Document:

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                                                                   Exhibit 10.08

                           AMENDMENT NO. 1 TO LEASE

     THIS AMENDMENT NO. 1 TO LEASE, is made and entered into as of the 9th day
of June, 1999 between Landlord and Tenant named below.

LANDLORD:      LONG WHARF DRIVE, LLC
               310 Orange Street
               New Haven, CT 06511

TENANT:        dsl.net, incorporated
               545 Long Wharf Drive
               New Haven, CT 06511

BUILDING-      545 Long Wharf Drive
               New Haven, CT 06511

     WHEREAS, Landlord and Tenant executed a lease dated as of February 5, 1999
(the "Lease'), by which Tenant leaned 12,078 rentable square feet on the fifth
(5th) floor of the Building (the "Premises'); and

     WHEREAS, Tenant also leases and occupies certain "Temporary Space," as that
term is defined in the Lease; and

     WHEREAS, Tenant wishes to lease an additional 19,422 rentable square feet
of space located on the fifth (5th) floor in the Building (the "Additional
Space"), thereby increasing the size of the Premises to 31,500 rentable square
feet; and

     WHEREAS, Tenant wishes to continue its occupancy of the Temporary Space
until the "Additional Space Commencement Date," as that term is defined below;
and

     WHEREAS, Landlord and Tenant wish to execute an amendment of the Lease
stating, among other things, the new area of the Premises , the annual Base
Rent, the monthly rent installment, and Tenant's Proportionate Share,

     NOW, THEREFORE, the parties to this Amendment No. 1 to Lease, in
consideration of the covenants hereinafter contained and the sum of6ne Dollar
($1.00) to each party paid by the other, the receipt of which is hereby
acknowledged, I do covenant and agree as follows:

     1.   Unless otherwise stated herein, this Amendment is effective on the day
and year written above.

     2.
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                                      -2-

          (a)  Tenant shall acquire and lease from Landlord the Additional
Space, said Additional Space being shown and designated on the plan attached
hereto as- 'bit , on the later to occur of (i) June 15, 1999, and (ii) the date
the Additional Space is "Substantially Completed, " the later to occur of said
dates being referred to as the "Additional Space Commencement Date." The
Additional Space shall be deemed "Substantially Completed" when Landlord has
completed certain improvements (the "Improvements") as shown on the plans which,
when approved by Landlord, shall be narratively described by title block in
Exhibit B attached hereto and made a part hereof (the "Additional Space
---------
Construction Plans"), as shall be determined by Landlord's project architect or
construction manager, despite the fact that minor or insubstantial details of
construction, decoration or mechanical adjustment 'remain to be performed,
provided said minor terms can be fully performed within sixty (6 use of the
Additional Space. The Improvement cost and expense as more particularly describe
of the Additional Space shall be for a term as shall be co-terminous with the
expiration date of the Lease.

          (b)  Landlord will use commercially reasonable efforts to
Substantially Complete the Improvements by June 15, 1999, provided Tenant has
submitted the Additional Space Construction Plans on a timely basis as required
by Landlord and Tenant does not otherwise interfere with Landlord's construction
of the Improvements. Landlord shall have no liability for Landlord's failure to
Substantially Complete the Improvements by June 15, 1999.

          (c)  Tenant's costs ("Tenant's Additional Space Costs") for the
improvements shall be the contract price paid by Landlord title construction of
the improvements and all or materials associated therewith, as the same may
have been revised by any change orders, plus the following: (i) permit fees;
(ii) space planning and 'other design costs; (iii) fees of a third party
construction manager, (iv) fees of architects and engineers in connection with
the design of the Improvements; (y) general contractor profit and overhead; (vi)
administrative fees of Landlord in connection with overseeing the design and
construction of the Improvements; (vii) the cost of installing submeter(s) in
the Additional Space for measuring Tenant's electrical consumption; and (viii)
all other costs and expenses in connection with the design and construction of
the Improvements.

