Document:

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                                                                   EXHIBIT 10.28

                                    TERM NOTE

USD 2,000,000 Maximum                                          February 20, 2002

          FOR VALUE RECEIVED, the undersigned, Antares Pharma, Inc., a Minnesota
corporation with its principal office located at 707 Eagleview Blvd., Suite 414,
Exton, Pennsylvania, 19341 (the "Maker"), hereby promises to pay to the order of
Dr. Jacques Gonella, an individual residing at Hauptstrasse 16, 4132 Muttenz,
Switzerland (the "Holder"), the principal amount of all advances made by Holder
to Maker (each such event, an "Advance"), including those set forth on Exhibit A
                                                                       ---------
hereto, on the Maturity Date. The maximum principal amount Holder shall Advance
hereunder shall be USD 2,000,000 and all such Advances shall be made in
increments of USD 1,000,000. Upon each Advance, Maker and Holder shall execute
the Acknowledgement attached hereto as Exhibit B. "Maturity Date" means the
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earlier of (i) August 20, 2002, or (ii) the closing of a private placement of
equity by Maker that nets Maker USD 5,000,000 in proceeds.

         Maker promises to pay interest on the unpaid principal amount of each
Advance from the date of such Advance until such amount is paid in full, at the
three (3) month Euribor Rate (Euro Interbank Offered Rate, as published by
Bridge-Telerate) as of the date of each Advance hereof, plus 5%.

         All Payments by Maker under this Note shall be (i) made in lawful money
of the United States of America without set-off, deduction or counterclaim of
any kind whatsoever, (ii) credited first to amounts for late charges, if any,
second to amounts for Holder's costs of enforcing this Note, if any, third to
any accrued interest, including interest on interest, under this Note and
finally to the principal balance under this Note, and (iii) deemed paid by Maker
upon their actual receipt by Holder. All payments of interest or principal shall
be made outside of the United States and its possessions, at the place indicated
above or at such places abroad reasonably determined by the Holder. Interest for
any period less than one year shall be calculated on the basis of 1/360th of one
year's interest multiplied by the number of days during such period. The
principal amount and interest due on this Note may be prepaid at any time, in
whole or in part, without premium or penalty.

         All interest under this Note shall, from its due date until it is paid,
bear interest at the interest rate set forth above. If any amount of interest
and/or principal under this Note is not received by Holder within 10 (ten) days
after written notice to Maker of Default, then, without any requirement for
additional notice to Maker, Maker shall immediately pay to Holder an additional
sum of 4 (four) percent of such overdue amount as a late charge. Such late
charge represents a fair and reasonable estimate of the costs that Holder will
incur by reason of any late payment by Maker. Acceptance of such late charge by
Holder shall not constitute a waiver of Maker's default with respect to such
overdue amount, nor prevent Holder from exercising any of the other rights and
remedies available to Holder under this Note.

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         The occurrence of any of the following shall constitute an "Event of
Default" under this Note:

         (a)      Maker shall fail to pay when due any amounts owing pursuant to
                  this Note;

         (b)      Maker shall (i) voluntarily commence any proceeding or file
                  any petition seeking relief under the United States Bankruptcy
                  Code or any other federal, state or foreign bankruptcy,
                  insolvency, liquidation, or similar law, (ii) consent to the
                  institution of, or fail to contravene in a timely and
                  appropriate manner, any such proceeding or the filing of any
                  such petition, (iii) apply for or consent to the appointment
                  of a receiver, trustee, custodian, sequestrator or similar
                  official for it or for a substantial part of its property or
                  assets, (iv) file an answer admitting the material allegations
                  of a petition filed against any it in any such proceeding, (v)
                  make a general assignment for the benefit of creditors, (vi)
                  become unable, admit in writing its inability or fail
                  generally to pay its debts as they become due, or (vii) take
                  any action for the purpose of effecting any of the foregoing;

