifying that the work shown on the requisition has
been performed in accordance with applicable law and in accordance with Tenant's
plans.

                  (ii)     Except with respect to work and/or materials
previously paid for by Tenant, as evidenced by paid invoices and written lien
waivers provided to Landlord, Landlord shall have the right to have Landlord's
Contribution paid to both Tenant and Tenant's contractor(s) and vendor(s)
jointly.

                  (iii)    Tenant shall not be entitled to any portion of
Landlord's Contribution, and Landlord shall have no obligation to pay Landlord's
Contribution in respect of any requisition submitted after August 31, 2000.

                  (iv)     Tenant shall be responsible for all costs of Tenant's
Work in excess of Landlord's Contribution.

                                     -64-

<PAGE>

                                    EXHIBIT A

           (FLOOR PLATE(S) SHOWING PREMISES OUTLINED OR CROSS-HATCHED)

                                     -65-

<PAGE>

                                    EXHIBIT B

              CONFIRMATION OF COMMENCEMENT DATE AND EXPIRATION DATE

         THIS CONFIRMATION OF COMMENCEMENT DATE AND EXPIRATION DATE is made as
of the ____ day of _________, 19__, between FLANDERS WESTBOROUGH DELAWARE, INC.,
a Delaware corporation, having an office at c/o Tower Realty Management
Corporation, 255 Shoreline Drive, Suite 600, Redwood City, CA 94065 ("Landlord")
and ________________, a ____________ ____________, having its principal offices
at ________________________ ("Tenant").

                                   WITNESSETH

         WHEREAS, Landlord and Tenant entered into a written Office Lease dated
as of , 19__ ("Lease"), for Suite ________ in the building known as _____ One
Research Drive and located in Westborough, Massachusetts (capitalized terms used
but not defined herein shall have the meanings assigned to them in the Lease);

         WHEREAS, Article 3 of the Lease provides that Landlord and Tenant shall
execute a confirmation of the actual Commencement Date and Expiration Date of
the Term when such dates have been determined;

         NOW THEREFORE, the parties hereto, intending to be legally bound
hereby, agree that notwithstanding the provisions of Article 1 or any other
provisions of the Lease to the contrary, the Commencement Date is ___________,
20__, and the Expiration Date is __________________.

         Tenant acknowledges that: (i) it is in possession of the Premises; (ii)
the Lease is in full force and effect; (iii) Landlord is not in default under
the Lease; and (iv) the Premises are accepted by Tenant as having been completed
in accordance with the provisions of the Lease.

         Except as specifically modified hereby, all of the provisions of the
Lease are hereby ratified and confirmed to be in full force and effect, and
shall remain in full force and effect, including, without limitation, all
remedies reserved to Landlord, with which remedies Tenant hereby acknowledges
complete familiarity, and which remedies are incorporated herein by reference as
though set forth in their entirety.

         IN WITNESS WHEREOF, this CONFIRMATION OF COMMENCEMENT DATE AND
EXPIRATION DATE has been executed as of the day and year first above written.

                                         FLANDERS WESTBOROUGH
                                         DELAWARE, INC.

                                     -66-

<PAGE>

                                         By:___________________________
                                            Name:
                                            Its: Authorized Signatory

                                         By:___________________________
                                            Name:
                                            Its: Authorized Signatory

                                     -67-

<PAGE>

                                    EXHIBIT C
                            FORM OF LETTER OF CREDIT

[To be on letterhead from the issuing bank]

                                                                   [Insert date]

IRREVOCABLE LETTER OF CREDIT NO. [Insert Number]

[Insert name and address of Landlord]

Dear Landlord:

         At the request and for the account of [insert name of tenant] located
at [insert address of tenant] (hereinafter called "Applicant"), we hereby
establish our Irrevocable Letter of Credit No. [insert number] in your favor and
authorize you to draw on us up to the aggregate amount of [insert amount of
Letter of Credit] available by your draft(s) at sight drawn on us and
accompanied by the following:

         A written statement by you that:

         (i)      "Applicant is in default under that certain Agreement of
                  Lease, dated as of [insert date of lease] between you, as
                  Landlord, and Applicant, as Tenant (the "Lease") and a sum in
                  the amount of the accompanying sight draft is due and payable
                  under the Lease and unpaid; or
         (ii)     "Applicant has failed to deliver timely a renewal Letter of
                  Credit or cash in lieu of as provided by the Lease and
                  Landlord is entitled to draw upon this Letter of Credit."

         This Irrevocable Letter of Credit will be duly honored by us at sight
upon delivery of the statement set forth above without inquiry as to the
accuracy of such statement and regardless of whether Applicant disputes the
content of such statement.

         We hereby engage with you that all drafts drawn under and in compliance
with the terms of this Irrevocable Letter of Credit will be duly honored by us
if presented at [insert address of issuing bank] no later than [insert
expiration date of Letter of Credit], it being a condition of this Irrevocable
Letter of Credit that it shall be automatically extended for periods of at least
one (1) year from the present expiration date, as set forth above, and each
future expiration date hereunder, unless, at least sixty (60) days prior to the
relevant expiration date, we notify you, by certified mail, that we elect not to
extend this Irrevocable Letter of Credit for any additional period.

         This Irrevocable Letter of Credit is transferable at no charge to any
transferee of Landlord upon notice to the undersigned from you and such
transferee.

                                     -68-

<PAGE>

         This Irrevocable Letter of Credit is subject to the Uniforms Customs
and Practices for Documentary Credits (1993-Rev) International Chamber of
Commerce Publication #500.

                                                              Sincerely,

                                                              [Issuing Bank]

Landlord:________________________
Tenant:__________________________

                                     -69-<PAGE>

                                                                   EXHIBIT 10.20

                                      LEASE

                                      FROM:

                            OFFICE ASSOCIATES L.L.C.

                                     LESSOR

                                       TO:

                               PURCHASESOFT, INC.

                                     LESSEE

                                    BUILDING:

                             101 EISENHOWER PARKWAY
                           ROSELAND, NEW JERSEY 07068

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<S>                                                                                                              <C>
1.       DESCRIPTION:.............................................................................................3

2.       TERM:....................................................................................................3

3.       BASIC RENT:..............................................................................................3

4.       USE AND OCCUPANCY:.......................................................................................3

5.       CARE AND REPAIR OF PREMISES/ENVIRONMENTAL:...............................................................3

6.       ALTERATIONS, ADDITIONS OR IMPROVEMENTS:..................................................................5

7.       ACTIVITIES INCREASING FIRE INSURANCE RATES:..............................................................5

8.       ASSIGNMENT AND SUBLEASE:.................................................................................6

9.       COMPLIANCE WITH RULES AND REGULATIONS:...................................................................9

10.      DAMAGES TO BUILDING:.....................................................................................9

11.      EMINENT DOMAIN:.........................................................................................10

12.      INSOLVENCY OF LESSEE:...................................................................................10

13.      LESSOR'S REMEDIES ON DEFAULT:...........................................................................10

14.      DEFICIENCY:.............................................................................................11

15.      SUBORDINATION OF LEASE:.................................................................................11

16.      SECURITY DEPOSIT:.......................................................................................12

17.      RIGHT TO CURE LESSEE'S BREACH:..........................................................................12

18.      MECHANIC'S LIENS:.......................................................................................12

19.      RIGHT TO INSPECT AND REPAIR:............................................................................12

20.      SERVICES TO BE PROVIDED BY LESSOR/LESSOR'S EXCULPATION:.................................................13

21.      INTERRUPTION OF SERVICES OR USE:........................................................................13

22.      BUILDING STANDARD OFFICE ELECTRICAL SERVICE:............................................................14

23.      ADDITIONAL RENT:........................................................................................15

24.      LESSEE'S ESTOPPEL:......................................................................................17

25.      HOLDOVER TENANCY:.......................................................................................17

26.      RIGHT TO SHOW PREMISES:.................................................................................18

27.      LESSOR'S WORK - LESSEE'S DRAWINGS:......................................................................18

28.      WAIVER OF TRIAL BY JURY:................................................................................18

29.      LATE CHARGE:............................................................................................18

30.      LESSEE'S INSURANCE:.....................................................................................18

                                                                i
<PAGE>

31.      NO OTHER REPRESENTATIONS:...............................................................................20

32.      QUIET ENJOYMENT:........................................................................................20

33.      INDEMNITY:..............................................................................................21

34.      ARTICLE HEADINGS:.......................................................................................21

35.      APPLICABILITY TO HEIRS AND ASSIGNS:.....................................................................21

36.      OUTSIDE PARKING SPACES:.................................................................................21

37.      LESSOR'S LIABILITY FOR LOSS OF PROPERTY:................................................................21

38.      PARTIAL INVALIDITY:.....................................................................................22

39.      LESSEE'S BROKER:........................................................................................22

40.      PERSONAL LIABILITY:.....................................................................................22

41.      NO OPTION:..............................................................................................22

42.      DEFINITIONS:............................................................................................22

43.      LEASE COMMENCEMENT:.....................................................................................23

44.      NOTICES:................................................................................................24

45.      ACCORD AND SATISFACTION:................................................................................24

46.      EFFECT OF WAIVERS:......................................................................................24

47.      LEASE CONDITION:........................................................................................24

48.      MORTGAGEE'S NOTICE AND OPPORTUNITY TO CURE:.............................................................24

49.      LESSOR'S RESERVED RIGHT:................................................................................25

50.      CORPORATE AUTHORITY:....................................................................................25

51.      AFTER-HOURS USE:........................................................................................25

52.      LESSEE'S EXPANSION/RELOCATION:..........................................................................25

53.      BUILDING PERMIT:........................................................................................26
</TABLE>

                                                                 ii
<PAGE>

         LEASE, is made the 12th day of June, 2000 between OFFICE ASSOCIATES,
L.L.C. (herein referred to as "Lessor") whose address is c/o Mack-Cali Realty
Corporation, 11 Commerce Drive, Cranford, New Jersey 07016 and PURCHASESOFT,
INC. (herein referred to as "Lessee") whose address is 1 Research Drive, Suite
100, Westborough, Massachusetts 01581.

                                    PREAMBLE

                     BASIC LEASE PROVISIONS AND DEFINITIONS

In addition to other terms elsewhere defined in this Lease, the following terms
whenever used in this Lease shall have only the meanings set forth in this
section, unless such meanings are expressly modified, limited or expanded
elsewhere herein.

1.       ADDITIONAL RENT shall mean all sums in addition to Fixed Basic Rent
         payable by Lessee to Lessor pursuant to the provisions of the Lease.

2.       BASE PERIOD COSTS shall mean the following:

         A.       Base Operating Costs: Those Operating Costs incurred during
                  Calendar Year 2000.

         B.       Base Real Estate Taxes: Those Real Estate Taxes incurred
                  during Calendar Year 2000.

         C.       Base Utility and Energy Costs: Those Utility and Energy Costs
                  incurred during Calendar Year 2000.

3.       BUILDING shall mean 101 Eisenhower Parkway, Roseland, New Jersey.

4.       BUILDING HOLIDAYS shall be those shown on Exhibit E.

5.       BUILDING HOURS shall be Monday through Friday, 8:00 a.m. to 6:00 p.m.,
         and on Saturdays from 8:00 a.m. to 1:00 p.m., but excluding those
         holidays as set forth on Exhibit E attached hereto and made a part
         hereof, except that Common Facilities, lighting in the Building and
         Office Building Area shall be maintained for such additional hours as,
         in Lessor's sole judgement, is necessary or desirable to insure proper
         operating of the Building and Office Building Area.

6.       COMMENCEMENT DATE is August 1, 2000 and shall for purposes hereof be
         subject to Articles 27 and 43 hereof.

7.       DEMISED PREMISES OR PREMISES shall be deemed to be 1,930 gross rentable
         square feet on the atrium floor as shown on Exhibit A hereto, which
         includes an allocable share of the Common Facilities as defined in
         Article 42(b).

8.       EXHIBITS shall be the following, attached to this Lease and
         incorporated herein and made a part hereof.
<TABLE>
                           <S>                                <C>
                           Exhibit A                          Location of Premises
                           Exhibit A-1                        Office Building Area
                           Exhibit B                          Rules and Regulations
                           Exhibit C                          Lessor's Work
                           Exhibit C-1                        Air Conditioning &
                                                              Heating Design Standards
                           Exhibit D                          Cleaning Services
                           Exhibit E                          Building Holidays
                           Exhibit F                          Tenant Estoppel Certificate
                           Exhibit G                          Commencement Date Agreement
                           Exhibit H                          Letter of Credit Form
</TABLE>
9.       EXPIRATION DATE shall be the last day of the month in which the day
         before the fifth (5th) anniversary of the Commencement Date occurs.

                                       1
<PAGE>

10.      FIXED BASIC RENT shall mean: TWO HUNDRED FORTY-SIX THOUSAND
         SEVENTY-FIVE AND 00/100 DOLLARS ($246,075.00) for the Term payable as
         follows:

<TABLE>
<CAPTION>
         YEAR:                      YEARLY RATE:                       MONTHLY INSTALLMENT:
         -----                      ------------                       --------------------
         <S>                          <C>                                      <C>
           1                          $47,285.00                               $3,940.42
           2                          $48,250.00                               $4,020.83
           3                          $49,215.00                               $4,101.25
           4                          $50,180.00                               $4,181.67
           5                          $51,145.00                               $4,262.08
</TABLE>
11.      LESSEE'S BROKER shall mean Weichert Commercial.

12.      LESSEE'S PERCENTAGE shall be .81% subject to adjustment as provided for
         in Article 42(d).

13.      OFFICE BUILDING AREA is as set forth on Exhibit A-1.

14.      PARKING SPACES shall mean a total of eight (8) unreserved spaces.

15.      PERMITTED USE shall be general office use and for no other purpose.

16.      SECURITY DEPOSIT shall be FIFTY-SEVEN THOUSAND FOUR HUNDRED SEVENTEEN
         AND 50/100 DOLLARS ($57,417.50). Lessee may deliver to Lessor, in lieu
         of the cash deposit set forth in this Article an irrevocable negotiable
         letter of credit issued by and drawn upon such commercial bank selected
         by Lessee and acceptable to Lessor (at its sole discretion) and in form
         and content acceptable to Lessor (also at its sole discretion) (the
         form attached hereto as Exhibit H shall be deemed acceptable to Lessor)
         for the account of Lessor, in the sum of FIFTY-SEVEN THOUSAND FOUR
         HUNDRED SEVENTEEN AND 50/100 DOLLARS ($57,417.50). Said letter of
         credit shall be for a term of not less than one (l) year and shall be
         renewed by Lessee (without notice from Lessor) no later than forty-five
         (45) days prior to its expiration, and the expiration of each
         replacement thereof, until Lessor shall be required to return the
         security to Lessee pursuant to the terms of this Lease but in no event
         earlier than ninety (90) days after the Expiration Date, and each such
         renewed letter of credit shall be delivered to Lessor no later than
         forty-five (45) days prior to the expiration of the letter of credit
         then held by Lessor. If any portion of the security deposit shall be
         utilized by Lessor in the manner permitted by this Lease, Lessee shall,
         within five (5) days after request by Lessor, replenish the security
         account by depositing with Lessor, in cash or by letter of credit, an
         amount equal to that utilized by Lessor. Failure of Lessee to comply
         strictly with the provisions of this Article shall constitute a
         material breach of this Lease and Lessor shall be entitled to present
         the letter of credit then held by it for payment (without notice to
         Lessee). If the cash security is converted into a letter of credit, the
         provisions with respect to letters of credit shall apply (with the
         necessary changes in points of detail) to such letter of credit
         deposit. In the event of a bank failure or insolvency affecting the
         letter of credit, Lessee shall replace same within twenty (20) days
         after being requested to do so by Lessor. Lessee may reduce the Letter
         of Credit by ELEVEN THOUSAND FOUR HUNDRED EIGHTY-THREE AND 50/100
         DOLLARS ($11,483.50), on each anniversary of the Commencement Date,
         provided that (i) this Lease is in full force and effect and (ii)
         Lessee is and has not been in default hereunder.

17.      TERM shall mean five (5) years from the Commencement Date, plus the
         number of days, if any, to have the lease expire on the last day of a
         calendar month, unless extended pursuant to any option contained
         herein.

                                       2
<PAGE>

                               W I T N E S S E T H

                  For and in consideration of the covenants herein contained,
and upon the terms and conditions herein set forth, Lessor and Lessee agree as
follows:

1.       DESCRIPTION:

         Lessor hereby leases to Lessee, and Lessee hereby hires from Lessor,
         the Premises as defined in the Preamble which includes an allocable
         share of the Common Facilities, as shown on the plan or plans,
         initialed by the parties hereto, marked Exhibit A attached hereto and
         made part of this Lease in the Building as defined in the Preamble,
         (hereinafter called the "Building") which is situated on that certain
         parcel of land (hereinafter called "Office Building Area") as described
         on Exhibit A-1 attached hereto and made part of this Lease, together,
         with the right to use in common with other lessees of the Building,
         their invitees, customers and employees, those public areas of the
         Common Facilities as hereinafter defined.

2.       TERM:

         The Premises are leased for a term to commence on the Commencement
         Date, and to end at 12:00 midnight on the Expiration Date, all as
         defined in the Preamble.