          (d)  Landlord shall provide Tenant an allowance of up to Twelve and
00/100 Dollars ($12.00) per rentable square foot of the, Additional Space (the
"Additional Space Improvement Allowance"), to be applied against Tenant's
Additional Space Costs. Within sixty (60) days of Substantial Completion of the
Additional Space, Landlord shall furnish to Tenant a final accounting of
Tenant's Additional Spare Costs, that Tenant's Additional Space. To the extent
that Tenant's Additional Costs exceed Ten and 00/100 Dollars ($10.00) per
rentable square foot of the Additional Space but are less than or equal to
Twelve and 00/100 Dollars per rentable square foot of the Additional Space (the
"Additional Space Excess Tenant's Costs"), annual Base Rent shall be increased
as follows: the Additional Space Excess Tenant's Costs shall be fully amortized
on a straight-line basis over the remaining initial Term, using an annual
interest factor of ten percent (10%), so as to arrive at a monthly amortization
amount (the "Additional Space Monthly Amortized Allowance Amount"). The
preceding sentence notwithstanding, Tenant shall also remain fully liable and
obligated to pay for all Tenant's Additional Space- Costs in excess of Twelve
and 00/100 Dollars ($12.00) per rentable square
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                                      -3-

foot of the Additional Space as provided in subparagraph 2(e) below. The
Additional Space Monthly Amortized Allowance Amount shall be added to the
monthly installment of Base Rent and shall be treated as Base Rent for all
purposes of the Lease. Upon defection of the Additional Space Monthly Amortized
Allowance Amount, the parties shall enter into an amendment to this Lease to
establish the increased Base Rent. Any Additional Space Excess Tenant's Costs
arising hereunder and the corresponding increase to Base Rent shall be in
addition to, and not in lieu of, any increase in Base Rent arising as a result
of any "Excess Tenant's Costs" as set forth in subparagraph 5(C)(d) of the
Lease.

          (e)  If Tenant's. Additional Space Costs exceed the Additional Space
improvement Allowance, then Tenant shall pay Landlord such excess within ten
(10) days after receipt of such final accounting, as Additional Rent.

          (f)  If Tenant's Additional Space Costs are less than the Additional
Space Improvement Allowance and "Tenant's Costs," as that term is defined in
subparagraph 5(C)(a) of the Lease (for the construction of the original Premises
as contemplated in paragraph 5 of the Lease) are greater than the "Improvement
Allowance, " as that term is defined in subparagraph 5(C)(b) of the Lease, then
any unused portion of the Additional Space Improvement Allowance shall be
applied by Landlord toward the difference between Tenant's Costs and the
Improvement Allowance. For example, if Tenant's Costs equal $14.00 per rentable
square foot of the original Premises (with the Improvement Allowance being
capped at $12.00 per rentable square foot of the rentable Square foot of the
original Premises) and Tenant's Additional Space Costs equal $10.00 per.
rentable square foot of the Additional Space (with the Additional Space
Improvement Allowance being capped at $12.00 per rentable square foot of the
Additional Space), then Landlord shall apply the balance of the Additional Space
Improvement Allowance (said balance being $2.00 per rentable square foot of the
Additional Space) toward Tenant's Costs. Tenant shall remain solely liable for
any deficiency remaining for T6iiant's Costs. If any surplus exists from the
Improvement Allowance and/or the Additional Space Improvement Allowance after
each has been applied toward Tenant's Costs and Tenant's Additional Space Costs,
as the case may be, the same shall be retained by Landlord. If the cross-funding
contemplated by this subparagraph 2(f) is utilized, then the corresponding
increase to Base Rent set forth in subparagraph 5(C)(d) of the Lease and in
subparagraph 2(d) shall be calculated pursuant to subparagraph 2(g) below.