         (c)      An involuntary proceeding shall be commenced or an involuntary
                  petition shall be filed in a court of competent jurisdiction
                  seeking (i) relief in respect of Maker, or of a substantial
                  part of the property or assets of Maker, under the United
                  States Bankruptcy Code or any other federal, state or foreign
                  bankruptcy, insolvency, receivership or similar law, (ii) the
                  appointment of a receiver, trustee, custodian, sequestrator or
                  similar official for Maker or for a substantial part of the
                  property of Maker; and such proceeding or petition shall
                  continue undismissed for thirty (30) days or an order or
                  decree approving or ordering any of the foregoing shall
                  continue unstayed and in effect for thirty (30) days;

         In the event of any such Event of Default, and at any time thereafter,
all amounts owing pursuant to this Note to be immediately due and payable in
full and may exercise any and all rights and remedies available to Holder
pursuant to this Note or under applicable law.

         Failure to record any advance on Exhibit A hereto shall not affect the
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rights of Holder hereunder, and all such Advances, whether recorded on Exhibit A
                                                                       ---------
or not, shall constitute an Advance made hereunder. Nothing herein shall be
construed as a commitment to lend by Holder or otherwise require Holder to
advance funds to Maker, and the making of any Advance shall be at the sole
discretion of the Holder.

         Whenever Maker or Holder shall desire to give or serve any notice,
demand, request or other communication with respect to this Note, each such
notice, demand, request or other communication shall be in writing and shall be
deemed to have been given if sent by hand delivery, overnight courier or
certified mail, postage prepaid, addressed to the Maker or Holder at the
addresses set forth in the first paragraph of this Note.

         The Maker hereby (a) waives demand, presentment for payment, notice of
nonpayment, protest and notice of protest and all other notices, and (b) waives
diligence in collecting this Note. In the event the interest reserved in this
Note is ever determined to be usurious, it shall

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automatically be adjusted, ab initio, to a rate and/or amount which was the
highest permitted by law at the time the Note was made, and the indebtedness
evidenced hereby, subject to such adjustment, shall remain in full force and
effect.

         The prevailing party to this Note shall be entitled to recover from the
unsuccessful party to this Note all costs, expenses and actual attorney's fees
relating to the enforcement or interpretation of, or any litigation or
arbitration relating to, this Note.

         This Note may be modified only by a writing executed by the party to
this Note against whom enforcement of such modification is sought.

         This Note shall be binding upon and shall inure to the benefit of the
successors-in-interest and assigns of each party to this Note. Nothing in this
Paragraph shall create any rights enforceable by any person not a party to this
Note, except for the rights of the successors-in-interest and assigns of each
party to this Note, unless such rights are expressly granted in this Note to
other specifically identified persons.

         Time and strict and punctual performance are of the essence with
respect to each provision of this Note.

         This Note shall be governed by the laws of the State of Minnesota,
exclusive of the conflicts of law provisions thereof.

                                           ANTARES PHARMA, INC.

                                           By: /s/ Roger G. Harrison
                                              ----------------------------------
                                           Its: CEO and President
                                               ---------------------------------

                                       3Exhibit 10.13

                             OFFICE LEASE AGREEMENT

Union Savings Bank  ("Lessor") and Janus American  Group,  Inc., a Delaware
corporation, ("Lessee") hereby enter into the following Office Lease Agreement.

Lessor is the Owner of the office building located at 8534 E. Kemper Road,
Symmes Township, Cincinnati, Ohio 45249 (hereinafter referred to as "Office
Building").

         1. THE LEASED PREMISES. Lessor hereby grants, leases and demises to
Lessee and Lessee agrees to lease from Lessor a portion of the office building
located in Hamilton County, Ohio, the street address of which is 8534 E. Kemper
Road, Cincinnati, Ohio 45249, which is referred to herein as the "Leased
Premises". The portion of the Office Building hereby leased to Lessee at 8534 E.
Kemper Rd., Symmes Township, Cincinnati, Ohio 45249 has a floor area of
approximately 3292 rentable square feet, the floor plan of which is attached
hereto as Exhibit "A", (herein referred to as the "Leased Premises").

         Lessor also grants to Lessee, together with and subject to the same
rights granted from time to time by Lessor to other lessees and occupants of the
Office Building the right to use lobbies, elevators and common areas within the
Office Building and the common parking adjoining the Office Building (the
"Associated Common Areas").