3.       BASIC RENT:

         The Lessee shall pay to the Lessor during the Term, the Fixed Basic
         Rent as defined in the Preamble (hereinafter called "Fixed Basic Rent")
         payable in such coin or currency of the United States of America as at
         the time of payment shall be legal tender for the payment of public and
         private debts. The Fixed Basic Rent shall accrue at the Yearly Rate as
         defined in the Preamble and shall be payable, in advance, on the first
         day of each calendar month during the Term at the Monthly Installments
         as defined in the Preamble, except that a proportionately lesser sum
         may be paid for the first and last months of the Term of this Lease if
         the Term commences on a day other than the first day of the month, in
         accordance with the provisions of this Lease herein set forth. Lessor
         acknowledges receipt from Lessee of the first monthly installment by
         check, subject to collection, for Fixed Basic Rent for the first month
         of the Lease Term. Lessee shall pay Fixed Basic Rent, and any
         Additional Rent as hereinafter provided, to Lessor at Lessor's above
         stated address, or at such other place as Lessor may designate in
         writing, without demand and without counterclaim, deduction or set off.

4.       USE AND OCCUPANCY:

         Lessee shall use and occupy the Premises for the Permitted Use as
         defined in the Preamble.

         If at any time during the Term of this Lease, Lessee adopts a policy
         prohibiting Lessee, its employees, agents or invitees from smoking
         within the Premises, Lessee shall establish a designated area within
         the Premises where Lessee shall permit smoking. Lessee shall establish
         such designated area at Lessee's sole expense in accordance with
         Article 6 of this Lease. Such designated area shall include, among
         other things, adequate area, ventilation and fire safety equipment.
         Lessee hereby acknowledges that such designated area is necessary and
         reasonable to prevent smoking by Lessee, Lessee's employees, agents and
         invitees in unauthorized areas of the Building or Common Facilities in
         violation of relevant fire and safety laws and regulations and to
         prevent fire hazards within the Premises.

5.       CARE AND REPAIR OF PREMISES/ENVIRONMENTAL:

         (a) Lessee shall commit no act of waste and shall take good care of the
         Premises and the fixtures and appurtenances therein, and shall, in the
         use and occupancy of the Premises,

                                       3
<PAGE>

         conform to all laws, orders and regulations of the federal, state
         and municipal governments or any of their departments affecting the
         Premises and with any and all environmental requirements resulting
         from the Lessee's use of the Premises, this covenant to survive the
         expiration or sooner termination of the Lease. Lessor shall, subject
         to the same being included in Operating Costs, make all necessary
         repairs to the Premises, Common Facilities and to the assigned
         parking areas, if any, except where the repair has been made necessary
         by misuse or neglect by Lessee or Lessee's agents, servants, visitors
         or licensees, in which event Lessor shall nevertheless make the repair
         but Lessee shall pay to Lessor, as Additional Rent, immediately upon
         demand, the costs therefor. All improvements made by Lessee to the
         Premises, which are so attached to the Premises, shall become the
         property of Lessor upon installation. Not later than the last day of
         the Term, Lessee shall, at Lessee's expense, remove all Lessee's
         personal property and those improvements made by Lessee which have not
         become the property of Lessor, including trade fixtures, cabinetwork,
         movable paneling, partitions and the like; repair all injury done by
         or in connection with the installation or removal of said property and
         improvements; and surrender the Premises in as good condition as they
         were at the beginning of the Term, reasonable wear and damage by fire,
         the elements, casualty or other cause not due to the misuse or neglect
         by Lessee, Lessee's agents, servants, visitors or licensees excepted.
         All other property of Lessee remaining on the Premises after the last
         day of the Term of this Lease shall be conclusively deemed abandoned
         and may be removed by Lessor, and Lessee shall reimburse Lessor for
         the cost of such removal. Lessor may have any such property stored at
         Lessee's risk and expense.

         ENVIRONMENTAL

         (b)      COMPLIANCE WITH ENVIRONMENTAL LAWS. Lessee shall, at Lessee's
                  own expense, promptly comply with each and every federal,
                  state, county and municipal environmental law, ordinance,
                  rule, regulation, order, directive and requirement, now or
                  hereafter existing ("Environmental Laws"), applicable to the
                  Premises, Lessee, Lessee's operations at the Premises, or all
                  of them.

         (c)      ISRA COMPLIANCE. Lessee shall, at Lessee's own expense, comply
                  with the Industrial Site Recovery Act, N.J.S.A. 13:1K-6 ET
                  SEQ., the regulations promulgated thereunder and any amending
                  and successor legislation and regulations ("ISRA").

         (d)      INFORMATION TO LESSOR. At no expense to Lessor, Lessee shall
                  promptly provide all information and sign all documents
                  requested by Lessor with respect to compliance with
                  Environmental Laws.

         (e)      LESSOR AUDIT. Lessee shall permit Lessor and its
                  representatives access to the Premises, from time to time, to
                  conduct an environmental assessment, investigation and
                  sampling, all at Lessee's own expense.

         (f)      LESSEE REMEDIATION. Should any assessment, investigation or
                  sampling reveal the existence of any spill, discharge or
                  placement of Contaminants in, on, under, or about, or
                  migrating from or onto the Premises, the Building or the
                  Office Building Area, as a result of the action or omission of
                  Lessee or a "Lessee Representative", then, in addition to
                  being in default under this Lease and Lessor having all rights
                  available to Lessor under this Lease and by law by reason of
                  such default, Lessee shall, at Lessee's own expense, in
                  accordance with Environmental Laws, undertake all action
                  required by Lessor and any governmental authority, including,
                  without limitation, promptly obtaining and delivering to
                  Lessor an unconditional No Further Action Letter. For purposes
                  of this Article, the term "Lessee's Representative" shall mean
                  any shareholder, officer, director, member, partner, employee,
                  agent, licensee, assignee, sublessee or invitee of Lessee, or
                  any third party other than Lessor, or another lessee of the
                  Building, or a shareholder, officer, director, member,
                  partner, employee, agent, licensee, assignee, sublessee or
                  invitee of such other lessee. In no event shall any of
                  Lessee's remedial action involve engineering or institutional
                  controls, a groundwater classification exception area or well
                  restriction area, and Lessee's remedial action shall meet the
                  most stringent published or unpublished remediation standards
                  for soil, surface water, groundwater and drinking water.
                  Promptly upon completion of all required investigatory and
                  remedial activities, Lessee shall, at Lessee's own expense, to
                  Lessor's satisfaction, restore the affected

                                       4
<PAGE>

                  areas of the Premises, the Building or the Office Building
                  Area, as the case may be, from any damage or condition caused
                  by the investigatory or remedial work.

         (g)      ENVIRONMENTAL QUESTIONNAIRE. Upon Lessor's request,
                  contemporaneously with the signing and delivery of this Lease,
                  and thereafter upon renewal of the lease, if at all, Lessee
                  shall complete, execute and deliver to Lessor an environmental
                  questionnaire in form and substance satisfactory to Lessor.

         (h)      ENVIRONMENTAL DOCUMENTS AND CONDITIONS. For purposes of this
                  Article, the term "Environmental Documents" shall mean all
                  environmental documentation concerning the Building or the
                  Office Building Area, of which the Premises is a part, or its
                  environs, in the possession or under the control of Lessee,
                  including, without limitation, plans, reports, correspondence
                  and submissions. During the term of this Lease and
                  subsequently, promptly upon receipt by Lessee or Lessee's
                  Representatives, Lessee shall deliver to Lessor all
                  Environmental Documents concerning or generated by or on
                  behalf of Lessee, whether currently or hereafter existing. In
                  addition, Lessee shall promptly notify Lessor of any
                  environmental condition of which Lessee has knowledge, which
                  may exist in, on, under, or about, or may be migrating from or
                  onto the Building or the Office Building Area.

         (i)      LESSOR'S RIGHT TO PERFORM LESSEE'S OBLIGATIONS.
                  Notwithstanding anything to the contrary set forth in this
                  Lease, in the event, pursuant to this Lease, Lessee is
                  required to undertake any sampling, assessment, investigation
                  or remediation with respect to the Premises, the Building or
                  the Office Building Area, as the case may be, then, at
                  Lessor's discretion, Lessor shall have the right, upon notice
                  to Lessee, from time to time, to perform such activities at
                  Lessee's expense, and all sums incurred by Lessor shall be
                  paid by Lessee, as Additional Rent, upon demand.

         (j)      INDEMNITY. Lessee shall indemnify, defend and hold harmless
                  Lessor, Lessor's officers, directors, shareholders, employees
                  and personal or legal representatives from and against any and
                  all claims, liabilities, losses, damages, penalties and costs,
                  foreseen or unforeseen, including, without limitation,
                  counsel, engineering and other professional or expert fees,
                  which an indemnified party may incur resulting directly or
                  indirectly, wholly or partly from Lessee's actions or
                  omissions with regard to Lessee's obligations under this
                  Article.

         (k)      SURVIVAL. This Article shall survive the expiration or earlier
                  termination of this lease. Lessee's failure to abide by the
                  terms of this Article shall be restrainable or enforceable, as
                  the case may be, by injunction.

         (l)      INTERPRETATION. The obligations imposed upon Lessee under
                  subparagraphs (a) through (j) above are in addition to and are
                  not intended to limit, but to expand upon, the obligations
                  imposed upon Lessee under this Article 5. As used in this
                  Article, the term "Contaminants" shall include, without
                  limitation, any regulated substance, toxic substance,
                  hazardous substance, hazardous waste, pollution, pollutant,
                  contaminant, petroleum, asbestos or polychlorinated biphenyls,
                  as defined or referred to in any Environmental Laws. Where a
                  law or regulation defines any of these terms more broadly then
                  another, the broader definition shall apply.

6.       ALTERATIONS, ADDITIONS OR IMPROVEMENTS:

         Lessee shall not, without first obtaining the written consent of
         Lessor, make any alterations, additions or improvements in, to or about
         the Premises.

7.       ACTIVITIES INCREASING FIRE INSURANCE RATES:

         Lessee shall not do or suffer anything to be done on the Premises which
         will increase the rate of fire insurance on the Building.

                                       5
<PAGE>

8.       ASSIGNMENT AND SUBLEASE:

         Provided Lessee is not in default of any provisions of this Lease,
         Lessee may assign or sublease the within Lease to any party subject to
         the following:

         a.       In the event Lessee desires to assign this Lease or sublease
                  all or part of the Premises to any other party, the terms and
                  conditions of such assignment or sublease shall be
                  communicated to the Lessor in writing no less than ninety (90)
                  days prior to the effective date of any such sublease or
                  assignment, and, prior to such effective date, the Lessor
                  shall have the option, exercisable in writing to the Lessee,
                  to: (i) sublease such space from Lessee at the lower rate of
                  (a) the rental rate per rentable square foot of Fixed Basic
                  Rent and Additional Rent then payable pursuant to this Lease
                  or (b) the terms set forth in the proposed sublease, (ii)
                  recapture in the case of subletting, that portion of the
                  Premises to be sublet or all of the Premises in the case of an
                  assignment ("Recapture Space") so that such prospective
                  sublessee or assignee shall then become the sole Lessee of
                  Lessor hereunder, or (iii) recapture the Recapture Space for
                  Lessor's own use and the within Lessee shall be fully released
                  from any and all obligations hereunder with respect to the
                  Recapture Space.

         b.       In the event that the Lessor elects not to recapture the Lease
                  or relet the Premises as hereinabove provided, the Lessee may
                  nevertheless assign this Lease or sublet the whole or any
                  portion of the Premises, subject to the Lessor's prior written
                  consent, which consent shall not be unreasonably withheld, on
                  the basis of the following terms and conditions:

                  i.       The Lessee shall provide to the Lessor the name and
                           address of the assignee or sublessee.

                  ii.      The assignee or sublessee shall assume, by written
                           instrument, all of the obligations of this Lease, and
                           a copy of such assumption agreement shall be
                           furnished to the Lessor within ten (10) days of its
                           execution. Any sublease shall expressly acknowledge
                           that said sublessee's rights against Lessor shall be
                           no greater than those of Lessee. Lessee further
                           agrees that notwithstanding any such subletting, no
                           other and further subletting of the Premises by
                           Lessee or any person claiming through or under Lessee
                           shall or will be made except upon compliance with and
                           subject to the provisions of this Article 8.

                  iii.     Each sublease shall provide that it is subject and
                           subordinate to this Lease and to the matters to which
                           this Lease is or shall be subordinate, and that in
                           the event of default by Lessee under this Lease,
                           Lessor may, at its option, take over all of the
                           right, title and interest of Lessee, as sublessor,
                           under such sublease, and such sublessee shall, at
                           Lessor's option, attorn to Lessor pursuant to the
                           then executory provisions of such sublease, except
                           that Lessor shall not (i) be liable for any previous
                           act or omission of Lessee under such sublease or,
                           (ii) be subject to any offset not expressly provided
                           in such sublease which theretofore accrued to such
                           sublease to which Lessor has not specifically
                           consented in writing or by any previous prepayment of
                           more than one month's rent.

                  iv.      The Lessee and each assignee shall be and remain
                           liable for the observance of all the covenants and
                           provisions of this Lease, including, but not limited
                           to, the payment of Fixed Basic Rent and Additional
                           Rent reserved herein, through the entire Term of this
                           Lease, as the same may be renewed, extended or
                           otherwise modified.

                  v.       The Lessee and any assignee shall promptly pay to
                           Lessor any consideration received for any assignment
                           and/or all of the rent, as and when received, in
                           excess of the Rent required to be paid by Lessee for
                           the area sublet computed on the basis of an average
                           square foot rent for the gross square footage Lessee
                           has leased.

                                       6

<PAGE>

                  vi.      In any event, the acceptance by the Lessor of any
                           rent from the assignee or from any of the subtenants
                           or the failure of the Lessor to insist upon a strict
                           performance of any of the terms, conditions and
                           covenants herein shall not release the Lessee herein,
                           nor any assignee assuming this Lease, from any and
                           all of the obligations herein during and for the
                           entire Term of this Lease.

                  vii.     In Lessor's reasonable judgment, the proposed
                           assignee or subtenant is engaged in a business or
                           activity, and the Premises, or the relevant part
                           thereof, will be used in a manner, which (a) is in
                           keeping with the then standard of the Building and
                           (b) is limited to the use of the Premises as general
                           offices.

                  viii.    The proposed assignee or subtenant shall be an entity
                           which has existed for at least one (1) year and is
                           not then an occupant of any part of the Building or
                           any other building then owned by Lessor within a
                           five-mile radius of the Building.

                  ix.      The proposed assignee or subtenant is not an entity
                           or a person with whom Lessor is or has been, within
                           the preceding twelve (12) month period, negotiating
                           to lease space in the Building.

                  x.       There shall not be more than one (1) subtenant in the
                           Premises.

                  xi.      Lessee shall not advertise the subtenancy for less
                           than the then current market rent per rentable square
                           foot for the Premises as though the Premises were
                           vacant.

                  xii.     Lessee shall not have (a) publicly advertised the
                           availability of the Premises without prior notice to
                           and approval by Lessor, nor shall any advertisement
                           state the name (as distinguished from the address) of
                           the Building or (b) listed the Premises for
                           subletting or assignment with other than a broker,
                           agent or representative who waives any entitlement to
                           a commission or other fee in the event of a
                           recapturing of the Premises;

                  xiii.    The proposed occupancy shall not, in Lessor's
                           reasonable opinion, increase the density of
                           population using the Demised Premises to exceed one
                           (1) person per 250 gross rentable square feet of
                           space or exceed the parking allocation presently
                           provided for in this Lease;

                  xiv.     The proposed assignee or subtenant shall only use the
                           Premises for general offices and shall not be engaged
                           in any of the following:

                           (a)      educational, including but not limited to,
                                    instructional facilities and correspondence
                                    schools;
                           (b)      employment agencies;
                           (c)      model agencies;
                           (d)      photographic studios or laboratories;
                           (e)      spas, health, physical fitness or exercise
                                    salons;
                           (f)      small loan offices;
                           (g)      real estate brokerage or real estate sales
                                    offices open to the general public or
                                    construction offices;
                           (h)      medical or dental facilities, including
                                    professional offices, treatment facilities,
                                    dispensaries or laboratories;
                           (i)      federal, state or local government offices;
                           (j)      so-called boiler room operations;
                           (k)      retail stock brokerage offices; and
                           (l)      religious organizations making facilities
                                    available to congregations for uses other
                                    than business purposes.

                  xv.      The proposed assignee or subtenant shall not be
                           entitled, directly or indirectly, to diplomatic or
                           sovereign immunity and shall be subject to the
                           service of process in, and the jurisdiction of, the
                           state courts of New Jersey.