          (g)  Pursuant to subparagraph 2(f) above, if the quotient obtained by
dividing the sum of Tenant's Costs and Tenant's Additional Space Costs by the
size of the entire Premises (i.e. the entire Premises consisting of 31,500
rentable square feet) is less dm Ten and 00/100 Dollars ($10-00) per rentable
square foot of the entire Premises, then the increase(s) to Base Rent set forth
in subparagraph 5(C)(d) of the Lease and subparagraph 2(d) of this Amendment
shall be inapplicable. For example, although the Improvement Allowance actually
disbursed toward Tenant's Costs may be in excess of $10-00 per rentable square
foot of the original Premises (which would otherwise trigger the increase to
Base Rent), if Tenant's Additional Space Costs, and therefore the Additional
Space Improvement Allowance, is a number which, when calculated on a per
rentable square foot of the Additional Space basis, is such that the total
amount of the sum of Tenant's Costs and Tenant's Additional Space Costs result
in an average cost of $10.00
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                                      -4-

per rentable square foot of the entire Premises or less, then there shall be no
such increase to Base Rent. Similarly, if, following any cross-funding
contemplated by the provisions of subparagraph 2(f) above, the average of
Tenant's Costs and Tenant's Additional Space Costs are in excess of $10.00 per
rentable square foot of the entire Premises, then Base Rent shall increase per
the provisions of subparagraph 5(C)(d) of the Lease and 2(d) herein.

          (h)  Tenant acknowledges and agrees. that the improvement Allowance
contemplated in paragraph 5(C)(b) of the Lease shall apply only to the rentable
square footage of the original Premises, which consist of 12,078 rentable square
feet. The purpose of this subparagraph 2(h) is to prevent the duplication of the
payment of any improvement allowance for the same area of space.

          (i)  Tenant agrees that it shall continue making all payments of Base.
Rent and Additional Rent on the original Premises as provided in the Lease until
the increased rental provisions contained in Section 4 below become effective.

     3.   Effective on the Additional Space Commencement Date:

          (a)  Subparagraph I(A) of the f-case is hereby modified by deleting
the term "12,078 rentable square feet' in the second line of said subparagraph,
and inserting the term "31'500 rentable square feet" in lieu thereof.

          (b)  Tenant shall be required to pay Tenant's share of all Electricity
Charges serving the Building. For purposes of this subparagraph 3(b), Tenant
agrees that its share shall be 11.80% with respect to its obligation for the
payment of said Electricity Charges. The intent of the preceding sentence is to
provide that although "Tenant's Proportionate Share" shall not be increased for
a period of ninety (90) days after the Additional Space Commencement Date as
provided in Section 4 below, with respect to Tenant's payments of "Tenant's
Proportionate Share of Operating and Tax Expenses," as that term is defined in
the Lease, Tenant's Proportionate Share shall nevertheless be increased
immediately on the Additional Space Commencement Date with respect to all
Electricity Charges for the Building, regardless of whether the same are
ordinarily included in Operating Expenses.

          (c)  The number of parking spaces allocated to Tenant shall be
proportionately increased in accordance with the parking ratio requirements set
forth in Paragraph l(B).

     4.   Effective as of that date which is ninety (90) days following the
Additional space Commencement Date:

          (a)  The paragraph entitled "Base Rent" in Paragraph 3 of the Lease is
hereby deleted in its entirety and replaced with the following:

               "Base Rent: The Base Rent payable during the initial Term shall
     be Four Hundred Forty-One Thousand and 00/100 Dollars ($441,000.00) per
     annum (based on a per rentable square foot per annum rate of $14.00), which
     shall be payable in advance, in
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                                      -5-

     equal monthly installments of Thirty-Six Thousand Seven Hundred Fifty and
     00/100 Dollars ($36,750.00).'

          (b)  The paragraph entitled "Tenant's Proportionate Share" in
Paragraph 3 is hereby modified by deleting the term "4.52%" and inserting the
term "11.80%," in lieu thereof.