         2. TERM AND COMMENCEMENT DATE.  The term of this Lease shall be for
a period  of three (3) years (the "Lease Term"), commencing on January 1, 1999,
("Commencement Date"), and ending December 31, 2001.

         3. CONSTRUCTION OF IMPROVEMENTS.  Lessee hereby accepts the Leased
Premises "as is".

         4. RENT.

         (a)  Minimum Rent. Lessee shall pay Monthly Minimum Rent in advance on
the first day of each calendar month. Beginning on January 1, 1999, Lessee shall
pay as minimum monthly rent for the Leased Premises, the sum of Three thousand
three hundred eighty-five dollars and twenty-seven cents ($3,385.27) and
continuing such monthly installments for the remainder of the lease term. In the
event the term commences on a day other than the first day of a calendar month,
Lessee shall pay rent for such month proportional to its occupancy of the Leased
Premises and same shall be prorated on the basis of a thirty (30) day month.

              Lessor shall pay for all electric service used by Lessee during
the term of this Lease, including but not limited to such electric service as
shall be required for the operation of Lessee's heating and air conditioning,
equipment, lighting, and Lessee's office equipment.

         (b)  Supplies.  Notwithstanding  the above, the Lessee shall pay Lessor
as additional rent for lighting replacements.

         (c)  Late Charges. In the event that any payment of Monthly Minimum
Rent shall become overdue for a period of five (5) days, a "late charge" of five
percent (5%) of the payment so overdue shall be paid by Lessee. In addition, a
further "late charge" of two and one-half percent (2 1/2%) of the payment so
overdue shall be paid by Lessee for every five (5) days thereafter that the
payment remains delinquent.

         5. OBLIGATIONS OF LESSOR.  Subject to the provisions for additional
rent provided in paragraph 4(b), Lessor agrees during the term of this Lease at
its cost and expense to furnish the following:

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         (a)  Services. Such water and sewer, and such janitorial service as in
its judgement is reasonably necessary for the comfortable use and occupation of
the Leased Premises for normal office use during normal business hours on all
generally recognized business days. Failure to furnish such water and sewer and
other services shall not render Lessor or its employees or agents liable for
damages or injury to persons, business or property suffered by Lessee, its
employees, agents, licensees or invitees, nor be construed as an eviction of
Lessee or work an abatement or diminution of rent.

         (b)  Repair. Maintenance of the exterior and structure of the Office
Building (including the heating, ventilating and air conditioning system serving
the Leased Premises), the Associated Common Areas and the underlying land and
improvements in a manner compatible with good quality office space, provided
however, that such maintenance and repair is not the result of Lessee's
negligence.

         6. OBLIGATIONS OF LESSEE.  During the term of this Lease, Lessee agrees
as follows:

         (a)  Use of Premises.  Lessee shall use the Leased Premises for office
purposes and for no other purpose without the prior written consent of Lessor.

         (b)  Compliance with Law and Regulations. Lessee shall comply with all
laws, regulations and orders of any governmental authority and with the rules
and regulations, as reasonably adopted and modified from time to time by Lessor
(the "Rules and Regulations"). Lessee shall not do or permit anything to be done
in or about the Leased Premises or the Associated Common Areas which will in any
way obstruct or interfere with the rights of other tenants or occupants of the
Office Building or injure or annoy them, and shall not do or permit anything to
be done which will increase the premiums of fire insurance on the Office
Building. At no time during the Lease Term shall Lessee store any inventory,
equipment or any other materials outside of the Leased Premises. Lessor shall
not be responsible to Lessee for the non-observance of the Rules and Regulations
by any other tenant or occupant of the Office Building.

         (c)  Care of Leased Premises. Lessee shall take good care of the Leased
Premises, shall commit no waste therein or damage thereto and shall return the
Leased Premises on the termination of the Lease Term in as good condition as it
was at the beginning of Lessee's occupancy or was placed in during the term of
this Lease, ordinary wear and tear and casualty excepted.