                                       7

<PAGE>

                  xvi.     Lessor shall require a FIVE HUNDRED AND 00/100 DOLLAR
                           ($500.00) payment to cover its handling charges for
                           each request for consent to any sublet or assignment
                           prior to its consideration of the same. Lessee
                           acknowledges that its sole remedy with respect to any
                           assertion that Lessor's failure to consent to any
                           sublet or assignment is unreasonable shall be the
                           remedy of specific performance and Lessee shall have
                           no other claim or cause of action against Lessor as a
                           result of Lessor's actions in refusing to consent
                           thereto.

         c.       If Lessee is a corporation other than a corporation whose
                  stock is listed and traded on a nationally recognized stock
                  exchange, the provisions of Sub-section a. shall apply to a
                  transfer (however accomplished, whether in a single
                  transaction or in a series of related or unrelated
                  transactions) of stock (or any other mechanism such as, by way
                  of example, the issuance of additional stock, a stock voting
                  agreement or change in class(es) of stock) which results in a
                  change of control of Lessee as if such transfer of stock (or
                  other mechanism) which results in a change of control of
                  Lessee were an assignment of this Lease, and if Lessee is a
                  partnership or joint venture, said provisions shall apply with
                  respect to a transfer (by one or more transfers) of an
                  interest in the distributions of profits and losses of such
                  partnership or joint venture (or other mechanism, such as, by
                  way of example, the creation of additional general partnership
                  or limited partnership interests) which results in a change of
                  control of such a partnership or joint venture, as if such
                  transfer of an interest in the distributions of profits and
                  losses of such partnership or joint venture which results in a
                  change of control of such partnership or joint venture were an
                  assignment of this Lease; but said provisions shall not apply
                  to transactions with a corporation into or with which Lessee
                  is merged or consolidated or to which all or substantially all
                  of Lessee's assets are transferred or to any corporation which
                  controls or is controlled by Lessee or is under common control
                  with Lessee, provided that in the event of such merger,
                  consolidation or transfer of all or substantially all of
                  Lessee's assets (i) the successor to Lessee has a net worth
                  computed in accordance with generally accepted accounting
                  principles at least equal to the greater of (1) the net worth
                  of Lessee immediately prior to such merger, consolidation or
                  transfer, or (2) the net worth of Lessee herein named on the
                  date of this Lease, and (ii) proof satisfactory to Lessor of
                  such net worth shall have been delivered to Lessor at least 10
                  days prior to the effective date of any such transaction.

         d.       In the event that any or all of Lessee's interest in the
                  Premises and/or this Lease is transferred by operation of law
                  to any trustee, receiver, or other representative or agent of
                  Lessee, or to Lessee as a debtor in possession, and
                  subsequently any or all of Lessee's interest in the Premises
                  and/or this Lease is offered or to be offered by Lessee or any
                  trustee, receiver, or other representative or agent of Lessee
                  as to its estate or property (such person, firm or entity
                  being hereinafter referred to as the "Grantor"), for
                  assignment, conveyance, lease, or other disposition to a
                  person, firm or entity other than Lessor (each such
                  transaction being hereinafter referred to as a "Disposition"),
                  it is agreed that Lessor has and shall have a right of first
                  refusal to purchase, take, or otherwise acquire, the same upon
                  the same terms and conditions as the Grantor thereof shall
                  accept upon such Disposition to such other person, firm, or
                  entity; and as to each such Disposition the Grantor shall give
                  written notice to Lessor in reasonable detail of all of the
                  terms and conditions of such Disposition within twenty (20)
                  days next following its determination to accept the same but
                  prior to accepting the same, and Grantor shall not make the
                  Disposition until and unless Lessor has failed or refused to
                  accept such right of first refusal as to the Disposition, as
                  set forth herein.

                  Lessor shall have sixty (60) days next following its receipt
                  of the written notice as to such Disposition in which to
                  exercise the option to acquire Lessee's interest by such
                  Disposition, and the exercise of the option by Lessor shall be
                  effected by notice to that effect sent to the Grantor; but
                  nothing herein shall require Lessor to accept a particular
                  Disposition or any Disposition, nor does the rejection of any
                  one such offer of first refusal constitute a waiver or release
                  of the obligation of the Grantor to submit other offers
                  hereunder to Lessor. In the event Lessor accept such offer of
                  first

                                       8

<PAGE>

                  refusal, the transaction shall be consummated pursuant to
                  the terms and conditions of the Disposition described in
                  the notice to Lessor. In the event Lessor rejects such offer
                  of first refusal, Grantor may consummate the Disposition with
                  such other person, firm, or entity; but any decrease in price
                  of more than two percent (2%) of the price sought from Lessor
                  or any change in the terms of payment for such Disposition
                  shall constitute a new transaction requiring a further option
                  of first refusal to be given to Lessor hereunder.

         e.       Without limiting any of the provisions of Articles 12 and 13,
                  if pursuant to the Federal Bankruptcy Code (herein referred to
                  as the "Code"), or any similar law hereafter enacted having
                  the same general purpose, Lessee is permitted to assign this
                  Lease notwithstanding the restrictions contained in this
                  Lease, adequate assurance of future performance by an assignee
                  expressly permitted under such Code shall be deemed to mean
                  the deposit of cash security in an amount equal to the sum of
                  one year's Fixed Basic Rent plus an amount equal to the
                  Additional Rent for the calendar year preceding the year in
                  which such assignment is intended to become effective, which
                  deposit shall be held by Lessor for the balance of the Term,
                  without interest, as security for the full performance of all
                  of Lessee's obligations under this Lease, to be held and
                  applied in the manner specified for security in Article 16.

         f.       Except as specifically set forth above, no portion of the
                  Premises or of Lessee's interest in this Lease may be acquired
                  by any other person or entity, whether by assignment,
                  mortgage, sublease, transfer, operation of law or act of the
                  Lessee, nor shall Lessee pledge its interest in this Lease or
                  in any security deposit required hereunder.

9.       COMPLIANCE WITH RULES AND REGULATIONS:

         Lessee shall observe and comply with the rules and regulations
         hereinafter set forth in Exhibit B attached hereto and made a part
         hereof and with such further reasonable rules and regulations as Lessor
         may prescribe, on written notice to the Lessee, for the safety, care
         and cleanliness of the Building and the comfort, quiet and convenience
         of other occupants of the Building. Lessee shall not place a load upon
         any floor of the Premises exceeding the floor load per square foot area
         which it was designed to carry and which is allowed by law. Lessor
         reserves the right to prescribe the weight and position of all safes,
         business machines and mechanical equipment. Such installations shall be
         placed and maintained by Lessee, at Lessee's expense, in settings
         sufficient, in Lessor's judgement, to absorb and prevent vibration,
         noise and annoyance.

10.      DAMAGES TO BUILDING:

         If the Building is damaged by fire or any other cause to such extent
         the cost of restoration, as reasonably estimated by Lessor, will equal
         or exceed twenty-five percent (25%) of the replacement value of the
         Building (exclusive of foundations) just prior to the occurrence of the
         damage, then Lessor may, no later than the sixtieth (60th) day
         following the date of damage, give Lessee a notice of election to
         terminate this Lease, or if the cost of restoration will equal or
         exceed fifty percent (50%) of such replacement value and if the
         Premises shall not be reasonably usable for the purpose for which they
         are leased hereunder, then Lessee may, no later than the sixtieth
         (60th) day following the date of damage, give Lessor a notice of
         election to terminate this Lease. In either said event of election,
         this Lease shall be deemed to terminate on the thirtieth (30th) day
         after the giving of said notice, and Lessee shall surrender possession
         of the Premises within a reasonable time thereafter, and the Fixed
         Basic Rent, and any Additional Rent, shall be apportioned as of the
         date of said surrender and any Fixed Basic Rent or Additional Rent paid
         for any period beyond said date shall be repaid to Lessee. If the cost
         of restoration shall not entitle Lessor to terminate this Lease, or if,
         despite the cost, Lessor does not elect to terminate this Lease, Lessor
         shall restore the Building and the Premises with reasonable promptness,
         subject to Force Majeure, and Lessee shall have no right to terminate
         this Lease. Lessor need not restore fixtures and improvements owned by
         Lessee.

                                       9

<PAGE>

         In any case in which use of the Premises is affected by any damage to
         the Building, there shall be either an abatement or an equitable
         reduction in Fixed Basic Rent, depending on the period for which and
         the extent to which the Premises are not reasonably usable for the
         purpose for which they are leased hereunder. The words "restoration"
         and "restore" as used in this Article 10 shall include repairs. If the
         damage results from the fault of the Lessee, Lessee's agents, servants,
         visitors or licensees, Lessee shall not be entitled to any abatement or
         reduction in Fixed Basic Rent, except to the extent of any rent
         insurance received by Lessor.

11.      EMINENT DOMAIN:

         If Lessee's use of the Premises is materially affected due to the
         taking by eminent domain of (a) the Premises or any part thereof or any
         estate therein; or (b) any other part of the Building; then, in either
         event, this Lease shall terminate on the date when title vests pursuant
         to such taking. The Fixed Basic Rent, and any Additional Rent, shall be
         apportioned as of said termination date and any Fixed Basic Rent or
         Additional Rent paid for any period beyond said date, shall be repaid
         to Lessee. Lessee shall not be entitled to any part of the award for
         such taking or any payment in lieu thereof, but Lessee may file a
         separate claim for any taking of fixtures and improvements owned by
         Lessee which have not become the Lessor's property, and for moving
         expenses, provided the same shall, in no way, affect or diminish
         Lessor's award. In the event of a partial taking which does not effect
         a termination of this Lease but does deprive Lessee of the use of a
         portion of the Premises, there shall either be an abatement or an
         equitable reduction of the Fixed Basic Rent, and an equitable
         adjustment reducing the Base Period Costs as hereinafter defined
         depending on the period for which and the extent to which the Premises
         so taken are not reasonably usable for the purpose for which they are
         leased hereunder.

12.      INSOLVENCY OF LESSEE:

         Either (a) the appointment of a receiver to take possession of all or
         substantially all of the assets of Lessee, or, (b) a general assignment
         by Lessee for the benefit of creditors, or, (c) any action taken or
         suffered by Lessee under any insolvency or bankruptcy act, shall
         constitute a default of this Lease by Lessee, and Lessor may terminate
         this Lease forthwith and upon notice of such termination Lessee's right
         to possession of the Premises shall cease, and Lessee shall then quit
         and surrender the Premises to Lessor but Lessee shall remain liable as
         hereinafter provided in Article 14 hereof.

13.      LESSOR'S REMEDIES ON DEFAULT:

         If Lessee defaults in the payment of Fixed Basic Rent, or any
         Additional Rent, or defaults in the performance of any of the other
         covenants and conditions hereof or permits the Premises to become
         deserted, abandoned or vacated, Lessor may give Lessee notice of such
         default, and if Lessee does not cure any Fixed Basic Rent or Additional
         Rent default within five (5) days or other default within fifteen (15)
         days after giving of such notice (or if such other default is of such
         nature that it cannot be completely cured within such period, if Lessee
         does not commence such curing within such fifteen (15) days and
         thereafter proceed with reasonable diligence and in good faith to cure
         such default), then Lessor may terminate this Lease on not less than
         ten (10) days notice to Lessee, and on the date specified in said
         notice, Lessee's right to possession of the Premises shall cease but
         Lessee shall remain liable as hereinafter provided. If this Lease shall
         have been so terminated by Lessor pursuant to Articles 12 or 13 hereof,
         Lessor may at any time thereafter resume possession of the Premises by
         any lawful means and remove Lessee or other occupants and their
         effects. Lessee shall pay to Lessor, on demand, such expenses as Lessor
         may incur, including, without limitation, court costs and reasonable
         attorney's fees and disbursements, in enforcing the performance of any
         obligation of Lessee under this Lease.

                                       10

<PAGE>

14.      DEFICIENCY:

         In any case where Lessor has recovered possession of the Premises by
         reason of Lessee's default, Lessor may, at Lessor's option, occupy the
         Premises or cause the Premises to be redecorated, altered, divided,
         consolidated with other adjoining premises or otherwise changed or
         prepared for reletting, and may relet the Premises or any part thereof,
         as agent of Lessee or otherwise, for a term or terms to expire prior
         to, at the same time as or subsequent to, the original Expiration Date
         of this Lease, at Lessor's option and receive the rent therefor. Rent
         so received shall be applied first to the payment of such expenses as
         Lessor may have incurred in connection with the recovery of possession,
         redecorating, altering, dividing, consolidating with other adjoining
         premises, or otherwise changing or preparing for reletting, and the
         reletting, including brokerage and reasonable attorney's fees, and then
         to the payment of damages in amounts equal to the Fixed Basic Rent and
         Additional Rent hereunder and to the costs and expenses of performance
         of the other covenants of Lessee as herein provided. Lessee agrees, in
         any such case, whether or not Lessor has relet, to pay to Lessor
         damages equal to the Fixed Basic Rent and Additional Rent from the date
         of such default to the date of expiration of the term demised and other
         sums herein agreed to be paid by Lessee, less the net proceeds of the
         reletting, if any, received by Lessor during the remainder of the
         unexpired term hereof, as ascertained from time to time, and the same
         shall be payable by Lessee on the several rent days above specified.
         Lessee shall not be entitled to any surplus accruing as a result of any
         such reletting. In reletting the Premises as aforesaid, Lessor may
         grant rent concessions, and Lessee shall not be credited therewith. No
         such reletting shall constitute a surrender and acceptance or be deemed
         evidence thereof. If Lessor elects, pursuant hereto, actually to occupy
         and use the Premises or any part thereof during any part of the balance
         of the Term as originally fixed or since extended, there shall be
         allowed against Lessee's obligation for rent or damages as herein
         defined, during the period of Lessor's occupancy, the reasonable value
         of such occupancy, not to exceed, in any event, the Fixed Basic Rent
         and Additional Rent herein reserved and such occupancy shall not be
         construed as a release of Lessee's liability hereunder.

         Alternatively, in any case where Lessor has recovered possession of the
         Premises by reason of Lessee's default, Lessor may at Lessor's option,
         and at any time thereafter, and without notice or other action by
         Lessor, and without prejudice to any other rights or remedies it might
         have hereunder or at law or equity, become entitled to recover from
         Lessee, as Damages for such breach, in addition to such other sums
         herein agreed to be paid by Lessee, to the date of re-entry, expiration
         and/or dispossess, an amount equal to the difference between the Fixed
         Basic Rent and Additional Rent reserved in this Lease from the date of
         such default to the date of Expiration of the original Term demised and
         the then fair and reasonable rental value of the Premises for the same
         period. Said Damages shall become due and payable to Lessor immediately
         upon such breach of this Lease and without regard to whether this Lease
         be terminated or not, and if this Lease be terminated, without regard
         to the manner in which it is terminated. In the computation of such
         Damages, the difference between an installment of Fixed Basic Rent and
         Additional Rent thereafter becoming due and the fair and reasonable
         rental value of the Premises for the period for which such installment
         was payable shall be discounted to the date of such default at the rate
         of not more than six percent (6%) per annum.

         Lessee hereby waives all right of redemption to which Lessee or any
         person under Lessee might be entitled by any law now or hereafter in
         force.

         Lessor's remedies hereunder are in addition to any remedy allowed by
         law.

15.      SUBORDINATION OF LEASE:

         This Lease shall, at Lessor's option, or at the option of any holder of
         any underlying lease or holder of any mortgages or trust deed, be
         subject and subordinate to any such underlying leases and to any such
         mortgages or trust deed which may now or hereafter affect the real
         property of which the Premises form a part, and also to all renewals,
         modifications, consolidations and replacements of said underlying
         leases and said mortgages or trust deed. Although no instrument or act
         on the part of Lessee shall be necessary to effectuate such

                                       11

<PAGE>

         subordination, Lessee will, nevertheless, execute and deliver such
         further instruments confirming such subordination of this Lease as may
         be desired by the holders of said mortgages or trust deed or by any of
         the lessor's under such underlying leases. Lessee hereby appoints
         Lessor attorney-in-fact, irrevocably, to execute and deliver any such
         instrument for Lessee. If any underlying lease to which this Lease is
         subject terminates, Lessee shall, on timely request, attorn to the
         owner of the reversion.

16.      SECURITY DEPOSIT:

         Lessee shall deposit with Lessor on the signing of this Lease, the
         Security Deposit as defined in the Preamble for the full and faithful
         performance of Lessee's obligations under this Lease, including without
         limitation, the surrender of possession of the Premises to Lessor as
         herein provided. If Lessor applies any part of said Security Deposit to
         cure any default of Lessee, Lessee shall, on demand, deposit with
         Lessor the amount so applied so that Lessor shall have the full
         Security Deposit on hand at all times during the Term of this Lease. In
         the event a bona fide sale, subject to this Lease, Lessor shall have
         the right to transfer the Security Deposit to the vendee, and Lessor
         shall be considered released by Lessee from all liability for the
         return of the Security Deposit; and lessee agrees to look solely to the
         new lessor for the return of the Security Deposit, and it is agreed
         that this shall apply to every transfer or assignment made of the
         Security Deposit to the new lessor. Provided this Lease is not in
         default, the Security Deposit (less any portions thereof used, applied
         or retained by Lessor in accordance with the provisions of this Article
         16), shall be returned to Lessee after the expiration or sooner
         termination of this Lease and after delivery of the entire Premises to
         Lessor in accordance with the provisions of this Lease. Lessee
         covenants that it will not assign or encumber or attempt to assign or
         encumber the Security Deposit and Lessor shall not be bound by any such
         assignment, encumbrance or attempt thereof.

         In the event of the insolvency of Lessee, or in the event of the entry
         of a judgement in any court against Lessee which is not discharged
         within thirty (30) days after entry, or in the event a petition is
         filed by or against Lessee under any chapter of the bankruptcy laws of
         the State of New Jersey or the United States of America, then in such
         event, Lessor may require the Lessee to deposit additional security in
         an amount which in Lessor's sole judgement would be sufficient to
         adequately assure Lessee's performance of all of its obligations under
         this Lease including all payments subsequently accruing. Failure of
         Lessee to deposit the security required by this Article 16 within ten
         (10) days after Lessor's written demand shall constitute a material
         breach of this Lease by Lessee.

17.      RIGHT TO CURE LESSEE'S BREACH:

         If Lessee breaches any covenant or condition of this Lease, Lessor may,
         on reasonable notice to Lessee (except that no notice need be given in
         case of emergency), cure such breach at the expense of Lessee and the
         reasonable amount of all expenses, including attorney's fees, incurred
         by Lessor in so doing (whether paid by Lessor or not) shall be deemed
         Additional Rent payable on demand.

18.      MECHANIC'S LIENS:

         Lessee shall, within fifteen (15) days after notice from Lessor,
         discharge or satisfy by bonding or otherwise any mechanic liens for
         materials or labor claimed to have been furnished to the Premises on
         Lessee's behalf.