     5.   Commencing as of March 1, 1999, the 'Temporary Space, " as defined in
Paragraph 2(A) of the Lease, is hereby modified to include an additional 1,500
rentable square feet, such that the Temporary Space shall consist of a total of
4,000 rentable square feet, as shown on A,-3 annexed hereto and made a part
hereof. Further, as of March 1, 1999, the second paragraph of Paragraph 2(E) of
the Lease is hereby deleted in its entirety and replaced with the following:

          "Commencing March 1, 1999 and continuing on the first day of each
     calendar month through and including the Additional Space Commencement Date
     (the "Temporary Space Term'), in addition to and not in lieu of Tenant's
     other obligations under this Lease, Tenant shall pay to Landlord, in the
     manner provided in Section 3 below, for its use and occupancy of the
     Temporary Space, Base Rent in the amount of Four Thousand Six Hundred
     Sixty-Six and 67/100 Dollars ($4,666.67). Tenant shall also be responsible
     during the Temporary Space Term for payment of its Proportionate Share of
     Operating and Tax Expenses as defined below, except that Tenant's
     proportionate share of such costs for Tenant's use and occupancy of the
     Temporary Space, shall be 1.50%. If Tenant fails to vacate the Temporary
     Space by the Additional Space Commencement Date, the same shall constitute
     an event of default under this Lease and, in addition to the other rights
     afforded Landlord hereunder, the provisions of Section 26 hereof shall
     apply to such holdover."

     6.   Effective as of the date of this Amendment, Paragraph 4 of the Lease
entitled "Letter of Credit" is hereby modified by deleting the fifth (5th)
sentence in its entirety, which sentence defines the term ''Required Amount,"
and inserting the following sentence in lieu thereof:

         "As used herein, the term "Required Amount' shall mean (a) $517,418.37,
     for the period from the Commencement Date to and including the day
     immediately preceding the first (lst) anniversary of the Commencement Date,
     (b) $413,934.70, for the period from the first anniversary of the
     Commencement Date to and including the day immediately preceding the second
     (2nd) anniversary of the Commencement Date, (c) $310,451.03, for the period
     from the second anniversary of the Commencement Date to and including the
     day immediately preceding the third (3rd) Anniversary of the Commencement
     Date, (d) $206,967.36, for the period from the third anniversary of the
     Commencement ]Date to and including the day immediately preceding the
     fourth (4th) Anniversary of the Commencement Date, and (r.) $103,483.60,
     for the period from the fourth (4th) anniversary of the Commencement Date
     to and including the day immediately preceding the fifth (5th) anniversary
     of the Commencement Date.
<PAGE>

                                      -6-

     7.   Effective as of February 5, 1999, Paragraph 5(C)(d) of the Lease is
hereby modified by deleting the word "If" from the first line of said section
and inserting in lieu thereof the phrase "To the extent that". Further, the
following is hereby added after the first sentence of said section: "The
preceding sentence notwithstanding, Tenant shall also remain fully liable and
obligated to pay for all Tenant's Costs in excess of Twelve and 00/100 Dollars
($12-00) per rentable square foot of the Premises as provided in subparagraph
5(C)(c) above."

     8.   Subitem "(i)" of Paragraph 33 of the Lease is hereby deleted in its
entirety.

     9.   Each party represents to the other that (i) it has not dealt with any
broker, agent or other intermediary who is or may be entitled to be paid a
broker commission or finder's -fee in connection with this Amendment No. 1 to
Lease, except for Insignia/ESG ("Landlord's Broker") and Sentry Commercial Real
Estate Service, Inc. ("Tenant's Broker"); and (ii) there are no claim for
brokerage commissions or finder's fees in connection with this Amendment, except
as to Landlord's Broker and Tenant's Broker. Landlord acknowledges that any
commission or finder's fee due to the Broker(s) in connection with this Lease
shall be the sole obligation of Landlord. Each party agrees to indemnify the
other and hold it harmless from all liabilities arising from breach of the
representations stated above. The representations and obligations contained in
this Section 9 shall survive the termination of this Amendment.