         (d)  Alterations. Lessee shall make no alterations in or to the Leased
Premises, unless and until plans have been approved in advance by Lessor in
writing. As a condition of such approval, Lessor may require Lessee to remove
the alterations and restore the Leased Premises upon termination of this Lease.
Nothing in this Lease shall, however, be construed to constitute the consent by
Lessor to the creation of any lien, and no person shall be entitled to any lien
on the Office Building or the underlying land and improvements. In the event,
despite this provision, a lien is placed thereon, Lessee shall cause such lien
to be removed or shall, immediately upon request of Lessor, provide a corporate
surety bond satisfactory to Lessor which shall save Lessor harmless under such
lien and from any interest, costs and attorneys' fees incurred by Lessor in
connection therewith. Lessee shall indemnify Lessor from any and all costs
incurred by Lessor as a result of such liens.

         (e)  Repair. Lessee, at is sole cost and expense, shall repair any
damage to the Leased Premises or the Associated Common Areas caused by any act
or neglect of Lessee, its employees, agents, invitees or licensees, ordinary
wear and tear and casualty excepted. If Lessee shall fail to make such repairs
within a reasonable time not exceeding twenty (20) days after receiving notice
thereof from Lessor, Lessor may cause such repair to be made at Lessee's
expense, and Lessee shall immediately reimburse Lessor therefor.

         (f)  Assignment and Subletting. Lessee shall not assign or sublet the
Leased Premises or this Lease, in whole or in part, without the prior written
consent of Lessor, which shall not be unreasonably withheld. Without in any way
limiting Lessor's right to refuse to give such consent for any other reason or
reasons, Lessor reserves the right to refuse to give such consent if in Lessor's
sole discretion and opinion the use of the Leased Premises or quality of

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operation is or may be in any way adversely affected. In the event of any
assignment or subletting, Lessee shall, nevertheless, remain primarily liable to
perform the obligations imposed on Lessee hereunder. Lessee further agrees to
reimburse Lessor for reasonable attorneys' fees incurred in conjunction with the
processing and documentation of any requested transfer, assignment, subletting,
change of ownership or hypothecation of this Lease or Lessee's interest in and
to the Leased Premises.

         (g)  Signs. Lessee shall not place or permit to be placed or maintained
in or on any portion of the Office Building outside the Leased Premises,
including but not limited to any exterior doors, walls, roof or windows of the
Leased Premises or the Office Building, any sign, awning or canopy or other
advertising matter, and shall not place or permit to be placed or maintained any
decoration, lettering or advertising matter on the interior of the glass of any
window or door of the Leased Premises without the prior written approval of
Lessor, which approval shall be in Lessor's absolute and unqualified discretion.

         7. RIGHTS RESERVED TO LESSOR.  Lessor shall have the following rights:

         (a)  Entrance. To inspect the Leased Premises at all reasonable times,
and to show them after Lessee gives notice of intended vacation or within ninety
(90) days of the expiration of the Lease Term, and to enter the Leased Premises
at any reasonable time to make such repairs, additions or alterations as it may
deem necessary for the safety, improvement or preservation thereof or of the
Office Building.

         (b)  Fixtures and Improvements. On termination of this Lease, to retain
any improvements to the Leased Premises, except fixtures attached by Lessee
which can be removed without material damage to the Leased Premises, provided
Lessee is not in default hereunder and shall, upon removal, promptly repair any
damage.

         (c)  Common  Areas.  Lessor shall have the right at any time to change
or  otherwise  alter the common areas of the Office Building and the Associated
Common Areas.

         8. CASUALTY. In the event the Leased Premises are damaged or destroyed
in whole or in part by fire or other casualty during the term hereof, Lessor
shall, to extent of insurance proceeds repair and restore the same to tenantable
condition and the rent herein provided for shall abate entirely in case the
entire Leased Premises are untenantable and prorated for the portion rendered
untenantable, in the event of partial untenantability, until such time as the
Leased Premises are restored to tenantable condition. If the Leased Premises
cannot be restored to tenantable condition within a period of one hundred eighty
(180) days, Lessor shall have the right to terminate this Lease upon written
notice to Lessee and any rent paid in advance for any period after the date of
such damage and destruction shall be refunded to Lessee. If the Leased Premises
are damaged due to fire or other casualty, Lessee shall at its own cost and
expense remove such of its furniture and other belongings from the Leased
Premises as Lessor shall require in order to repair and restore the Leased
Premises. Lessor shall be the sole judge as to the extent of the untenantability
of the Leased Premises and of the time required for the repair and rebuilding of
the same.