19.      RIGHT TO INSPECT AND REPAIR:

         Lessor may enter the Premises but shall not be obligated to do so
         (except as required by any specific provision of this Lease) at any
         reasonable time on reasonable notice to Lessee (except that no notice
         need be given in case of emergency) for the purpose of inspection or
         the making of such repairs, replacement or additions in, to, on and
         about the Premises or the Building, as Lessor deems necessary or
         desirable. Lessee shall have no claims or cause of

                                       12

<PAGE>

         action against Lessor by reason thereof. In no event shall Lessee have
         any claim against Lessor for interruption of Lessee's business, however
         occurring, including but not limited to that arising from the
         negligence of Lessor, its agents, servants or invitees, or from
         defects, errors or omissions in the construction or design of the
         Premises and/or the Building, including the structural and
         non-structural portions thereof.

20.      SERVICES TO BE PROVIDED BY LESSOR/LESSOR'S EXCULPATION:

         Subject to intervening laws, ordinances, regulations and executive
         orders, while Lessee is not in default under any of the provisions of
         this Lease, Lessor agrees to furnish, except on holidays, as set forth
         on Exhibit E attached hereto and made a part hereof:

         a.       The cleaning services, as set forth on Exhibit D attached
                  hereto and made a part hereof, and subject to the conditions
                  therein stated. Except as set forth on Exhibit D, Lessee shall
                  pay the cost of all other cleaning services required by
                  Lessee.

         b.       Heating, ventilating and air conditioning (herein "HVAC") as
                  appropriate for the season, and as set forth on Exhibit C-1,
                  attached hereto and made a part hereof, together with Common
                  Facilities lighting and electric energy all during Building
                  Hours, as defined in the Preamble.

         c.       Cold and hot water for drinking and lavatory purposes.

         d.       Elevator service during Building Hours (if the Building
                  contains an elevator or elevators for the use of the occupants
                  thereof).

         e.       Restroom supplies and exterior window cleaning when reasonably
                  required.

         f.       Notwithstanding the requirements of Exhibit C-1 (as to HVAC)
                  or D or any other provision of this Lease, Lessor shall not be
                  liable for failure to furnish any of the aforesaid services
                  when such failure is due to Force Majeure, as hereinafter
                  defined. Lessor shall not be liable, under any circumstances,
                  including, but not limited to, that arising from the
                  negligence of Lessor, its agents, servants or invitees, or
                  from defects, errors or omissions in the construction or
                  design of the Premises and/or the Building, including the
                  structural and non-structural portions thereof, for loss of or
                  injury to Lessee or to property, however occurring, through or
                  in connection with or incidental to the furnishings of, or
                  failure to furnish, any of the aforesaid services or for any
                  interruption to Lessee's business, however occurring.

21.      INTERRUPTION OF SERVICES OR USE:

         Interruption or curtailment of any service maintained in the Building
         or at the Office Building Area, if caused by Force Majeure, as
         hereinafter defined, shall not entitle Lessee to any claim against
         Lessor or to any abatement in rent, and shall not constitute a
         constructive or partial eviction, unless Lessor fails to take measures
         as may be reasonable under the circumstances to restore the service
         without undue delay. If the Premises are rendered untenantable in whole
         or in part, for a period of ten (10) consecutive business days, by the
         making of repairs, replacements or additions, other than those made
         with Lessee's consent or caused by misuse or neglect by Lessee, or
         Lessee's agents, servants, visitors or licensees, there shall be a
         proportionate abatement of Rent from and after said tenth (10th)
         consecutive business day and continuing for the period of such
         untenantability. In no event, shall Lessee be entitled to claim a
         constructive eviction from the Premises unless Lessee shall first have
         notified Lessor in writing of the condition or conditions giving rise
         thereto, and if the complaints be justified, unless Lessor shall have
         failed, within a reasonable time after receipt of such notice, to
         remedy, or commence and proceed with due diligence to remedy such
         condition or conditions, all subject to Force Majeure as hereinafter
         defined.

                                       13

<PAGE>

22.      BUILDING STANDARD OFFICE ELECTRICAL SERVICE:

         The cost of electric current which is supplied by the Lessor for use by
         the Lessee in the Premises, other than for heating or air conditioning
         purposes, shall be reimbursed to the Lessor at terms, classification
         and rates normally charged by the public utilities corporation serving
         that part of the municipality where the subject Premises are located.

         a.       From and after the Commencement Date, Lessee agrees to pay as
                  Additional Rent an estimated electrical charge of $.10 per
                  square foot per month, payable on the first day of each and
                  every month, until such time as an electrical survey can be
                  performed pursuant to Article 22(b) below.

         b.       Lessee agrees that an independent electrical engineering
                  consultant shall make a survey of electric power demand of the
                  electric lighting fixtures and the electric equipment of
                  Lessee used in the Premises to determine the average monthly
                  electric consumption thereof, and the costs of said survey
                  shall be borne by Lessee. The findings of said consultant as
                  to the average monthly electric consumption of Lessee shall,
                  unless objected to by Lessee within forty-five (45) days, be
                  conclusive and binding on Lessor and Lessee. After Lessor's
                  consultant has submitted its report, Lessee shall pay to
                  Lessor, within ten (10) days after demand therefor by Lessor,
                  the amount (based on the monthly consumption found by such
                  consultant) as owing from the Lease Term's Commencement Date,
                  and the then expired months, to include the then current month
                  and thereafter adjusted for the estimated electrical charges
                  already paid pursuant to Article 22(a), on the first day of
                  every month, in advance, the amount set forth as the monthly
                  consumption in said report. Said amounts shall be treated as
                  Additional Rent due hereunder. Proportionate sums shall be
                  payable for periods of less than a full month if the Term
                  commences or ends on any other than the first or last day of
                  the month. If Lessee objects to said findings, Lessee shall
                  nevertheless pay and continue to pay the amount determined by
                  Lessor's consultant until the issue is finally resolved, but
                  Lessee may, at its expense, seek the services of an
                  independent electrical consultant who shall make a survey as
                  provided above. If Lessor's and Lessee's consultant cannot
                  agree as to Lessee's consumption within thirty (30) days of
                  Lessee's consultant's findings either Lessor or Lessee may
                  request the American Arbitration Association in Somerset, New
                  Jersey to appoint an electrical engineering consultant whose
                  decision shall be final and binding on Lessor and Lessee, and
                  whose cost shall be shared equally. Upon the issue being
                  finally resolved, any overpayment made by Lessee shall be
                  promptly refunded.

         c.       In the event that there shall be an increase or decrease in
                  the rate schedule (including surcharges or demand
                  adjustments), of the public utility for the supply of Building
                  Standard Office Electrical Service, or the imposition of any
                  tax with respect to such service or increase in any such tax
                  following the Lease Term's commencement, the Additional Rent
                  payable hereunder shall be adjusted equitably to reflect the
                  increase or decrease in rate or imposition or increase in the
                  aforesaid tax. All computations shall be made on the basis of
                  Lessee's surveyed usage as if a meter exclusively measuring
                  such usage to the Premises was in place.

         d.       Lessee covenants that it shall notify Lessor immediately upon
                  the introduction of any office equipment or lighting different
                  from that on the Premises as of Lessor's electrical survey or
                  in addition to the aforesaid equipment or lighting on the
                  Premises as of said survey. The introduction of any new or
                  different equipment or lighting shall be cause for, at
                  Lessor's election, a resurveying of the Premises at Lessee's
                  expense. Lessor reserves the right to inspect the Premises to
                  insure compliance with this provision.

         e.       Lessor shall not be liable in any way to Lessee for any loss,
                  damage or expense which Lessee may sustain or incur as a
                  result of any failure, defect or change in the quantity or
                  character of electrical energy available for redistribution to
                  the Premises pursuant to this Article 22 nor for any
                  interruption in the supply, and Lessee agrees that such supply
                  may be interrupted for inspection, repairs and replacement and
                  in emergencies. In any event, the full measure of Lessor's
                  liability for any interruption in the supply due to Lessor's
                  acts or omissions shall be an abatement of Fixed Basic

                                       14
<PAGE>

                  Rent and Additional Rent, unless Lessor fails to take such
                  measures as may be reasonable under the circumstances to
                  restore such service without undue delay. In no event shall
                  Lessor be liable for any business interruption suffered by
                  Lessee.

         f.       Lessor, at Lessee's expense, shall furnish and install all
                  replacement lighting tubes, lamps, ballasts and bulbs required
                  in the Premises. Lessee, however, shall have the right to
                  furnish and/or install any or all of the items mentioned in
                  this Article 22(f).

         g.       Lessee's use of electrical service as contemplated herein
                  shall be during Building Hours, and any use in excess of said
                  Building Hours shall result in an adjustment as set forth in
                  Article 22(a) hereof to reflect such additional consumption.

23.      ADDITIONAL RENT:

         It is expressly agreed that Lessee will pay in addition to the Fixed
         Basic Rent provided in Article 3 hereof, an Additional Rent to cover
         Lessee's Percentage as defined in the Preamble, of the increased cost
         to Lessor, for each of the categories enumerated herein, over the "Base
         Period Costs", as defined in the Preamble for said categories.

         a.       OPERATING COST ESCALATION -- If the Operating Costs incurred
                  for the Building in which the Premises are located and Office
                  Building Area for any Lease Year or Partial Lease Year during
                  the Lease Term shall be greater than the Base Operating Costs
                  (adjusted proportionately for periods less than a Lease Year),
                  then Lessee shall pay to Lessor, as Additional Rent, Lessee's
                  Percentage of all such excess Operating Costs. Operating Costs
                  shall include, by way of illustration and not of limitation:
                  personal property taxes; management fees; labor, including all
                  wages and salaries; social security taxes, and other taxes
                  which may be levied against Lessor upon such wages and
                  salaries; supplies; repairs and maintenance; maintenance and
                  service contracts; painting; wall and window washing; laundry
                  and towel service; tools and equipment (which are not required
                  to be capitalized for federal income tax purposes); fire and
                  other insurance; trash removal; lawn care; snow removal and
                  all other items properly constituting direct operating costs
                  according to standard accounting practices (hereinafter
                  collectively referred to as the "Operating Costs"), but not
                  including depreciation of Building or equipment; interest;
                  income or excess profits taxes; costs of maintaining the
                  Lessor's corporate existence; franchise taxes; any
                  expenditures required to be capitalized for federal income tax
                  purposes, unless said expenditures are for the purpose of
                  reducing Operating Costs within the Building and Office
                  Building Area, or those which under generally applied real
                  estate practice are expensed or regarded as deferred expenses
                  or are required under any governmental or quasi-governmental
                  law, statute, ordinance, rule, order, requirements or
                  regulation, in which event the costs thereof shall be
                  included. The Base Operating Costs shall as be as defined in
                  the Preamble.

         b.       FUEL, UTILITIES AND ELECTRIC COST ESCALATION (hereinafter
                  referred to as "Utility and Energy Costs") -- If the Utility
                  and Energy Costs, including any fuel surcharges or adjustments
                  with respect thereto, incurred for water, sewer, gas,
                  electric, other utilities and heating, ventilating and air
                  conditioning for the Building, to include all leased and
                  leasable areas (not separately billed or metered within the
                  Building) and Common Facilities electric, lighting, water,
                  sewer and other utilities for the Building and Office Building
                  Area, for any Lease Year or Partial Lease Year, during the
                  Term, shall be greater than the Base Utility and Energy Costs
                  (adjusted proportionately for periods less than a Lease Year),
                  then Lessee shall pay to Lessor as Additional Rent, Lessee's
                  Percentage as hereinafter defined, of all such excess Utility
                  and Energy Costs. As used in this Article 23, the Base Utility
                  and Energy Costs shall be as defined in the Preamble.

         c.       TAX ESCALATION -- If the Real Estate Taxes for the Building
                  and Office Building Area at which the Premises are located for
                  any Lease Year Partial Lease Year, during the Lease Term,
                  shall be greater than the Base Real Estate Taxes (adjusted
                  proportionately for periods less than a Lease Year), then
                  Lessee shall pay to Lessor

                                       15
<PAGE>

                  as Additional Rent, Lessee's Percentage as hereinafter
                  defined, of all such excess Real Estate Taxes.

                  As used in this Article 23(c), the words and terms which
                  follow mean and include the following:

                  i.       "Base Real Estate Taxes" shall be as defined in the
                           Preamble.

                  ii.      "Real Estate Taxes" shall mean the property taxes and
                           assessments imposed upon the Building and Office
                           Building Area, or upon the rent, as such, payable to
                           the Lessor, including, but not limited to, real
                           estate, city, county, village, school and transit
                           taxes, or taxes, assessments, or charges levied,
                           imposed or assessed against the Building and Office
                           Building Area by any other taxing authority, whether
                           general or specific, ordinary or extraordinary,
                           foreseen or unforeseen. If due to a future change in
                           the method of taxation, any franchise, income or
                           profit tax shall be levied against Lessor in
                           substitution for, or in lieu of, or in addition to,
                           any tax which would otherwise constitute a Real
                           Estate Tax, such franchise, income or profit tax
                           shall be deemed to be a Real Estate Tax for the
                           purposes hereof; conversely, any additional real
                           estate tax hereafter imposed in substitution for, or
                           in lieu of, any franchise, income or profit tax
                           (which is not in substitution for, or in lieu of, or
                           in addition to, a Real Estate Tax as hereinbefore
                           provided) shall not be deemed a Real Estate Tax for
                           the purposes hereof.

         d.       LEASE YEAR -- As used in this Article 23, Lease Year shall
                  mean a calendar year. Any portion of the Term which is less
                  than a Lease Year as hereinbefore defined, that is, from the
                  Commencement Date through the following December 31, and from
                  the last January 1, falling within the Term to the end of the
                  Term, shall be deemed a "Partial Lease Year". Any reference in
                  this Lease to a Lease Year shall, unless the context clearly
                  indicates otherwise, be deemed to be a reference to a Partial
                  Lease Year if the period in question involves a Partial Lease
                  Year.

         e.       PAYMENT -- At any time, and from time to time, after the
                  establishment of the Base Period Costs for each of the
                  categories referred to above, Lessor shall advise Lessee in
                  writing of Lessee's Percentage share with respect to each of
                  the categories as estimated for the next twelve (12) month
                  period (or proportionate part thereof if the last period prior
                  to the Lease's expiration is less than twelve (12) months) as
                  then known to the Lessor, and thereafter, the Lessee shall pay
                  as Additional Rent, Lessee's Percentage share of these costs
                  for the then current period affected by such advice (as the
                  same may be periodically revised by Lessor as additional costs
                  are incurred) in equal monthly installments, such new rates
                  being applied to any months, for which the Fixed Basic Rent
                  shall have already been paid which are affected by the
                  Operating Cost Escalation and/or Utility and Energy Cost
                  Escalation and/or Tax Escalation Costs above referred to, as
                  well as the unexpired months of the current period, the
                  adjustment for the then expired months to be made at the
                  payment of the next succeeding monthly rental, all subject to
                  final adjustment at the expiration of each Lease Year as
                  defined in Article 23(d) hereof (or Partial Lease Year if the
                  last period prior to the Lease's termination is less than
                  twelve (12) months). However, Lessor shall be reimbursed by
                  Lessee monthly during the first year of the Term for
                  additional Utility and Energy Cost Escalations resulting from
                  an increase in the monthly rate over the Base Utility Rate.

                  In the event the last period prior to the Lease's termination
                  is less than twelve (12) months, the Base Period Costs during
                  said period shall be proportionately reduced to correspond to
                  the duration of said final period.

         f.       BOOKS AND REPORTS -- For the protection of Lessee, Lessor
                  shall maintain books of account which shall be open to Lessee
                  and its representatives at all reasonable times so that Lessee
                  can determine that such Operating, Utility and Energy and Real
                  Estate Tax Costs have, in fact, been paid or incurred.
                  Lessee's representatives shall mean only (i) Lessee's
                  employees or (ii) a Certified Public Accounting firm, and
                  neither Lessee's employees nor any Certified Public Accounting
                  firm shall be permitted to

                                       16
<PAGE>

                  (i) perform such inspection and/or audit on a contingency
                  basis, or (ii) perform such an inspection and/or audit for any
                  other tenant in the Building. At Lessor's request, Lessee
                  shall execute a confidentiality agreement reasonably
                  acceptable to Lessor prior to any examination of Lessor's
                  books and records. In the event Lessee disputes any one or
                  more of said charges, Lessee shall attempt to resolve such
                  dispute with Lessor, provided that if such dispute shall not
                  be satisfactorily settled between Lessor and Lessee, the
                  dispute shall be referred by either party to an independent
                  certified public accountant to be mutually agreed upon, and if
                  such an accountant cannot be agreed upon, The American
                  Arbitration Association may be asked by either party to select
                  an arbitrator, whose decision on the dispute will be final and
                  binding upon both parties, who shall jointly share any cost of
                  such arbitration. Pending resolution of said dispute the
                  Lessee shall pay to Lessor the sum so billed by Lessor subject
                  to its ultimate resolution as aforesaid.

         g.       RIGHT OF REVIEW -- Once Lessor shall have finally determined
                  said Operating, Utility and Energy or Real Estate Tax Costs at
                  the expiration of a Lease Year, then as to the item so
                  established, Lessee shall only be entitled to dispute said
                  charge as finally established for a period of six (6) months
                  after such charge is finally established, and Lessee
                  specifically waives any right to dispute any such charge at
                  the expiration of said six (6) month period.

         h.       OCCUPANCY ADJUSTMENT -- If, with respect to Operating Cost
                  Escalation, as established in Article 23(a) hereof, and
                  Utility and Energy Cost Escalation, as established in Article
                  23(b) hereof, the Building is less than eighty-five percent
                  (85%) occupied during the establishment of the respective Base
                  Periods, then the Base Costs incurred with respect to said
                  Operating Cost or Utility and Energy Cost shall be adjusted
                  during any such period within the Base Period so as to reflect
                  eighty-five percent (85%) occupancy. Similarly, if during any
                  Lease Year or Partial Lease Year, subsequent to the Base
                  Period the Building is less than eighty-five percent (85%)
                  occupied, then the actual costs incurred for Operating Cost
                  and Utility and Energy Cost shall be increased during any such
                  period to reflect eighty-five percent (85%) occupancy so that
                  at all times after the Base Period the Operating Cost or
                  Utility and Energy Cost shall be actual costs, but in the
                  event less than eighty-five percent (85%) of the Building is
                  occupied during all or part of the Lease Year involved, the
                  Operating Cost or Utility and Energy Cost shall not be less
                  than that which would have been incurred had eighty-five
                  percent (85%) of the Building been occupied. The aforesaid
                  adjustment shall only be made with respect to those items that
                  are in fact affected by variations in occupancy levels.