     10.  Except as set forth above, the Additional Space shall be added to the
Premises for the remainder of the Term on the Additional Space Commencement Date
and shall be subject to all of the terms and conditions of the Lease.

     11.  Tenant hereby represents and warrants to Landlord that "dsl.net,
incorporated," "DSL.net, Inc." and "DSL.NET, INC." are one and the same entity.

     12.  As of March 1, 1999, Exhibit A-3 attached hereto and made a part
                               -----------
hereof is hereby substituted for and shall replace, for all purposes, Exhibit A-
                                                                      ---------
3 originally attached to and made a part of the Lease.
-

     13.  Except as modified by this Amendment No- I to Lease, the terms and
provisions of the Lease are hereby confirmed and ratified, and that instrument
shall remain in fall force and effect as modified herein.

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                                     -7-

     IN WITNESS WHEREOF, Landlord and Tenant have signed this Amendment No. 1 to
Lease as of the day and year first above written.

Signed, Sealed, and Delivered
in the Presence of:                     LANDLORD

                                        LONG WHARF DRIVE, LLC

____________________________________    By:_____________________________________

____________________________________       Its

                                        TENANT

                                        dsl.net, incorporated

____________________________________    By:_____________________________________

____________________________________       Its Authorized Signatory<PAGE>

                                                                   Exhibit 10.09

                           AMENDMENT NO. 2 TO LEASE

     THIS AMENDMENT NO. 2 TO LEASE is made and entered into as of the 9th day
of November, 1999 between Landlord and Tenant named below,

LANDLORD:           LONG WHARF DRIVE, LLC
                    310 Orange Street
                    New Haven, CT 06511

TENANT:             DSL.NET, INC.
                    545 Long Wharf Drive
                    New Haven, CT 06511

BUILDING:           545 Long Wharf Drive
                    New Haven, CT 06511

     WHEREAS, Landlord and Tenant executed a lease dated as of February 5, 1999
(as amended by the amendment more particularly described below, collectively the
"Lease"), by which Tenant leased 12,078 rentable square feet on the fifth (5th)
floor of the Building (the "Initial Premises"); and

     WHEREAS, by Amendment No. 1 to Lease dated as of June 9, 1999 (the "First
Amendment"), Tenant leased an additional 19,422 rentable square feet on the
fifth (5th) floor of the Building;

     WHEREAS, by this Amendment No. 2 to Lease (the "Second Amendment"), Tenant
wishes to lease an additional 15,600 rentable square feet of space on the ninth
(9th) floor in the Building (the "Ninth Floor Space"), thereby increasing the
size of the entire Premises to 47,100 rentable square feet; and

     WHEREAS, Landlord and Tenant wish to execute an amendment of the Lease
stating, among other things, the new area of the Premises, the rent for the
Ninth Floor Space and Tenant's Proportionate Share.

     NOW, THEREFORE, the parties to this Second Amendment, in consideration of
the covenants hereinafter contained and the sum of One Dollar ($1.00) to each
party paid by the other, the receipt of which is hereby acknowledged, do
covenant and agree as follows:

     1.   Unless other-wise stated herein, this Second Amendment is effective on
the day and year written above. Further, all capitalized terms used in this
Second Amendment but not defined herein shall have the same meanings ascribed
thereto in the Lease.