            In the event the building in which the Premises are located is
destroyed to the extent of more than one-half of the then value thereof, Lessor
shall have the right to terminate this Lease upon written notice to Lessee, in
which event any rent paid in advance for any period after the date of such
destruction shall be refunded to Lessee.

         9. EMINENT DOMAIN. In the event that all of the Leased Premises are
taken by eminent domain or conveyance in lieu thereof, this Lease shall
automatically terminate as of the date title vests in the condemning authority
and all rent and other payments due hereunder shall be paid to that date.

            In the event that more than fifty (50%) but less than one hundred
percent (100%) of the Leased Premises is taken by eminent domain or conveyance
in lieu thereof, Lessor and Lessee shall each have the option to terminate the
Lease, such option to be exercised by giving written notice to the other within
thirty (30) days of the final adjudication of condemnation and all rent and
other payments due hereunder shall be paid to the date title rests in the
condemning authority. In the event neither party terminates then, this Lease

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shall remain in full force and effect for the remaining portion of the Leased
Premises and all rent and other payments due hereunder shall abate on a pro rata
basis as of the date title vests in the condemning authority.

         10. SECURITY DEPOSIT.  None.

         11. FIRE AND EXTENDED COVERAGE INSURANCE. During the Lease Term, Lessor
shall maintain fire and extended coverage insurance on the Office Building, but
shall not protect Lessee's property in the event of damage however caused.
Lessee shall be responsible for insuring its property located on the Leased
Premises, in the Office Building or the Associated Common Areas, and neither
Lessor nor any other tenant or occupant of the Office Building shall be liable
to the Lessee for damage to Lessee's property however caused. All insurance
policies maintained by the Lessor or Lessee as provided in this paragraph shall
contain an agreement by the insurer waiving the insurer's right of subrogation
against the other party to this Lease or agreeing not to acquire any rights of
recovery which the insured has expressly waived prior to loss. Lessor and Lessee
each hereby waives and releases any and all rights of recovery which either
might have against the other for any loss or damage whether or not caused by any
alleged negligence of the other party, its agents, licensees or invitees.

             Lessee shall not use the Leased Premises in any manner or store
anything in or upon the Leased Premises which would result in an increase in the
premiums for the fire and extended coverage insurance.

         12. LESSEE'S INDEMNIFICATION OF LESSOR. Lessor shall not be liable to
Lessee or any other person for damage to property or injury or death to persons
due to the condition of the Leased Premises, the Office Building or the
Associated Common Areas, to any occurrence or happening in or about the Leased
Premises, the Office Building or the Associated Common Areas or to any act or
neglect of Lessee or any other tenant or occupant of the Office Building or of
any other person, unless such damage, injury or death is the direct result of
the negligence of Lessor. Lessee shall be responsible and liable to Lessor for
any damage to the Leased Premises, the Office Building or the Associated Common
Areas by the Lessee or invitation of Lessee, expressed or implied, except where
such damage is a result of a casualty loss covered by Lessor's Fire and Extended
Coverage Insurance provided in accordance with paragraph 11. Lessee shall save
Lessor harmless from any and all liability to any person for any damage to
property or for injury or death to any person resulting from use of the Leased
Premises or the Associated Common Areas, shall protect against such liability
with public liability insurance and shall furnish Lessor with a certificate
evidencing such insurance issued by a company and in amounts reasonably
satisfactory to Lessor and naming Lessor as an additional insured.