24.      LESSEE'S ESTOPPEL:

         Lessee shall, from time to time, on not less that ten (10) days prior
         written request by Lessor, execute, acknowledge and deliver to Lessor a
         written statement certifying that the Lease is unmodified and in full
         force and effect, or that the Lease is in full force and effect as
         modified and listing the instruments of modification; the dates to
         which the rents and charges have been paid; and, to the best of
         Lessee's knowledge, whether or not Lessor is in default hereunder, and
         if so, specifying the nature of the default. It is intended that any
         such statement delivered pursuant to this Article 24 may be relied on
         by a prospective purchaser of Lessor's interest or mortgagee of
         Lessor's interest or assignee of any mortgage of Lessor's interest.
         Lessee shall also execute and deliver the form "Lessee Estoppel
         Certificate" attached hereto as Exhibit F.

25.      HOLDOVER TENANCY:

         If Lessee holds possession of the Premises after the Expiration Date of
         this Lease, Lessee shall (i) become a tenant from month to month under
         the provisions herein provided, but at twice the monthly fixed basic
         rental for the last month of the term plus the Additional Rent which
         shall continue as provided in the Lease which sum shall be payable in
         advance on the first day of each month, and without the requirement for
         demand or notice by Lessor to Lessee demanding delivery of possession
         of said Premises, and such tenancy shall continue

                                       17
<PAGE>

         until terminated by Lessor, or until Lessee shall have given to Lessor,
         at least sixty (60) days prior to the intended date of termination, a
         written notice of intent to terminate such tenancy, which termination
         date must be as of the end of a calendar month; and (ii) indemnify
         Lessor against loss or liability resulting from the delay by Lessee in
         so surrendering the Premises including, without limitation, any claims
         made by any succeeding occupant founded on such delay. Lessee's
         obligations under this Section shall survive the expiration or sooner
         termination of the Lease. The time limitations described in this
         Article 25 shall not be subject to extension for Force Majeure.

26.      RIGHT TO SHOW PREMISES:

         Lessor may show the Premises to prospective purchasers and mortgagees;
         and during the twelve (12) months prior to termination of this Lease,
         to prospective tenants, during Building Hours on reasonable notice to
         Lessee.

27.      LESSOR'S WORK - LESSEE'S DRAWINGS:

         a.       Lessor agrees that, prior to the commencement of the Term of
                  this Lease, it will do substantially all of the work in the
                  Premises in accordance with Exhibit C attached hereto and made
                  a part hereof.

         b.       Lessee will timely supply such drawings and information to
                  Lessor as set forth in Exhibit C. Any delay occasioned by
                  Lessee's failure to timely supply such drawings and
                  information shall not delay the Commencement Date of the Term
                  and Lessee's obligations hereunder, and the same shall
                  commence on the date the Premises would have been delivered to
                  Lessee pursuant to Article 2, but for Lessee's delay.

         c.       Lease commencement shall occur and the Commencement Date is
                  defined as that date when Lessor has done substantially all of
                  the work to be done by Lessor in accordance with Exhibit C,
                  unless Lessor has been precluded from completing said work as
                  a result of Lessee's acts or omissions including, but not
                  limited to, its failure to comply with Article 27(b) hereof.
                  Occupancy by Lessee or the delivery of a Certificate of
                  Occupancy by Lessor (if required pursuant to local law) shall
                  be prima facie evidence that Lessor has done substantially all
                  of the work.

28.      WAIVER OF TRIAL BY JURY:

         To the extent such waiver is permitted by law, the parties waive trial
         by jury in any action or proceeding brought in connection with this
         Lease or the Premises.

29.      LATE CHARGE:

         Anything in this Lease to the contrary notwithstanding, at Lessor's
         option, Lessee shall pay a "Late Charge" of eight percent (8%) of any
         installment of Fixed Basic Rent or Additional Rent paid more than five
         (5) days after the due date thereof, to cover the extra expense
         involved in handling delinquent payments, said Late Charge to be
         considered Additional Rent. The amount of the Late Charge to be paid by
         Lessee shall be reassessed and added to Lessee's obligations for each
         successive monthly period until paid.

30.      LESSEE'S INSURANCE:

         a.       Lessee covenants to provide at Lessee's cost and expense on or
                  before the earlier of (i) the Commencement Date, or (ii)
                  Lessee's taking actual possession for the purpose of
                  completing any improvement work, and to keep in full force and
                  effect during the entire Term and so long thereafter as
                  Lessee, or anyone claiming by, through or under Lessee, shall
                  occupy the Premises, insurance coverage as follows:

                                       18
<PAGE>

                  i.       Commercial General Liability insurance with
                           contractual liability endorsements with respect to
                           the Premises and the business of Lessee in which
                           Lessee shall be adequately covered under limits of
                           liability of not less than FIVE MILLION AND 00/100
                           DOLLARS ($5,000,000.00) combined single limit per
                           occurrence for bodily or personal injury (including
                           death) and property damage. Such insurance may be
                           carried (x) under a blanket policy covering the
                           Premises and other locations of Lessee, if any,
                           provided that each such policy shall in all respects
                           comply with this Article and shall specify that the
                           portion of the total coverage of such policy that is
                           allocated to the Premises is in the amounts required
                           pursuant to this Article 30 and (y) under a primary
                           liability policy of not less than ONE MILLION AND
                           00/100 DOLLARS ($1,000,000.00) and the balance under
                           an umbrella policy. Notwithstanding anything to the
                           contrary contained in this Lease, the carrying of
                           insurance by Lessee in compliance with this Article
                           30 shall not modify, reduce, limit or impair Lessee's
                           obligations and liability under Article 33 hereof.

                  ii.      Fire and Extended Coverage, Vandalism, Malicious
                           Mischief, Sprinkler Leakage and Special Extended
                           Coverage Insurance in an amount adequate to cover the
                           cost of replacement of all personal property,
                           decoration, trade fixtures, furnishings, equipment in
                           the Premises and all contents therein. Lessor shall
                           not be liable for any damage to such property of
                           Lessee by fire or other peril includable in the
                           coverage afforded by the standard form of fire
                           insurance policy with extended coverage endorsement
                           attached (whether or not such coverage is in effect),
                           no matter how caused, it being understood that the
                           Lessee will look solely to its insurer for
                           reimbursement.

                  iii.     Worker's Compensation Insurance in the minimum
                           statutory amount covering all persons employed by
                           Lessee.

                  iv.      Said limits shall be subject to periodic review and
                           Lessor reserves the right to increase said coverage
                           limits if, in the reasonable opinion of Lessor, said
                           coverage becomes inadequate and is less than that
                           commonly maintained by tenants in similar buildings
                           in the area by tenants making similar uses. On or
                           before the Commencement Date, and thereafter at
                           Lessor's request, Lessee shall provide Lessor
                           evidence of the insurance coverage required herein in
                           the form of a duplicate original insurance policy, an
                           insurance binder (countersigned by the insurer), or
                           Evidence of Insurance (in form ACORD 27 with respect
                           to property insurance and ACORD 25-S with respect to
                           liability insurance) for each of the insurance
                           policies Lessee is required to carry in compliance
                           with its obligations under this Lease.

         b.       All of the aforesaid insurance shall (i) name Lessor as an
                  additional insured; (ii) be written by one or more responsible
                  insurance companies licensed in the State of New Jersey
                  satisfactory to Lessor and in form satisfactory to Lessor;
                  (iii) contain endorsements substantially as follows: "It is
                  understood and agreed that the insurer will give to Lessor, or
                  any successor lessor, c/o Mack-Cali Realty Corporation, 11
                  Commerce Drive, Cranford, New Jersey, thirty (30) days prior
                  written notice of any material change in or cancellation of
                  this policy."; (iv) shall be written on an "occurrence" basis
                  and not on a "claims made" basis.

         c.       Lessee shall be solely responsible for payment of premium and
                  Lessor (or its designee) shall not be required to pay any
                  premium for such insurance. Lessee shall deliver to Lessor at
                  least fifteen (15) days prior to the expiration of such
                  policy, either a duplicate original or a certificate it being
                  the intention of the parties hereto that the insurance
                  required under the terms hereof shall be continuous during the
                  entire Term of this Lease and any other period of time during
                  which pursuant to the Term hereof, said insurance is required.
                  Any insurance carried by Lessee shall be in excess of and will
                  not contribute with the insurance carried by Lessor for
                  injuries or damage arising out of the Premises.

                                       19
<PAGE>

         d.       Lessee agrees, at its own cost and expense, to comply with all
                  rules and regulations of the National Fire Protection
                  Association (NFPA) National Fire Code. If, at any time or from
                  time to time, as a result of or in connection with any failure
                  by Lessee to comply with the foregoing sentence or any act or
                  omission or commission by Lessee, its employees, agents,
                  contractors or licensees, or a result of or in connection with
                  the use to which the Premises are put (notwithstanding that
                  such use may be for the purposes hereinbefore permitted or
                  that such use may have been consented to by Lessor), the fire
                  insurance rate(s) applicable to the Premises shall be higher
                  than that which would be applicable for a business office
                  legally permitted therein, Lessee agrees that it will pay to
                  Lessor as Additional Rent, such portion of the premiums for
                  all Lessor's fire insurance policies in force with respect to
                  the building and the contents of any occupant thereof as shall
                  be attributable to such higher rate(s).

         e.       Lessor makes no representation that the limits of liability
                  specified to be carried by Lessee or Lessor under the terms of
                  this Lease are adequate to protect Lessee against Lessee's
                  undertaking under this Article 30, and in the event Lessee
                  believes that any such insurance coverage called for under
                  this Lease is insufficient, Lessee shall provide, at is own
                  expense, such additional insurance as Lessee deems adequate.

         f.       In the event the Premises or its contents are damaged or
                  destroyed by fire or other insured casualty, (i) Lessor, to
                  the extent of the coverage of Lessor's policies of fire
                  insurance, hereby waives its rights, if any, against Lessee
                  with respect to such damage or destruction, even if said fire
                  or other casualty shall have been caused, in whole or in part,
                  by the negligence of Lessee, and (ii) Lessee, to the extent of
                  the coverage of Lessee's policies of fire insurance with
                  extended coverage, hereby waives its rights, if any, against
                  Lessor with respect to such damage, or destruction, even if
                  said fire or other casualty shall have been caused, in whole
                  or in part, by the negligence of Lessor; provided, however,
                  such waivers of subrogation shall only be effective with
                  respect to loss or damage occurring during such time as
                  Lessor's or Lessee's policies of fire insurance (as the case
                  may be) shall contain a clause or endorsement providing in
                  substance that the aforesaid waiver of subrogation shall not
                  prejudice the type and amount of coverage under such policies
                  or the right of Lessor or Lessee (as the case may be) to
                  recover thereunder. If, at any time, Lessor's or Lessee's
                  insurance carrier refuses to write insurance which contains a
                  consent to the foregoing waiver of subrogation, Lessor or
                  Lessee, as the case may be, shall notify the party thereof in
                  writing, and upon the giving of such notice, the provisions of
                  this Section shall be null and void as to any casualty which
                  occurs after such notice. If Lessor's or Lessee's insurance
                  carrier shall make a charge for the incorporation of the
                  aforesaid waiver of subrogation in its policies, then the
                  party requesting the waiver shall promptly pay such charge to
                  the other party upon demand. In the event the party requesting
                  their waiver fails to pay such charge upon demand, the other
                  party shall be released of its obligation to supply such
                  waiver.

         g.       Should Lessee fail to maintain the insurance coverage as set
                  forth in this Article 30, then Lessee shall be in default
                  hereunder and shall be deemed to have breached its covenants
                  as set forth herein.

31.      NO OTHER REPRESENTATIONS:

         No representations or promises shall be binding on the parties hereto
         except those representations and promises contained herein or in some
         future writing signed by the party making such representation(s) or
         promise(s).

32.      QUIET ENJOYMENT:

         Lessor covenants that if, and so long as, Lessee pays Fixed Basic Rent,
         and any Additional Rent as herein provided, and performs Lessee's
         covenants hereof, Lessor shall do nothing to affect Lessee's right to
         peaceably and quietly have, hold and enjoy the Premises for the Term
         herein mentioned, subject to the provisions of this Lease.

                                       20
<PAGE>

33.      INDEMNITY:

         Lessee shall defend, indemnify and save harmless Lessor and its agents
         against and from; (a) any and all claims (i) arising from (x) the
         conduct or management by Lessee, its subtenants, licensees, its or
         their employees, agents, contractors or invitees on the Premises or of
         any business therein, or (y) any work or thing whatsoever done, or any
         condition created (other than by Lessor for Lessor's or Lessee's
         account) in or about the Premises during the Term of this Lease, or
         during the period of time, if any, prior to the Commencement Date that
         Lessee may have been given access to the Premises, (z) any default by
         Lessee under the terms, covenants and conditions of this Lease or (ii)
         arising from any negligent or otherwise wrongful act or omission of
         Lessee or any of its subtenants or licensees or its or their employees,
         agents, contractors or invitees, and (b) all costs, expenses and
         liabilities including attorneys fees and disbursements incurred in or
         in connection with each such claim, action or proceeding brought
         thereon. In case any action or proceeding be brought against Lessor by
         reason of any such claim, Lessee, upon notice from Lessor, shall resist
         and defend such action or proceeding.

34.      ARTICLE HEADINGS:

         The article headings in this Lease and position of its provisions are
         intended for convenience only and shall not be taken into consideration
         in any construction or interpretation of this Lease or any of its
         provisions.

35.      APPLICABILITY TO HEIRS AND ASSIGNS:

         The provisions of this Lease shall apply to, bind and inure to the
         benefit of Lessor and Lessee, and their respective heirs, successors,
         legal representatives and assigns. It is understood that the term
         "Lessor" as used in this Lease means only the owner, a mortgagee in
         possession or a term lessee of the Building, so that in the event of
         any sale of the Building or of any lease thereof, or if a mortgagee
         shall take possession of the Premises, the Lessor herein shall be and
         hereby is entirely freed and relieved of all covenants and obligations
         of Lessor hereunder accruing thereafter, and it shall be deemed without
         further agreement that the purchaser, the term lessee of the Building,
         or the mortgagee in possession has assumed and agreed to carry out any
         and all covenants and obligations of Lessor hereunder.

36.      OUTSIDE PARKING SPACES:

         Lessee's occupancy of the Premises shall include the use of the number
         of outside parking spaces as set forth in the Preamble, all of which
         will be unassigned. Lessor shall not be responsible for any damage or
         theft of any vehicle in the parking area and shall not be required to
         keep parking spaces clear of unauthorized vehicles or to otherwise
         supervise the use of the parking area. Lessee shall, upon request,
         promptly furnish to Lessor the license numbers of the cars operated by
         Lessee and its subtenants, licensees, invitees, concessionaires,
         officers and employees. If any vehicle of the Lessee, or of any
         subtenant, licensee, concessionaire, or of their respective officers,
         agents or employees, is parked in any part of the Common Facilities
         other than the employee parking area(s) designated therefor by Lessor,
         Lessee shall pay to Lessor such penalty as may be fixed by Lessor from
         time to time. All amounts due under the provisions of this Article 36
         shall be deemed to be Additional Rent.

37.      LESSOR'S LIABILITY FOR LOSS OF PROPERTY:

         Lessor shall not be liable for any loss of property from any cause
         whatsoever, including but not limited to theft or burglary from the
         Premises, and any such loss arising from the negligence of Lessor, its
         agents, servants or invitees, or from defects, errors or omissions in
         the construction or design of the Premises and/or the Building,
         including the structural and

                                       21
<PAGE>

         non-structural portions thereof, and Lessee covenants and agrees to
         make no claim for any such loss at any time.

38.      PARTIAL INVALIDITY:

         If any of the provisions of this Lease, or the application thereof to
         any person or circumstances, shall to any extent, be invalid or
         unenforceable, the remainder of this Lease, or the application of such
         provision or provisions to persons or circumstances other than those as
         to whom or which it is held invalid or unenforceable, shall not be
         affected thereby, and every provision of this Lease shall be valid and
         enforceable to the fullest extent permitted by law.