     2.
<PAGE>

                                      -2-

          (a)  Effective as of December 15, 1999 (the "Ninth Floor Phase I
Commencement Date"), the Premises shall be increased and expanded to include the
first phase of the Ninth Floor Space consisting of approximately 6,000 rentable
square feet (the "Phase I Space") which Phase I Space is shown as the cross
hatched area on Exhibit A-1, annexed hereto and made a part hereof The
                -----------
provisions of this subparagraph shall be deemed a grant of a lease. In the event
that Landlord shall fail to deliver the Phase I Space by the Ninth Floor Phase I
Commencement Date for reasons other than "force majeure," as that term is
defined in the Lease, or the acts or delay of Tenant, then the "Ninth Floor
Space Rent," as that term is defined below, with respect to the Phase 1 Space
shall be abated until such time as Landlord shall deliver the Phase I Space to
Tenant. The abatement of the rent attributable to the Phase I Space only shall
be Tenant's sole remedy for Landlord's failure to deliver the Phase 1 Space by
December 15, 1999. However, the immediately preceding sentence notwithstanding,
in the event Landlord does not deliver the Phase I Space by December 31, 1999,
then Tenant shall have the right to terminate this Second Amendment upon ten
(10) days prior written notice to Landlord and thereafter, neither party shall
have any further liability to the other with respect to this Second Amendment.
If Tenant exercises the termination right provided hereunder, the Lease shall
nevertheless remain in full force and effect as if the Second Amendment had
never been executed between the parties.

          (b)  Landlord and Tenant acknowledge that Landlord will continue to
occupy the remaining portion of the Ninth Floor Space from the Ninth Floor Phase
I Commencement Date until January 1, 2000. As such, on or before the Ninth Floor
Phase I Commencement Date, Landlord shall, at Landlord's sole cost and expense,
construct a temporary barrier or temporary demising partition between the Phase
I Space and the remaining portion of the Ninth Floor Space, using building
standard materials; the design, location and general sufficiency of which shall
be determined by Landlord and subject to Tenant's approval, which approval shall
not be unreasonably withheld, conditioned or delayed.

          (c)  If, during the time between the Ninth Floor Phase 1 Commencement
Date and January 1, 2000, Landlord and Tenant share any Facilities on the ninth
floor (individually a "Shared Facility" and collectively, "Shared Facilities")
including, without limitation, a pantry, conference rooms, common corridors,
telephone fines or a voice/date/communication room, Landlord shall retain
control over the use and occupancy of the Shared Facilities and Tenant shall be
responsible for any costs incurred by Landlord in connection with Tenant's use
of the Shared Facilities or any damage to such Shared Facilities caused by the
acts, omissions or negligence of Tenant or agent, employee or invitee of Tenant.
The Shared Facilities are outlined in Exhibit B, attached hereto and made a part
hereof

          (d)  Further, during the period between the Ninth Floor Phase 1
Commencement Date and January 1, 2000, Landlord and Tenant agree, to the
greatest extent possible, to cause their respective employees, visitors and
contractors to (A) avoid entering the portion of the Ninth Floor that is
occupied by the other party, (B) avoid making excessive noise or conducting any
other activities that would unreasonably disturb the business operations of the
other party, (C) respect the confidentiality of the business operations of the
other party, and
<PAGE>

                                      -3-

(D) take such measures as are reasonably prudent to protect the safety and
confidentiality of their respective property.

     3.