         13. DEFAULTS AND REMEDIES.
                  ---------------------

         (a)  Defaults.  Each of the following shall be deemed a default by
                         Lessee:

               (1) Failure to pay the rent as herein provided when due;

               (2) Failure to make  additional  payments as provided for in this
Lease when due;

               (3)  Failure to perform any act to be performed by Lessee
hereunder or to comply with any condition or covenant contained herein; or
failure to comply with applicable laws, rules or regulation; or,

               (4) The  abandonment of the eased Premises by Lessee or its
adjudication as a bankrupt; the making by Lessee of a general assignment for the
benefit of creditors by or against Lessee; Lessee's taking the benefit of any
insolvency action or law; the appointment of a permanent receiver or trustee or
custodian in bankruptcy for Lessee or its assets; the appointment of a temporary
receiver for the Lessee or its assets if such temporary receiver has not been
vacated or set aside within thirty (30) days from the date of such appointment;
the initiation of any arrangement or similar proceeding for the benefit of
creditors by or against Lessee; termination of Lessee's existence, whether by
dissolution, agreement, death or otherwise, as the case may be.

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         (b)  Remedies. In the event of any default of Lessee provided in (i)
Clause (1) of the foregoing subparagraph (a) and the continuance of such a
default after three (3) days written notice from Lessor to Lessee; (ii) Clause
(2) or (3) of the foregoing subparagraph (a) and the continuance of such a
default after ten (10) days written notice from Lessor to Lessee; or (iii)
Clause (4) of the foregoing subparagraph (a) without any demand or notice, this
Lease shall terminate at the option of the Lessor. In the event of termination
of this Lease, Lessor, may, in addition to its other rights and remedies at law
and in equity, re-enter the Leased Premises, take possession of all or any part
thereof and remove all property and persons therefrom and shall not be liable
for any damage therefore or for trespass. No such re-entry shall be deemed an
acceptance of the surrender of this Lease or deemed satisfaction of Lessee's
obligation to pay rent as provided herein or of any other obligation of Lessee
hereunder.

              Lessor shall be entitled to recover from Lessee all damages
incurred by Lessor by reason of Lessee's default including, but not limited to,
the cost of recovering possession of the Leased Premises; and reasonable
attorney's fees, and any real estate commission actually paid; the worth at the
time of award by the court having jurisdiction thereof of the amount by which
the unpaid rent for the balance of the term after the time of such award exceeds
the amount of such rental loss for the same period that Lessee proves could be
reasonably avoided, that portion of any leasing commission paid by Lessor
applicable to the unexpired term of this Lease.

         14. LESSOR'S RIGHT TO RELOCATE LESSEE. Lessor shall have the right, at
its option, upon at least thirty (30) days prior written notice to Lessee, to
relocate Lessee and to substitute for the Leased Premises described herein other
space in the Office Building containing at least as much rentable area as the
Leased Premises. Such substituted space shall be improved by Lessor, at its
expense with improvements at least equal in quantity and quality to those in the
Leased Premises. Lessor shall pay all reasonable expenses incurred by Lessee in
connection with such relocation. Upon completion of the relocation, Lessor and
Lessee shall amend this Lease to change the description of the Leased Premises
and any other matters pertinent thereto.

         15. LESSEE'S POSSESSION. No promise of the Lessor to alter, remodel,
repair or improve the Leased Premises or the Office Building and no
representation respecting the condition of the Leased Premises or the Office
Building have been made by Lessor to Lessee other than as may be contained
herein. At the termination of this Lease, the Lessee shall return the Leased
Premises broom-clean and in as good condition as when the Lessee took
possession, ordinary wear and tear and loss of fire or other casualty excepted,
failing which the Lessor may restore the Leased Premises to such condition and
the Lessee shall pay the cost thereof on demand.

         16. MISCELLANEOUS PROVISIONS.

         (a)  Right of Quiet Enjoyment. Lessor agrees that if Lessee shall
perform all the covenants and agreements herein provided to be performed by
Lessee, Lessee shall, at all times during the Lease Term have the peaceable and
quiet enjoyment of possession of the Leased Premises, except as provided in
paragraph 14.