39.      LESSEE'S BROKER:

         Lessee represents and warrants to Lessor that its broker, as defined in
         the Preamble is the sole broker with whom Lessee has negotiated in
         bringing about this Lease and Lessee agrees to indemnify and hold
         Lessor and its mortgagee(s) harmless from any and all claims of other
         brokers and expenses in connection therewith arising out of or in
         connection with the negotiation of or the entering into this Lease by
         Lessor and Lessee. In no event shall Lessor's mortgagee(s) have any
         obligation to any broker involved in this transaction. In the event
         that no broker was involved as aforesaid, then Lessee represents and
         warrants to the Lessor that no broker brought about this transaction,
         and Lessee agrees to indemnify and hold Lessor harmless from any and
         all claims of any broker arising out of or in connection with the
         negotiations of, or entering into of, this Lease by Lessee and Lessor.

40.      PERSONAL LIABILITY:

         Notwithstanding anything to the contrary provided in this Lease, it is
         specifically understood and agreed, such agreement being a primary
         consideration for the execution of this Lease by Lessor, that there
         shall be absolutely no personal liability on the part of Lessor, its
         constituent members (to include but not be limited to, officers,
         directors, partners and trustees) their respective successors, assigns
         or any mortgagee in possession (for the purposes of this Article,
         collectively referred to as "Lessor"), with respect to any of the
         terms, covenants and conditions of this Lease, and that Lessee shall
         look solely to the equity of Lessor in the Building for the
         satisfaction of each and every remedy of Lessee in the event of any
         breach by Lessor of any of the terms, covenants and conditions of this
         Lease to be performed by Lessor, such exculpation of liability to be
         absolute and without any exceptions whatsoever.

41.      NO OPTION:

         The submission of this Lease Agreement for examination does not
         constitute a reservation of, or option for, the Premises, and this
         Lease Agreement becomes effective as a Lease Agreement only upon
         execution and delivery thereof by Lessor and Lessee.

42.      DEFINITIONS:

         a.       AFFILIATE -- Affiliate shall mean any corporation related to
                  Lessee as a parent, subsidiary or brother-sister corporation
                  so that such corporation and such party and other corporations
                  constitute a controlled group as determined under Section 1563
                  of the Internal Revenue Code of 1986, as amended and as
                  elaborated by the Treasury Regulations promulgated thereunder
                  or any business entity in which Lessee has more than a fifty
                  percent (50%) interest.

         b.       COMMON FACILITIES -- Common Facilities shall mean the
                  non-assigned parking areas; lobby; elevator(s); fire stairs;
                  public hallways; public lavatories; all other general Building
                  facilities that service all Building tenants; air conditioning
                  rooms; fan

                                       22
<PAGE>

                  rooms; janitors' closets; electrical closets; telephone
                  closets; elevator shafts and machine rooms; flues; stacks;
                  pipe shafts and vertical ducts with their enclosing walls.
                  Lessor may at any time close temporarily any Common Facilities
                  to make repairs or changes therein or to effect construction,
                  repairs or changes within the Building, or to discourage
                  non-tenant parking, and may do such other acts in and to the
                  Common Facilities as in its judgement may be desirable to
                  improve the convenience thereof, but shall always in
                  connection therewith, endeavor to minimize any inconvenience
                  to Lessee.

         c.       FORCE MAJEURE -- Force Majeure shall mean and include those
                  situations beyond Lessor's reasonable control, including by
                  way of example and not by way of limitation, acts of God;
                  accidents; repairs; strikes; shortages of labor, supplies or
                  materials; inclement weather; or, where applicable, the
                  passage of time while waiting for an adjustment or insurance
                  proceeds. Any time limits required to be met by either party
                  hereunder, whether specifically made subject to Force Majeure
                  or not, except those related to the payment of Fixed Basic
                  Rent or Additional Rent, shall, unless specifically stated to
                  the contrary elsewhere in this Lease, be automatically
                  extended by the number of days by which any performance called
                  for is delayed due to Force Majeure.

         d.       LESSEE'S PERCENTAGE -- The parties agree that Lessee's
                  Percentage, as defined in the Preamble, reflects and will be
                  continually adjusted to reflect the ratio of the gross square
                  feet of the area rented to Lessee (including an allocable
                  share of all Common Facilities) [the numerator] as compared
                  with the total number of gross square feet of the entire
                  Building (or additional buildings that may be constructed
                  within the Office Building Area) [the denominator] measured
                  outside wall to outside wall, but excluding therefrom any
                  storage areas. Lessor shall have the right to make changes or
                  revisions in the Common Facilities of the Building so as to
                  provide additional leasing area. Lessor shall also have the
                  right to construct additional buildings in the Office Building
                  Area for such purposes as Lessor may deem appropriate, and
                  subdivide the lands for that purpose if necessary, and upon so
                  doing, the Office Building Area shall become the subdivided
                  lot on which the Building in which the Premises is located.
                  However, if any service provided for in Article 23(a) or any
                  utility provided for in Article 23(b) is separately billed or
                  separately metered within the Building, then the square
                  footage so billed or metered shall be subtracted from the
                  denominator and the Lessee's proportionate share for such
                  service and/or utility shall be separately computed, and the
                  Base Costs for such item shall not include any charges
                  attributable to said square footage. Lessee understands that
                  as a result of changes in the layout of the Common Facilities
                  from time to time occurring due to, by way of example and not
                  by way of limitation, the rearrangement of corridors, the
                  aggregate of all Building tenant proportionate shares may be
                  equal to, less than or greater than one hundred percent
                  (100%).

43.      LEASE COMMENCEMENT:

         Notwithstanding anything contained herein to the contrary, if Lessor,
         for any reason whatsoever, including Lessor's negligence except as
         provided for in Article 27(b), cannot deliver possession of the
         Premises, as provided for in Article 27(a), to Lessee at the
         commencement of the agreed Term as set forth in Article 2, this Lease
         shall not be void or voidable, nor shall Lessor be liable to Lessee for
         any loss or damage resulting therefrom, but in that event, the Term
         shall be for the full term as specified above to commence from and
         after the date Lessor shall have delivered possession of the Premises
         to Lessee or from the date Lessor would have delivered possession of
         the Premises to Lessee but for Lessee's failure to timely supply to
         Lessor such drawings and/or information required by Exhibit C or for
         any other reason attributable to Lessee (herein the "Commencement
         Date") and to expire midnight of the day immediately preceding Term
         anniversary of the Commencement Date, and if requested by Lessor,
         Lessor and Lessee shall, ratify and confirm said Commencement and
         Expiration Dates by completing and signing Exhibit G attached hereto
         and made a part hereof.

                                       23
<PAGE>

44.      NOTICES:

         Any notice by either party to the other shall be in writing and shall
         be deemed to have been duly given only if (i) delivered personally or
         (ii) sent by registered mail or certified mail return receipt requested
         in a postage paid envelope addressed or (iii) sent by nationally
         recognized overnight delivery service, if to Lessee, at the above
         described Building; if to Lessor, at Lessor's address as set forth
         above; or, to either at such other address as Lessee or Lessor,
         respectively, may designate in writing. Notice shall be deemed to have
         been duly given, if delivered personally, on delivery thereof, if
         mailed, upon the tenth (10th) day after the mailing thereof or if sent
         by overnight delivery service, the next business day.

45.      ACCORD AND SATISFACTION:

         No payment by Lessee or receipt by Lessor of a lesser amount than the
         rent and additional charges payable hereunder shall be deemed to be
         other than a payment on account of the earliest stipulated Fixed Basic
         Rent and Additional Rent, nor shall any endorsement or statement on any
         check or any letter accompanying any check or payment for Fixed Basic
         Rent or Additional Rent be deemed an accord and satisfaction, and
         Lessor may accept such check or payment without prejudice to Lessor's
         right to recover the balance of such Fixed Basic Rent and Additional
         Rent or pursue any other remedy provided herein or by law.

46.      EFFECT OF WAIVERS:

         No failure by Lessor to insist upon the strict performance of any
         covenant, agreement, term or condition of this Lease, or to exercise
         any right or remedy consequent upon a breach thereof, and no acceptance
         of full or partial rent during the continuance of any such breach,
         shall constitute a waiver of any such breach or of such covenant,
         agreement, term or condition. No consent, or waiver, express or
         implied, by Lessor to or of any breach of any covenant, condition or
         duty of Lessee shall be construed as a consent or waiver to or of any
         other breach of the same or any other covenant, condition or duty,
         unless in writing signed by Lessor.

47.      LEASE CONDITION:

         This Lease is expressly conditioned upon Lessor receiving the consent
         and approval of Lessor's mortgagee to its term and provisions not later
         than thirty (30) days after its execution by Lessee, and delivery to
         Lessor. Should said consent not be received within the aforesaid time
         period, Lessor may, at Lessor's sole option, cancel this Lease and
         return the first month's Fixed Basic Rent and Security Deposit to
         Lessee, which Lessee has deposited with Lessor upon execution of this
         Lease, and thereafter the parties shall have no further obligations to
         each other with respect to this Lease.

48.      MORTGAGEE'S NOTICE AND OPPORTUNITY TO CURE:

         Lessee agrees to give any mortgagees and/or trust deed holders, by
         registered mail, a copy of any notice of default served upon Lessor,
         provided that, prior to such notice, Lessee has been notified in
         writing (by way of notice of assignment of rents and leases or
         otherwise) of the address of such mortgagees and/or trust deed holders.
         Lessee further agrees that, if Lessor shall have failed to cure such
         default within the time provided for in this Lease, then the mortgagees
         and/or trust deed holders shall have an additional thirty (30) days
         within which to cure such default, or if such default cannot be cured
         within that time, then such additional time as may be necessary, if
         within such thirty (30) days, any mortgagee and/or trust deed holder
         has commenced and is diligently pursuing the remedies necessary to cure
         such default (including but not limited to commencement of foreclosure
         proceedings if necessary to effect such cure), in which event this
         Lease shall not be terminated while such remedies are being so
         diligently pursued.

                                       24

<PAGE>

49.      LESSOR'S RESERVED RIGHT:

         Lessor and Lessee acknowledge that the Premises are in a Building which
         is not open to the general public. Access to the Building is restricted
         to Lessor, Lessee, their agents, employees and contractors and to their
         invited visitors. In the event of a labor dispute including a strike,
         picketing, informational or associational activities directed at Lessee
         or any other tenant, Lessor reserves the right unilaterally to alter
         Lessee's ingress and egress to the Building or make any change in
         operating conditions to restrict pedestrian, vehicular or delivery
         ingress and egress to a particular location.

50.      CORPORATE AUTHORITY:

         If Lessee is a corporation, Lessee represents and warrants that this
         Lease has been duly authorized and approved by the corporation's Board
         of Directors. The undersigned officers and representatives of the
         corporation represent and warrant that they are officers of the
         corporation with authority to execute this Lease on behalf of the
         corporation, and within fifteen (15) days of execution hereof, Lessee
         will provide Lessor with a corporate resolution confirming the
         aforesaid.

51.      AFTER-HOURS USE:

         Lessee shall be entitled to make use of said Standard Electric Service
         and HVAC beyond the Building Hours, at Lessee's sole cost and expense,
         provided Lessee shall notify the Lessor by 3:00 p.m. on the day that
         Lessee shall require said overtime use if said overtime use is required
         on any weekday, and by 3:00 p.m. on Friday for Saturday and/or Sunday
         overtime use. It is understood and agreed that Lessee shall pay the sum
         of FORTY-FIVE AND 00/100 DOLLARS ($45.00) per hour for air-conditioning
         service and THIRTY AND 00/100 DOLLARS ($30.00) per hour for heating
         services, plus such additional percentage increase of the aforesaid
         hourly sum computed by measuring the percentage increase between the
         rate in effect (including fuel surcharges or adjustments) during the
         month for which such overtime use is requested and the Base Rate. The
         Base Rate for purposes hereof shall be the average of the rates in
         effect (including surcharges and/or adjustments) during Calendar Year
         2000.

         In no event shall the Lessee pay less than the sum of FORTY-FIVE AND
         00/100 DOLLARS ($45.00) per hour for such overtime air-conditioning
         service or less than THIRTY AND 00/100 DOLLARS ($30.00) per hour for
         such overtime heating service.

52.      LESSEE'S EXPANSION/RELOCATION:

         The Lessor, in its sole discretion, shall have the right from time to
         time to change the location of the Premises to other space (the
         "Substituted Leased Premises") within the Building, subject to the
         terms and conditions set forth below.

         a.       The Substituted Leased Premises shall contain a minimum floor
                  area of approximately the same number of square feet as are
                  contained in the Premises; and the square footage of any
                  Common Facilities attributable to the Substituted Leased
                  Premises shall be approximately the same as that of the Common
                  Facilities attributable to the Premises.

         b.       If the total square footage comprised by the Substituted
                  Leased Premises and its attributable Common Facilities exceed
                  the total of the Premises and its attributable Common
                  Facilities, the Lessee shall not be required to pay any
                  increase in the Fixed Basic Rent and Lessee's Percentage shall
                  not be increased. If, however, such total square footage shall
                  be less, Lessee's Fixed Basic Rent and Lessee's Percentage
                  shall be decreased proportionately.

         c.       The Lessor shall give the Lessee not less than forty-five (45)
                  days prior notice of Lessor's decision to relocate the Lessee;
                  and the Lessee agrees that no later than

                                       25

<PAGE>

                  forty-five (45) days from the date of its receipt of such
                  notice it shall relocate to the Substituted Leased Premises.

         d.       The Lessor shall bear and pay for the cost and expense of any
                  such relocation; provided, however, that the Lessee shall not
                  be entitled to any compensation for damages for any
                  interference with or interruption of its business during or
                  resulting from such relocation. The Lessor shall make
                  reasonable efforts to minimize such interference.

         e.       In connection with any such relocation, the Lessor shall, at
                  its own cost and expense, furnish and install in (or, if
                  practicable, relocate to) the Substituted Leased Premises all
                  walls, partitions, floors, floor coverings, ceilings,
                  fixtures, wiring and plumbing, if any, (as distinguished from
                  trade fixtures, equipment, furniture, furnishings and other
                  personal property belonging to Lessee) required for the
                  Lessee's proper use and occupancy thereof, all of which items
                  shall be comparable in quality to those situated in the
                  Premises.

         f.       The payments of new monthly minimum rent shall commence on the
                  earlier of ten (10) days after Lessor has completed the
                  physical relocation and installation of permanent improvements
                  in the Substituted Leased Premises or the date that Lessee
                  first opens for business in the Substituted Leased Premises.

         g.       Lessor and Lessee shall promptly execute an amendment to this
                  Lease reciting the relocation of the Premises and any changes
                  in the monthly minimum rent payable hereunder.

53.      BUILDING PERMIT:

         This Lease is expressly conditioned upon Lessor obtaining a building
         permit from the appropriate government official for Lessee's Premises.
         Lessor hereby agrees to make application to said government official
         within five (5) days following the execution of the construction
         drawings for the Premises. As used herein, construction drawings shall
         mean the final plans and specifications required pursuant to Article
         27(b).

         EACH PARTY AGREES that it will not raise or assert as a defense to any
obligation under the Lease or this Agreement or make any claim that the Lease or
this Agreement is invalid or unenforceable due to any failure of this document
to comply with ministerial requirements including, but not limited to,
requirements for corporate seals, attestations, witnesses, notarizations, or
other similar requirements, and each party hereby waives the right to assert any
such defense or make any claim of invalidity or unenforceability due to any of
the foregoing.

         IN WITNESS WHEREOF, the parties hereto have hereunto set their hands
and seals the day and year first above written.

LESSOR:                                           LESSEE:

OFFICE ASSOCIATES L.L.C.                          PURCHASESOFT, INC.

By:  Mack-Cali Realty, L.P., member

By:  Mack-Cali Realty Corporation,
     its general partner

          /s/  James G. Nugent                            /s/  Terry J. Bartz
By:  _______________________________              By:  _________________________
     James G. Nugent                                   Name:  Terry J. Bartz
     Senior Vice President - Leasing                   Title: VP/General Counsel

                                       26

<PAGE>

                                   EXHIBIT A-1

                              OFFICE BUILDING AREA

DESCRIPTION OF PREMISES, situated in the BOROUGH OF ROSELAND, ESSEX COUNTY, NEW
JERSEY.

BEGINNING at a point on the Northerly right-of-way line of State Highway Route
280, where the same is intersected by the Easterly line of the Public Service
Electric and Gas Company right-of-way;

Thence(1)         running along the said Northerly line of Route 280 South 53E -
                  15', 4" East, 210.37' to a point;

Thence(2)         running along the Northerly line of the interchange of Route
                  280 and Eisenhower Parkway, South 59E - 23', 40" East 103.29'
                  to a point;

Thence(3)         running along the same, North 81E - 51', 00" East 111.09' to a
                  point;

Thence(4)         running along the same, North 66E - 53', 44" East 246.74' to a
                  point;

Thence(5)         still along the same, South 85E - 15', 50" East 243.43' to a
                  point;

Thence(6)         still along the same, North 89E - 37', 13" East 164.45' to a
                  point;

Thence(7)         still along the same on a curve, curving to the left have a
                  radius of 490.00' and an arc distance of 107.80' said curve
                  having a chord of North 44E - 30', 54" East 107.58';

Thence(8)         running along the Westerly side line of Eisenhower Parkway,
                  North 38E - 12', 45" East 111.95' to a point;

Thence(9)         still along the same, North 35E - 21', 00" East 302.1' to
                  the Southwesterly line of lands of now or formerly Lougheed
                  Construction Co., Lot 10, Block 1, Tax Maps of Roseland;

Thence(10)        running along the Southwesterly line of said Lougheed
                  Construction Co., and the Southwesterly line of land of now or
                  formerly Anthony Pacio, Lot 7, Block 1, Tax Maps of Roseland,
                  North 51E - 14, 40" West 540.33' to a corner in same;

Thence(11)        still along the line of lands of said Pacio, South 38E - 6'
                  West 213.18' to a point;

Thence(12)        still along the same, South 50E - 54' East 92.13'

Thence(13)        still along the same, South 35E - 59', 30" West 481.85' to a
                  point;

Thence(14)        still along the same, North 53E - 47', 30" West 262.42'
                  to a point on the Southwesterly side line of Public Service
                  Electric and Gas Co., right-of-way;

Thence(15)        running along the said Southwesterly side line of said
                  Public Service Electric and Gas Co., right-of-way said line
                  being parallel to the most Easterly towers and 48.00' Easterly
                  as measured at right angles therefrom, South 32E - 12', 51"
                  West 378.16' to the point and place of BEGINNING.