          (a)  Effective as of January 1, 2000, the Premises shall be further
increased and expanded to include the remaining portion of the Ninth Floor
Space, the entire Ninth Floor Space being more particularly depicted on Exhibit
                                                                        -------
A-2, attached hereto and made a part hereof, so that the Premises shall consist
---
of 47,100 rentable square feet. The provisions of this subparagraph shall be
deemed a grant of a lease. The parties hereby stipulate and agree that the Ninth
Floor Space has been established using the current Building Owners and Managers
Association International ANSI Z 65.1 Copyright 1996 Standard Method of
Measurement and shall not be subject to remeasurement. In the event that
Landlord shall fail to deliver the remaining portion of the Ninth Floor Space by
January 1, 2000 for reasons other than "force majeure," as that term is defined
in the Lease, or the acts or delay of Tenant, then the "Ninth Floor Space Rent,"
as that term is defined below with respect to the remaining portion of the Ninth
Floor Space, shall be abated until such time as Landlord shall deliver the
remaining portion of the Ninth Floor Space to Tenant. However, Tenant shall
continue to pay rent on the Phase 1 Space at the annual rate of $14.25 per
rentable square foot of the Phase 1 Space until the remaining portion of the
Ninth Floor Space is delivered to Tenant, whereupon Tenant shall commence-paying
the entire Ninth Floor Space Rent as provided herein. The abatement of the rent
attributable to the remaining portion of the Ninth Floor Space only shall be
Tenant's sole remedy for Landlord's failure to deliver the remaining portion of
the Ninth Floor Space by January 1, 2000. The immediately preceding sentence
notwithstanding, in the event Landlord does not deliver the remaining portion of
the Ninth Floor Space by February 15, 2000, then Tenant shall have the right to
terminate this Second Amendment upon ten (10) days prior written notice to
Landlord and thereafter, neither party shall have any further liability to the
other with respect to this Second Amendment. If Tenant exercises the termination
right provided hereunder, the Lease shall nevertheless remain in full force and
effect as if the Second Amendment had never been executed between the parties.

          (b)  Except for the work to be undertaken by Landlord as set forth in
Paragraph 3(c) below, Tenant accepts the Ninth Floor Space in "AS IS" condition,
subject to all faults therein, and acknowledges that no representation with
respect to the condition thereof has been made by Landlord to Tenant. Except as
expressly provided in subparagraph 3(c) below, Landlord shall have no
responsibility for altering or improving the Ninth Floor Space for or on behalf
of Tenant, nor for any failure of the Ninth Floor Space to comply with all laws,
rules and regulations, as more particularly describe in Section 32 of the Lease
(collectively, "Laws"). Tenant shall be responsible, at its own expense, for any
alterations or improvements to be made to the Ninth Floor Space, which shall be
made in compliance with Laws.

          (c)  The provisions of Paragraph 3(b) notwithstanding, Landlord shall
construct a secured doorway (the "Doorway") leading from the ninth floor common
area to the Ninth Floor Space. The Doorway shall consist of a door with a
building standard door lock, the design and location of the Doorway shall be
shown on plans or a sketch to be prepared by Landlord and approved by Tenant,
which approval shall not be unreasonably withheld,
<PAGE>

                                      -4-

conditioned or delayed. The materials to be used shall be selected by Landlord
in its sole reasonable discretion, and the cost of constructing the Doorway
shall be borne by Landlord. Landlord shall use reasonable efforts to avoid
interfering with the operation of Tenant's business during the course of
Landlord's construction of the Doorway; provided, however, in no event shall
Landlord have any liability to Tenant for lost business nor shall Tenant be
entitled to abate the rent in the event said construction does cause an
interruption of Tenant's business in the Ninth Floor Space.

          (d)  Landlord agrees that, without cost to Landlord, it shall
reasonably assist Tenant in the development of plans and drawings with respect
to any construction of the Ninth Floor Space by Tenant, which assistance shall
include the review and approval of Tenant's plans illustrating in detail
Tenant's proposed construction of the Ninth Floor Space (the "Ninth Floor Space
Construction Plans"), which approval shall not be unreasonably withheld,
conditioned or delayed. Any and all work to be undertaken by Tenant with respect
to the Ninth Floor Space shall be performed by Tenant at Tenant's sole cost and
expense. Tenant shall not undertake any work in the Ninth Floor Space without
having first received Landlord's approval as set forth above. Tenant agrees that
following its initial construction of the Ninth Floor Space, all as shall be set
forth in the Ninth Floor Space Construction Plans, Tenant shall not make any
subsequent improvements or alterations to the Ninth Floor Space without the
prior written consent of Landlord, which consent shall not be-unreasonably
                                                       ---
withheld, conditioned or delayed.