         (b)  Lessor's Right to Mortgage. Lessee agrees at any time, and from
time to time, upon request of Lessor, or the holder of any mortgage or other
instrument of security given by Lessor, to execute, acknowledge and deliver to
Lessor or to the holder of such instrument, a statement in writing certifying
that this Lease has not been modified and is in full force and effect (or if
there have been modifications, that the same are in full force and effect and
state such modifications); that there are no defaults hereunder by Lessor, if
such is the fact; and the dates to which the fixed rents and other charges have
been paid, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by the holder of any such mortgage or other
instrument of security of any authorized assignee of Lessor.

         Lessee's rights shall be subject to any bona fide mortgage now existing
upon or hereafter placed upon the Leased Premises by Lessor; provided, however,
that if the mortgagee shall take title to the Leased Premises through
foreclosure or deed-in-lieu of foreclosure, Lessee shall be allowed to continue
in possession of the Leased Premises as provided for in this Lease so long as
Lessee shall not be in default.

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         (c)  Rights of Assigns. Except where specifically limited, the rights
and liabilities of the parties hereto shall run for the benefit of and shall be
binding upon the personal representatives, heirs, assigns and successors in
interest of Lessor and Lessee.

         (d)  Indemnification. Lessee shall be liable for and hereby agrees to
pay any and all costs and expenses, including reasonable attorneys' fees
incurred by Lessor in connection with any default by Lessee under the terms,
covenants and conditions contained herein, without relief from valuation or
appraisement laws.

         (e)  Waiver. No waiver of any covenant or condition or the breach of
any covenant or condition of this Lease shall be taken to justify or authorize a
non-observance on any other occasion of such covenant or condition or any other
covenant or condition or to constitute a waiver of any subsequent breach of such
covenant or condition. Acceptance of rent by Lessor at any time when Lessee is
in default of any covenant or condition hereof shall not be construed as a
waiver of any such default or of Lessor's right to terminate this Lease on
account of such default.

         (f)  Notice. Any notice, consent or waiver required or permitted to be
given or served by either party to this Lease shall be in writing and either
delivered personally to the other party or mailed by certified or registered
mail, return receipt requested, addressed as follows:

                  Lessor:  Union Savings Bank
                                    Attn:  Charles Thornton, Atty.
                                    8534 East Kemper Road
                                    Cincinnati, Ohio 45249

                  Lessee:  Janus American Group, Inc.
                                    Attn: Richard Tonges
                                    8534 East Kemper Road
                                    Cincinnati, Ohio 45249

Either party may change its address for such purposes by serving notice on the
other party.

         (g)  Severability. If any provision of this Lease or the application
thereof to any person or circumstance is invalid, such invalidity shall not
affect other provisions or applications of this Lease which can be given effect
without the invalid provision of application, and to this end the provisions of
this Lease are declared to be severable.

         (h)  Holding Over. If Lessee remains in possession of all or any part
of the Leased Premises after the expiration of the term hereof, with or without
the express or implied consent of Lessor, such tenancy shall be month-to-month
only and shall not constitute a renewal or extension for any further term. In
such event, rent shall be the same as set forth in this Lease, and said rent and
any other sums due hereunder shall be payable in the amount and at the time
specified in this Lease, and such month-to-month tenancy shall be subject to
every other term, condition, covenant and agreement contained herein. Said
month-to-month tenancy may be terminated by either party giving thirty (30) days
written notice of termination to the other party.

         (i)  Subordination. This Lease is subject and subordinate to all ground
or underlying leases, mortgages and deeds of trust which now affect the Leased
Premises and to all renewals, modifications, consolidations, replacements and
extensions thereof; provided, however, if the Lessor under any such lease or the
holders of any such mortgage or deed of trust shall advise Lessor that they
desire or require this Lease to be prior and superior thereto, upon written
request of Lessor to Lessee, Lessee agrees to promptly execute, acknowledge and
deliver any and all documents or instruments which Lessor or such Lessor, holder
or holders deem necessary or desirable for purposes thereof. Lessor shall have
the right to cause this Lease to be and become and remain subject and
subordinate to any and all ground or underlying leases, mortgages or deeds of
trust which may hereafter be executed covering the Leased Premises or any
renewals, modifications, consolidations, replacements or extensions thereof, for