CONTAINING 13.208 Acres

Description in accordance with a survey prepared by G.C. Stewart Association,
Inc., dated June 15, 1979.

                             Exhibit A-1 - Page 1

<PAGE>

                                    EXHIBIT B

                              RULES AND REGULATIONS

1.      OBSTRUCTION OF PASSAGEWAYS: The sidewalks, entrance, passages, courts,
        elevators, vestibules, stairways, corridors and public parts of the
        Building shall not be obstructed or encumbered by Lessee or used by
        Lessee for any purpose other than ingress and egress. If the Premises
        are situated on the ground floor with direct access to the street, then
        Lessor shall, at Lessor's expense, keep the sidewalks and curbs directly
        in front of the Premises clean and free from ice, snow and refuse.

2.      WINDOWS: Windows in the Premises shall not be covered or obstructed by
        Lessee. No bottles, parcels or other articles shall be placed on the
        windowsills, in the halls, or in any other part of the Building other
        than the Premises. No article shall be thrown out of the doors or
        windows of the Premises.

3.      PROJECTIONS FROM BUILDING: No awnings, air-conditioning units, or other
        fixtures shall be attached to the outside walls or the window sills of
        the Building or otherwise affixed so as to project from the Building,
        without prior written consent of Lessor.

4.      SIGNS: No sign or lettering shall be affixed by Lessee to any part of
        the outside of the Premises, or any part of the inside of the Premises
        so as to be clearly visible from the outside of the Premises, without
        the prior written consent of Lessor. However, Lessee shall have the
        right to place its name on any door leading into the Premises the size,
        color and style thereof to be subject to the Lessor's approval. Lessee
        shall not have the right to have additional names placed on the Building
        directory without Lessor's prior written consent.

5.      FLOOR COVERING: Lessee shall not lay linoleum or other similar floor
        covering so that the same shall come in direct contact with the floor of
        the Premises. If linoleum or other similar floor covering is desired to
        be used, an interlining of builder's deadening felt shall first be fixed
        to the floor by a paste or other material that may easily be removed
        with water, the use of cement or other similar adhesive material being
        expressly prohibited.

6.      INTERFERENCE WITH OCCUPANTS OF BUILDING: Lessee shall not make, or
        permit to be made, any unseemly or disturbing noises or odors and shall
        not interfere with other tenants or those having business with them.
        Lessee will keep all mechanical apparatus in the Premises free of
        vibration and noise which may be transmitted beyond the limits of the
        Premises.

7.      LOCK KEYS: No additional locks or bolts of any kind shall be placed on
        any of the doors or windows by Lessee. Lessee shall, on the termination
        of Lessee's tenancy, deliver to Lessor all keys to any space within the
        Building either furnished to or otherwise procured by Lessee, and in the
        event of the loss of any keys furnished, Lessee shall pay to Lessor the
        cost thereof. Lessee, before closing and leaving the Premises, shall
        ensure that all windows are closed and entrance doors locked. Nothing in
        this Paragraph 7 shall be deemed to prohibit Lessee from installing a
        burglar alarm within the Premises, provided: (1) Lessee obtain's
        Lessor's consent which will not be unreasonably withheld or delayed; (2)
        Lessee supplies Lessor with copies of the plans and specifications of
        the system; (3) such installation shall not damage the Building; and (4)
        all costs of installation shall be borne solely by Lessee.

8.      CONTRACTORS: No contract of any kind with any supplier of towels, water,
        toilet articles, waxing, rug shampooing, venetian blind washing,
        furniture polishing, lamp servicing, cleaning of electrical fixtures,
        removal of waste paper, rubbish, garbage, or other like service shall be
        entered into by Lessee, nor shall any machine of any kind be installed
        in the Building or the Office Building Area without the prior written
        consent of the Lessor. Lessee shall not employ any persons other than
        Lessor's janitors for the purpose of cleaning the Premises without prior
        written consent of Lessor. Lessor shall not be responsible to Lessee for
        any loss of property from the Premises however occurring, or for any
        damage to the effects of Lessee by such janitors or any of its
        employees, or by any other person or any other cause.

                              Exhibit B - Page 1

<PAGE>

9.      PROHIBITED ON PREMISES: Lessee shall not conduct, or permit any other
        person to conduct, any auction upon the Premises, manufacture or store
        goods, wares or merchandise upon the Premises without the prior written
        approval of Lessor, except the storage of usual supplies and inventory
        to be used by Lessee in the conduct of his business, permit the Premises
        to be used for gambling, make any unusual noises in the Building, permit
        to be played musical instrument on the Premises, permit any radio to be
        played, or television, recorded or wired music in such loud manner as to
        disturb or annoy other tenants, or permit any unusual odors to be
        produced on the Premises. Lessee shall not permit any portion of the
        Premises to be occupied as an office for a public stenographer or
        typewriter, or for the storage, manufacture, or sale of intoxicating
        beverages, narcotics, tobacco in any form or as a barber or manicure
        shop. Canvassing, soliciting and peddling in the Building and the Office
        Building Area are prohibited and Lessee shall cooperate to prevent the
        same. No bicycles, vehicles or animals of any kind shall be brought into
        or kept in or about the Premises.

10.     PLUMBING, ELECTRIC AND TELEPHONE WORK: Plumbing facilities shall not be
        used for any purpose other than those for which they were constructed;
        and no sweepings, rubbish, ashes, newspaper or other substances of any
        kind shall be thrown into them. Waste and excessive or unusual amounts
        of electricity or water is prohibited. When electric wiring of any kind
        is introduced, it must be connected as directed by Lessor, and no
        stringing or cutting of wires will be allowed, except by prior written
        consent of Lessor, and shall be done by contractors approved by Lessor.
        The number and locations of telephones, telegraph instruments,
        electrical appliances, call boxes, etc. shall be subject to Lessor's
        approval.

11.     MOVEMENT OF FURNITURE, FREIGHT OR BULKY MATTER: The carrying in or out
        of freight, furniture or bulky matter of any description must take place
        during such hours as Lessor may from time to time reasonably determine
        and only after advance notice to the superintendent of the Building. The
        persons employed by Lessee for such work must be reasonably acceptable
        to the Lessor. Lessee may, subject to these provisions, move freight,
        furniture, bulky matter, and other material into or out of the Premises
        on Saturdays between the hours of 9:00 a.m. and 1:00 p.m., provided
        Lessee pays additional costs, if any, incurred by Lessor for elevator
        operators or security guards, and for any other expenses occasioned by
        such activity of Lessee. If, at least three (3) days prior to such
        activity, Lessor requests that Lessee deposit with Lessor, as security
        of Lessee's obligations to pay such additional costs, a sum of which
        Lessor reasonably estimates to be the amount of such additional cost,
        the Lessee shall deposit such sum with Lessor as security of such cost.
        There shall not be used in the Building or Premises, either by Lessee or
        by others in the delivery or receipt of merchandise, any hand trucks
        except those equipped with rubber tires and side guards, and no hand
        trucks will be allowed in the elevators without the consent of the
        superintendent of the Building.

12.     SAFES AND OTHER HEAVY EQUIPMENT: Lessor reserves the right to prescribe
        the weight and position of all safes and other heavy equipment so as to
        distribute properly the weight thereof and to prevent any unsafe
        condition from arising.

13.     ADVERTISING: Lessor shall have the right to prohibit any advertising by
        Lessee which in Lessor's reasonable opinion tends to impair the
        reputation of the Building or its desirability as a building for
        offices, and upon written notice from Lessor, Lessee shall refrain from
        or discontinue such advertising.

14.     NON-OBSERVANCE OR VIOLATION OF RULES BY OTHER TENANTS: Lessor shall not
        be responsible to Lessee for non-observance or violation of any of these
        rules and regulations by any other tenant.

15.     AFTER HOURS USE: Lessor reserves the right to exclude from the Building
        between the hours of 6:00 p.m. and 8:00 a.m. and at all hours on
        Saturdays, Sundays and Building Holidays, all persons who do not present
        a pass to the Building signed by the Lessee. Each Lessee shall be
        responsible for all persons for whom such a pass is issued and shall be
        liable to the Lessor for the acts of such persons.

16.     PARKING: Lessee and its employees shall park their cars only in those
        portions of the parking area designated by Lessor.

                              Exhibit B - Page 2

<PAGE>

17.     Lessor hereby reserves to itself any and all rights not granted to
        Lessee hereunder, including, but not limited to, the following rights
        which are reserved to Lessor for its purposes in operating the Building:

        a)      the exclusive right to the use of the name of the Building for
                all purposes, except that Lessee may use the name as its
                business address and for no other purposes; and

        b)      the right to change the name or address of the Building, without
                incurring any liability to Lessee for doing so; and

        c)      the right to install and maintain a sign on the exterior of the
                Building; and

        d)      the exclusive right to use or dispose of the use of the roof of
                the Building; and

        e)      the right to limit the space on the directory of the Building to
                be allotted to Lessee; and

        f)      the right to grant to anyone the right to conduct any particular
                business or undertaking in the Building.

18.     The Lessee shall be responsible for initiating, maintaining and
        supervising all health and safety precautions and/or programs required
        by Law in connection with the Lessee's use and occupancy of the
        Premises.

19.     The Lessee shall not store, introduce or otherwise permit any material
        known to be hazardous within the Premises. Any material within the
        Premises which is determined to be hazardous shall be removed and
        properly disposed of by the Lessee at the Lessee's sole expense.

                                   -- END --

                              Exhibit B - Page 3

<PAGE>

                                    EXHIBIT C

                                      NOTES

RE:      Workletter Agreement for office space on the atrium floor at 101
         Eisenhower Parkway, Roseland, New Jersey.

                                                                   June 12, 2000

PURCHASESOFT, INC., LESSEE

You ("Lessee") and we ("Lessor") are executing simultaneously with this
Workletter Agreement a written lease ("Lease"), covering the space referred to
above, as more particularly described in the Lease ("Premises").

To induce Lessee to enter into the Lease (which is hereby incorporated by
reference) and in consideration of the covenants hereinafter contained, Lessor
and Lessee mutually agree as follows:

1.       Lessor shall have its architect prepare the following architectural and
         mechanical drawings and specifications based upon the sketch layout
         supplied to Lessor by Lessee, attached hereto and made a part hereof,
         upon full execution of this Lease.

         a.       Architectural drawings and specifications for Lessee's
                  partition layout, reflected ceiling, placement of electrical
                  outlets and other installations for the work to be done by
                  Lessor.

         b.       Mechanical plans and specifications where necessary for
                  installation of air conditioning systems, ductwork and
                  heating.

         All such plans and specifications are expressly subject to Lessor's
         written approval, which Lessor covenants it will not unreasonably
         withhold.

2.       Lessor agrees to cause the partition plan, electrical plan and the
         reflected ceiling plan to be delivered to Lessee on or before the
         fifteenth (15th) day after Lease execution. Lessee agrees to approve
         said plans by initialing and returning same to Lessor within three (3)
         days of receipt of each plan. Upon approval of the plans initialed by
         Lessee, Lessor shall file said plans with the appropriate governmental
         agencies.

3.       Lessor agrees, at its expense and without charge to Lessee (unless
         otherwise provided), to do the work in the Premises as shown on the
         plans by First Floor Design designated as Scheme III dated May 3, 2000
         and described on the "Description of Materials" schedule attached
         hereto which shall hereinafter be referred to as "The Work". "Building
         Standard" shall mean the type and grade of material, equipment and/or
         device designated by Lessor as standard for the Building. All items are
         Building Standard unless otherwise noted. The provisions of Article 5
         of the Lease shall apply to any alterations made to the Premises after
         the initial work to be performed herein.

4.       Lessor has estimated the cost of The Work based upon the plans and
         specifications submitted to Lessor by Lessee. Against such estimated
         cost, Lessor shall credit an allowance of THIRTY-EIGHT THOUSAND TWO
         HUNDRED SEVENTY AND 36/100 ($38,270.36) and the remaining balance, if
         any, shall be paid by Lessee prior to occupancy.

5.       All low partitioning, workstation modules, bank screen partitions and
         prefabricated partition systems shall be furnished and installed by
         Lessee.

6.       The installation or wiring of telephone and computer (data) outlets is
         not part of The Work. Lessee shall bear the responsibility to provide
         its own telephone and data systems at Lessee's sole cost and expense.
         Upon expiration or sooner termination of the Lease, Lessee shall remove
         all telephone and data equipment and wiring from the Premises and the
         Building risers prior to vacation of same.

                                Exhibit C - Page 4

<PAGE>

7.       Changes in The Work, if necessary or requested by the Lessee, shall be
         accomplished after the execution of the Lease and this Workletter
         Agreement, and without invalidating any part of the Lease or Workletter
         Agreement, by written agreement between Lessor and Lessee hereinafter
         referred to as a Change Order. Each Change Order shall be prepared by
         Lessor and signed by both Lessee and Lessor stating their agreement
         upon all of the following:

         a.       The scope of the change in The Work; and

         b.       The cost of the change; and

         c.       Manner in which the cost will be paid or credited; and

         d.       The estimated extent of any adjustment to the Commencement
                  Date as a result of the change in The Work.

         Each and every Change Order shall be signed by Lessor's and Lessee's
         respective construction representatives. In no event shall any Change
         Order(s) be permitted without such authorizations. A 10% supervision
         plus 10% overhead charge will be added to the cost of any Change Order.
         If Lessee shall fail to approve any such Change Order within one (1)
         week, the same shall be deemed disapproved in all respects by Lessee
         and Lessor shall not be authorized to proceed thereon. Any increase in
         the cost of The Work or the change in The Work stated in a Change Order
         which results from Lessee's failure to timely approve and return said
         Change Order shall be paid by the Lessee. Lessee agrees to pay to
         Lessor the cost of any Change Order promptly upon receipt of an invoice
         for same.

8.       If Lessee elects to use the architect suggested by Lessor, this
         architect becomes the Lessee's agent solely with respect to the plans,
         specifications and The Work. If any change is made prior to completion
         of schematic drawings and final construction documents which result in
         a Change Order and additional costs, such costs shall be the
         responsibility of the Lessee. Similarly, any cost savings resulting
         from such Change Order(s) shall be credited to the Lessee.

9.       Prior to Lessee's occupancy of the Premises, Lessee shall identify and
         list any portion of The Work which does not conform to this Workletter
         Agreement ("Punch List"). The Lessor shall review with the Lessee all
         of the items so listed and correct or complete any portion of The Work
         which fails to conform to the requirements of this Workletter
         Agreement.

10.      The terms contained in the Lease (which include all exhibits attached
         thereto) constitute Lessor's agreement with Lessee with respect to the
         work to be performed by Lessor on Lessee's behalf. If the architectural
         drawings are in conflict with the terms of the Lease, then the Lease
         shall be deemed the controlling document.

11.      All materials and installations constructed for the Lessee within the
         Premises shall become the property of the Lessor upon installation. No
         refund, credit or removal of said items is to be permitted at the
         termination of the Lease. Items installed that are not integrated in
         any such way with other common building materials do not fall under
         this provision (e.g. shelving, furniture, etc.).

12.      It is agreed that notwithstanding the date provided in the Lease for
         the Commencement Date, the term shall not commence until Lessor has
         "substantially completed" all work to be performed by Lessor as
         hereinbefore set forth in Paragraph 3 above and as set forth in the
         Lease; provided, however, that if Lessor shall be delayed in
         substantially completing said work as a result of:

         a.       Lessee's failure to approve the plans and specifications in
                  accordance with Paragraph 2 hereof; or

         b.       Lessee's failure to furnish interior finish specifications,
                  i.e., paint colors, carpet selection, etc., to Lessor by the
                  fifth (5th) working day after Lessor has approved the plans
                  and specifications submitted by Lessee referred to in
                  Paragraph 2 hereof; or

                                Exhibit C - Page 5

<PAGE>

         c.       Lessee's request for materials, finishes or installations
                  other than Lessor's Building Standard; or

         d.       Lessee's changes in The Work; or

         e.       The performance of a person, firm, partnership or corporation
                  employed by Lessee and the completion of the said work by said
                  person, firm, partnership or corporation;

         then the Commencement Date of the term of said Lease shall be
         accelerated by the number of days of such delay and Lessee's obligation
         to pay Fixed Basic Rent and Additional Rent shall commence as of such
         earlier date.

13.      Lessor shall permit Lessee and its agents to enter the Premises prior
         to the Commencement Date in order that Lessee may perform through its
         own union contractors such other work and decorations as Lessee may
         desire at the same time Lessor's contractors are working in the
         Premises. The foregoing license to enter prior to the Commencement
         Date, however, is conditioned upon:

         a.       Lessee's workmen and mechanics working in harmony and not
                  interfering with the labor employed by Lessor, Lessor's
                  mechanics or contractors or by any other Lessee or its
                  mechanics or contractors; and

         b.       Lessee providing Lessor with evidence of Lessee's contractors
                  and subcontractors carrying such worker's compensation,
                  general liability, personal and property insurance as required
                  by law and in amounts no less than the amounts set forth in
                  Article 30 of the Lease. If at any time such entry shall cause
                  disharmony or interference therewith, this license may be
                  withdrawn by Lessor upon forty-eight (48) hours written notice
                  to Lessee. Such entry shall be deemed controlled by all of the
                  terms, covenants, provisions and conditions of said Lease,
                  except as to the covenant to pay Fixed Basic Rent and
                  Additional Rent. Lessor shall not be liable in any way for any
                  injury, loss or damage which may occur to any of Lessee's
                  decorations or installations so made prior to the Commencement
                  Date, the same being solely at Lessee's risk.

14.      No part of the Premises shall be deemed unavailable for occupancy by
         the Lessee, or shall any work which the Lessor is obligated to perform
         in such part of the Premises be deemed incomplete for the purpose of
         any adjustment of Fixed Basic Rent payable hereunder, solely due to the
         non-completion of details of construction, decoration or mechanical
         adjustments which are minor in character and the non-completion of
         which does not materially interfere with the Lessee's use of such part
         of the Premises.

15.      Lessee is responsible for all costs related to the repairs and
         maintenance of any additional or supplemental HVAC systems, appliances
         and equipment installed to meet Lessee's specific requirements. Lessee
         shall purchase a service contract for this equipment so that the
         equipment is covered by such service contract each year of the term of
         the Lease.

16.      If construction is to occur in a space occupied by Lessee's employees,
         Lessee shall be liable for all costs associated with a delay if Lessee
         shall fail to comply with a submitted construction schedule to relocate
         personnel, furniture, or equipment. These costs shall include, but not
         be limited to the following:

         a.       cost of construction workers time wasted; and

         b.       cost of any overtime work necessary to meet schedule
                  deadlines; and

         c.       any other costs associated with delays in final completion.

17.      This workletter is based on the quantities and specifications listed
         herein. Any change to these specifications shall require the
         recalculation of the construction costs. Such recalculation shall not
         negate any other section of this Lease.

                                Exhibit C - Page 6

<PAGE>

18.      With respect to the construction work being conducted in or about the
         Premises, each party agrees to be bound by the approval and actions of
         their respective construction representatives. Unless changed by
         written notification, the parties hereby designate the following
         individuals as their respective construction representatives:

<TABLE>
<CAPTION>
<S>         <C>                                     <C>
FOR LESSOR: Dave Cali                    FOR LESSEE:____________________________
            c/o Mack-Cali Realty Corporation        PurchaseSoft, Inc.
            101 Eisenhower Parkway                  1 Research Drive, Suite 100
            Roseland, New Jersey 07068              Westborough, Massachusetts 01581

If the foregoing correctly sets forth our understanding, kindly sign this letter
agreement where indicated.

LESSOR:                                              LESSEE:

OFFICE ASSOCIATES L.L.C.                    PURCHASESOFT, INC.

By:      Mack-Cali Realty, L.P., member

By:      Mack-Cali Realty Corporation,
         its general partner

                  /s/  James G. Nugent                           /s/  Terry J. Bartz
By:      _____________________________               By:      ______________________________
         James G. Nugent                                      Name:  Terry J. Bartz
         Senior Vice President - Leasing                      Title:  VP/General Counsel
</TABLE>

                                Exhibit C - Page 7

<PAGE>

                                  EXHIBIT C - 1

                   AIR CONDITIONING & HEATING DESIGN STANDARDS

The following are design standards for the building air-conditioning system for
cooling and heating in the air in the subject building:

1.       During the normal heating season to maintain an average indoor dry bulb
         temperature of not less than 70 degrees F (21 degrees C) or more than
         76 degrees (24.4 degrees C) when the outdoor dry bulb temperature is
         lower than 65 degrees F (18 degrees C) but not lower than 0 degrees F
         (-13 degrees C).

2.       To maintain comfort cooling for an average indoor dry bulb temperature
         of not more than 78 degrees F when the outside dry bulb temperature is
         95 degrees F (24 degrees C).

3.       During the intermediate seasons, when the outside dry bulb temperature
         is below 55 degrees (13 degrees C), cooling will be provided by outside
         air usage in conjunction with operating of return air, outside air and
         exhaust air dampers.

4.       To furnish not less than .10 cubic foot of fresh air per minute per
         square foot of rentable area, and between .20 and 1.0 cubic feet of
         total air per minute, per square foot of rentable occupied space.

5.       Lessor will not be responsible for the failure of the air-conditioning
         system if such failure results from (i) the occupancy of the Premises
         with more than an average of one (1) person for each one hundred (100)
         usable square feet of floor area (ii) the installation or operation by
         Lessee of machines and appliances, the installed electrical load of
         which when combined with the load of all lighting fixtures exceeds five
         (5) watts per square foot of floor area and in any manner exceeding the
         aforementioned occupancy and electrical load criteria, or (iii)
         rearrangement of partitioning after the initial preparation of the
         Premises. If interference with normal operation of the air-conditioning
         system in the Premises results, necessitating changes in the air
         conditioning system servicing the Premises, such changes shall be made
         by Lessor upon written notice to Lessee at Lessee's sole cost and
         expense. Lessee agrees to lower and close window coverings when
         necessary because of the sun's position whenever the air conditioning
         system is in operation, and Lessee agrees at all times to cooperate
         fully with Lessor and to abide by all the Rules and Regulations
         attached hereto as well as reasonable rules and regulations which
         Lessor may hereafter prescribe involving the air-conditioning system.

                                    -- END --

                                Exhibit C-1 - Page 1

<PAGE>

                                    EXHIBIT D

                                CLEANING SERVICES
                             (Five Nights Per Week)

LESSEE'S PREMISES

1.       Vacuum clean all carpeted areas.

2.       Sweep and dust mop all non-carpeted areas. Wet mop whenever necessary.

3.       All office furniture such as desks, chairs, files, filing cabinets,
         etc. shall be dusted with a clean treated dust cloth whenever necessary
         and only if such surfaces are clear of Lessee's personal property
         including but not limited to plants.

4.       Empty and wash ashtrays.

5.       Empty wastepaper baskets and remove waste to the designated areas.

6.       All vertical surfaces within arms reach shall be spot cleaned to remove
         finger marks and smudges. Baseboard and window sills are to be spot
         cleaned whenever necessary.

7.       All cleaning of cafeterias, vending areas, kitchen facilities are
         excluded. Lessee may make necessary arrangements for same directly with
         Lessor's cleaning maintenance company.

8.       Cleaning hours shall be Monday through Friday between 5:30 p.m. and
         11:00 p.m.

9.       No cleaning service is provided on Saturday, Sunday and Building
         Holidays.

10.      Cartons or refuse in excess which can not be placed in wastebaskets
         will not be removed. Lessee is responsible to place such unusual refuse
         in trash dumpster.

11.      Cleaning maintenance company will not remove nor clean tea, office cups
         or similar containers. If such liquids are spilled in waste baskets,
         the waste baskets will be emptied but not otherwise cleaned. Lessor
         will not be responsible for any stained carpet caused from liquids
         leaking or spilling from Lessee's wastepaper receptacles.

12.      Upon completion of cleaning, all lights will be turned off and doors
         locked leaving the Premises in an orderly condition.

13.      Glass entrance doors will be cleaned nightly. Interior glass doors or
         glass partitions are excluded. Lessee may make arrangements for same
         with Lessor's cleaning maintenance company.

COMMON AREAS

1.       Vacuum all carpeting in entrance lobbies, outdoor mats and all
         corridors.

2.       Wash glass doors in entrance lobby with a clean damp cloth and dry
         towel.

3.       Clean cigarette urns. Sweep and/or wet mop all resilient tile flooring.
         Hard surface floors such as quarry tile, etc., shall be cleaned
         nightly.

4.       Wash, clean and disinfect water fountains.

5.       Clean all elevators and stairwells.

6.       Lavatories -- Men and Women.
         a.   Floors in all lavatories shall be wet mopped each evening with a
              germicidal detergent to ensure a clean and germ free surface.
         b.   Wash and polish all mirrors, shelves, bright work including any
              piping and toilet seats. c. Wash and disinfect wash basins and
              sinks using a germicidal detergent.
         d.   Wash and disinfect toilet bowls and urinals.
         e.   Keep lavatory partitions, tiled walls, dispensers and receptacles
              in a clean condition using a germicidal detergent when necessary.
         f.   Empty and sanitize sanitary disposal receptacles.
         g.   Fill toilet tissue holders, towel dispensers and soap dispensers.
              Refills to be supplied by Lessor.

7.       Clean all air ventilation grill work in ceilings.

                                Exhibit D - Page 1

<PAGE>

                                    EXHIBIT E

                                BUILDING HOLIDAYS

                                 BUILDING CLOSED

                               * NEW YEAR'S DAY *

                                * MEMORIAL DAY *

                              * INDEPENDENCE DAY *

                                  * LABOR DAY *

                              * THANKSGIVING DAY *

                                * CHRISTMAS DAY *

                                    -- END --

                                Exhibit E - Page 1

<PAGE>

                                    EXHIBIT F

                           TENANT ESTOPPEL CERTIFICATE

TO:  MORTGAGEE and/or its affiliates and/or whom else it may concern:

1.       The undersigned is the Lessee (Tenant) under that certain Lease dated
         _____ by and between _______as Lessor (Landlord) and __________as
         Lessee, covering those certain premises commonly known and designated
         as ____ r.s.f. on the _____( ) floor of _________ ,NJ.

2.       The Lease has not been modified, changed, altered or amended in any
         respect (except as indicated following this sentence) and is the only
         Lease or agreement between the undersigned and the Lessor affecting
         said premises. If none, state "none".

3.       The undersigned has made no agreements with Lessor or its agents or
         employees concerning free rent, partial rent, rebate of rental payments
         or any other type of rental concession (except as indicated following
         this sentence). If none, state "none".

4.       The undersigned has accepted and now occupies the premises, and is and
         has been open for business since _________, 200_. The Lease term began
          _________, 2000, and the rent for said premises has been paid to and
         including _____________, 2000 in conformity with this Lease agreement.
         No rent has been prepaid for more than two (2) months. The fixed
         minimum rent being paid as above is $ __________ per month. If Lessee
         is not in full possession, whether Lessee has assigned the Lease,
         sublet all or any portion of the Premises, or otherwise transferred any
         interest in the Lease or the Premises, Lessee agrees to provide a copy
         of such assignment, sublease, or transfer upon request.

5.       The Lease is not in default and is in full force and effect. As of the
         date hereof, the undersigned is entitled to no credit, no free rent and
         no offset or deduction in rent.

6.       All alterations, improvements, additions, build-outs, or construction
         required to be performed under the Lease have been completed in
         accordance with the terms of the Workletter attached to Lease as
         Exhibit C.

7.       The Lease does not contain and the undersigned doesn't have any
         outstanding options or rights of first refusal to purchase the premises
         or any part thereof or the real property of which the premises are a
         part.

8.       No actions, whether voluntary or otherwise, are pending against the
         undersigned under the bankruptcy laws of the United States or any State
         thereof.

9.       There are currently no valid defenses, counterclaims, off-sets,
         credits, deductions in rent, or claims against the enforcement of any
         of the agreements, terms, or conditions of the Lease.

10.      The undersigned acknowledges that all the interest of Lessor in and to
         the above-mentioned Lease is being duly assigned to MORTGAGEE or one of
         its affiliates hereunder and that pursuant to the terms thereof (i) all
         rental payments under said Lease shall continue to be paid to Lessor in
         accordance with the terms of the Lease unless and until you are
         otherwise notified in writing by MORTGAGEE, or its successor or assigns
         and (ii) no modification, revision, or cancellation of the Lease or
         amendments thereto shall be effective unless a written consent thereto
         of such mortgagee is first obtained.

11.      The undersigned is authorized to execute this Tenant Estoppel
         Certificate on behalf of the Lessee.

Dated this ________ day of __________________ , 2000

LESSEE:

___________________________________________
Name:
Title:

                                Exhibit F - Page 1

<PAGE>

                                    EXHIBIT G

                           COMMENCEMENT DATE AGREEMENT

1.0      PARTIES

         THIS AGREEMENT made the _________day of ________, 2000 is by and
         between ________________ (hereinafter "Lessor") whose address is c/o
         Cali Realty Corporation, 11 Commerce Drive, Cranford, New Jersey 07016
         and _________________________ (hereinafter "Lessee") whose address is
         ______________________________________________.

2.0      STATEMENT OF FACTS

         2.1      Lessor and Lessee entered into a Lease dated ____________,
                  2000 (hereinafter "Lease") setting forth the terms of
                  occupancy by Lessee of approximately ________ rentable square
                  feet on the _____ (___) floor (hereinafter "Premises") at
                  _____________________________ (hereinafter "Building"); and

         2.2      The Term of the Lease is for ____________ (__) months with the
                  Commencement Date of the initial Term being defined in the
                  Preamble to the Lease as being subject to change under
                  Articles 27 and 43 thereof; and

         2.3      It has been determined in accordance with the provisions of
                  Articles 27 and 43 of the Lease that ___________, 2000 is the
                  Commencement Date of the Term of the Lease.

3.0      STATEMENT OF TERMS

                  NOW, THEREFORE, in consideration of the Premises and the
         covenants hereinafter set forth, it is agreed:

         3.1      The Commencement Date of the Term of the Lease is __________,
                  2000 and the Expiration Date thereof is _____________ , 2000
                  and the Lease Preamble Articles 6 and 9 shall be deemed
                  modified accordingly.

         3.2      Article 10 of the Preamble shall be deemed modified as
                  follows:

         3.3      This Agreement is executed by the parties hereto for the
                  purpose of providing a record of the Commencement and
                  Expiration Dates of the Lease, adjust the Term of the Lease
                  and Fixed Basic Rent amount accordingly.

         EXCEPT as modified herein, the Lease covering the Premises shall remain
in full force and effect as if the same were set forth in full herein and Lessor
and Lessee hereby ratify and confirm all the terms and conditions thereof.

         THIS AGREEMENT shall be binding upon and inure to the benefit of the
parties hereto and their respective legal representatives, successors and
permitted assigns.

         EACH PARTY AGREES that it will not raise or assert as a defense to any
obligation under the Lease or this Agreement or make any claim that the Lease or
this Agreement is invalid or unenforceable due to any failure of this document
to comply with ministerial requirements including, but not limited to,
requirements for corporate seals, attestations, witnesses, notarizations, or
other similar requirements, and each party hereby waives the right to assert any
such defense or make any claim of invalidity or unenforceability due to any of
the foregoing.

         IN WITNESS THEREOF, Lessor and Lessee have hereunto set their hands and
seals the date and year first above written and acknowledge one to the other
they possess the requisite authority to enter into this transaction and to sign
this Agreement.

---------------------------                          --------------------------
LESSOR                                               LESSEE

By:      Mack-Cali Sub__, Inc.,
         its general partner

By:  ______________________                          By:  ______________________
         James G. Nugent                                  Name:
         Sr. Vice President - Leasing                     Title:

                                Exhibit G - Page 1

<PAGE>

                                    EXHIBIT H

                                  SAMPLE FORM
                          IRREVOCABLE LETTER OF CREDIT
                      STANDBY LETTER OF CREDIT #___________

BENEFICIARY:                                         APPLICANT:

OFFICE ASSOCIATES L.L.C.
c/o      Mack-Cali Realty Corporation
11 Commerce Drive
Cranford, New Jersey 07016

Gentlemen:

We hereby open our Irrevocable Letter of Credit #__________ in your favor for
the account of: ____________ up to an aggregate amount of US CURRENCY
(_________________US DOLLARS) available by one or more sight drafts drawn on us
accompanied by:

         1) Beneficiary's signed statement either A or B as follows:

                  A)       "___________________(Tenant) is in default under the
                           terms of the lease beyond any grace period provided
                           in the Lease; said Lease is dated (Date of your
                           original Lease signing) and covers property in a
                           portion of the building known as ___________________,
                           of approximately ______ square feet, located in
                           ________________County of Westchester, State of New
                           York."

                                                 OR

                  B)       " Letter of Credit #________ has not been extended
                           for an additional one year period from its expiration
                           date and said Letter of Credit will expire within
                           forty-five (45) days from the date of our drawing."

                                                             AND

         2. The original of this Letter of Credit and Amendments, if any.

The sight draft must bear this Clause - "DRAWN UNDER (NAME OF BANK), LETTER OF
CREDIT #_________, DATED_______.

                           THIS LETTER OF CREDIT IS TRANSFERABLE

                           Transfer of this credit must conform strictly to the
                           terms hereof and to the conditions of the Uniform
                           Customs and Practice for Documentary Credits (1993
                           Revision) fixed by the International Chamber of
                           Commerce Publication #500. Should you wish to effect
                           a transfer under this credit, such transfer will be
                           subject to the return to us of this advice
                           accompanied by our form of transfer properly signed
                           by you and verified by your bankers that the
                           signature is valid, and subject to your payment of
                           our customary transfer charge.

THIS LETTER OF CREDIT EXPIRES AT OUR OFFICE ON: (DATE). This Letter of Credit
may be renewed only by affirmative written advice by the issuing bank to the
Beneficiary for an additional period of one year at least forty-five (45) days
prior to its expiration.

         We hereby agree with you that drafts drawn under and in compliance with
the terms of this Credit shall be duly honored on due presentation.

                                         ---------------------------
                                         Authorized Signature

                                Exhibit H - Page 1

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