                                       6
<PAGE>

the full amount of all advances made or to be made thereunder and without regard
to the time or character of such advances together with interest thereon and
subject to all the terms and provisions thereof; and Lessee agrees, within ten
(10) days after the Lessor's written request to execute, acknowledge and deliver
upon request any and all documents and instruments requested by Lessor to assure
the subordination of this Lease; provided, however, that the foregoing
provisions with respect to such election of subordination by Lessor shall not be
effective unless the owner or holder of any such mortgage, deed of trust or the
Lessor under any such leasehold estate shall execute with Lessee a
non-disturbance and attornment agreement under which such owner, holder or
Lessor shall agree to accept the attornment of Lessee upon the terms and
conditions contained in this Lease for the then unexpired term hereof in the
event of termination of such leasehold estate or upon the foreclosure of any
such mortgage or deed of trust, if Lessee is not then in default.
Notwithstanding anything to the contrary set forth in this paragraph, Lessee
hereby attorns and agrees to attorn to any person, firm or corporation
purchasing or otherwise acquiring the Leased Premises at any sale or other
proceeding or pursuant to the exercise of any other rights, powers or remedies
under such mortgage or deeds of trust or ground or underlying leases as if such
person, firm or corporation had been named as Lessor herein; it being intended
hereby that Lessee's right to quiet possession of the Leased Premises shall not
be disturbed if Lessee is not in default and so long as Lessee shall pay the
rent and observe and perform all of the provisions of this Lease, unless this
Lease is otherwise terminated pursuant to its terms.

         (j)  Estoppel Certificate or Three Party Agreement. At Lessor's
request, Lessee will execute either an estoppel certificate addressed to any
prospective purchaser of the Property or any Lessor's Mortgagee and/or ground
lessor or a three-party agreement among Lessor, Lessee and Lessor's Mortgagee
and/or ground lessor certifying as to such facts (if true) and agreeing to such
notice provisions and other matters as such prospective purchaser, Lessor's
Mortgagee and/or ground lessor may reasonably require in connection with any
future sale of the Property or Lessor's financing of the Property, or in
connection with a ground lease.

         (k)  Services. Any services which Lessor is required to furnish
pursuant to the provisions of this Lease may, at Lessor's option, be furnished
from time to time, in whole or in part, by employees of Lessor or by the
Managing Agent of the Property or by one or more third persons.

         (l)  Broker.  Lessee has engaged no brokers who would be entitled to
any commission or fee.

         (m)  Recording  Lease.  This lease shall not be recorded by either
party  without the consent of the other.

         (n)  Exhibits.  Exhibit "A" is attached hereto and made a part hereof.

         17.  This Lease supersedes all prior Lease Agreements between the
parties and all prior Lease Agreements for the Leased Premises shall be null and
void.

Executed with effect January 1, 1999.

Signed and Acknowledged                     LESSOR:
in the Presence of:                         UNION SAVINGS BANK

-------------------------                   --------------------------
                                            Harry G. Yeaggy, President
-------------------------

                                            LESSEE:
                                            JANUS AMERICAN GROUP, INC.

-------------------------                   ---------------------------
                                            Louis S. Beck, Chairman of the Board
-------------------------

                                       7
<PAGE>

STATE OF OHIO        )
                          )  ss:
COUNTY OF HAMILTON   )

         The foregoing instrument was acknowledged before me this 2nd day of
January, 1999, by Harry G. Yeaggy, President of Union Savings Bank, an Ohio
corporation, on behalf of the corporation.

                                            -------------------------------
                                            Notary Public
(SEAL)

My Commission Expires:

STATE OF OHIO       )
                          )  ss:
COUNTY OF HAMILTON  )

         The  foregoing instrument was acknowledged before me this 2nd day of
January 1999, by Louis S. Beck, Chairman of the Board of Janus American Group,
Inc., a Delaware corporation, on behalf of the corporation.

                                            -------------------------------
                                            Notary Public
(SEAL)

My Commission Expires:

                                       8

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