     4.   The term of the Lease with respect to the Phase 1 Space shall commence
on December 15, 1999. The term of the Lease with respect to the remaining
portion of the Ninth Floor Space shall commence on January 1, 2000, and the term
of the Lease with respect to the entire Ninth Floor Space (including the Phase 1
Space) shall terminate and expire on December 31, 2002 (the period from the
respective ninth floor commencement dates through December 31, 2002 being
referred to herein as the "Ninth Floor Space Term") unless extended as provided
hereinbelow. Upon the expiration of the Ninth Floor Space Term, as the same may
be extended, Tenant shall surrender and vacate the Ninth Floor Space in
accordance with the terms of the Lease. In the event Landlord is unable to
deliver the Phase 1 Space by December 15, 1999 and/or the remaining portion of
the Ninth Floor Space by January 1, 2000 as set forth above, the expiration date
of the Ninth Floor Space shall nevertheless remain unmodified.

     5.   Provided Tenant is not then in default under any of the terms and
conditions of the Lease, as amended, Tenant shall have the right (the "Extension
Right") to extend the Ninth Floor Space Term for a period of time as shall be
coterminous with the "Expiration Date" of the Lease, as that term is defined in
the Lease (the "Extension Period"). The parties hereby stipulate and agree that
the Expiration Date of the Lease and, therefore, the expiration date of the
Extension Period (if exercised) is May 31, 2005. Tenant's Extension Right shall
be subject to the following terms and conditions. The Extension Right shall be
exercised by Tenant delivering written notice to Landlord at least six (6)
months prior to the expiration of the Ninth Floor Space Term. The Extension
Period shall be subject to all of the terms and conditions of the Lease, as
amended, and the Ninth Floor Space Rent shall remain the same as in effect
during the last month prior to the Extension Period.
<PAGE>

                                      -5-

     6.   Tenant shall use and occupy the Ninth Floor Space as provided in
Paragraph 2(c) of the Lease.

     7.   Tenant shall continue to make all payments of Base Rent and Additional
Rent as set forth in the Lease during the Ninth Floor Space Term and for the
remaining term of the Lease. In addition to the payments of Base Rent and
Additional Rent, and not in lieu thereof, commencing on December 15, 1999 and
continuing for the duration of the Ninth Floor Space Term, Tenant shall pay rent
for the Ninth Floor Space (the "Ninth Floor Space Rent") pursuant to the
following schedule:

     December 15, 1999 - December 31, 1999: $4,037.50 ($237.50 per day x 17 days
     at 6,000 rentable square feet)
     January 1, 2000 - December 31, 2002: $222,300.00 per annum; $18,525.00 per
     month; $14.25 per rentable square foot (at 15,600 rentable square feet)

     8.   Commencing as of January 1, 2000 and continuing for the duration of
the Ninth Floor Space Term as the same may be extended pursuant to Paragraph 5
above, the paragraph entitled "Tenant's Proportionate Share" in Paragraph 3 of
the Lease, as amended by Paragraph 4(b) of the First Amendment, is hereby
amended by deleting the term "11.80%" and inserting the term "17.64%" in lieu
thereof If Tenant has not elected to extend the Ninth Floor Space Term as
aforesaid, then as of the first day following the expiration of the Ninth Floor
Space Term, (i.e. January 1, 2003), the term "Tenant's Proportionate Share"
shall be modified by substituting the term "11.80%" for the term "17.64%" which
shall be Tenant's Proportionate Share for the remainder of the term of the
Lease, unless the Premises are further increased or the Ninth Floor Space Term
extended. Further, Tenant shall be solely responsible for the payment of all
electricity furnished to the Ninth Floor Space. If the Ninth Floor Space is
separately submetered, Tenant shall pay for all of its electricity usage
directly to the local utility server and the costs of any submetering shall be
borne by Tenant. In the event the Ninth Floor Space is not separately metered,
then the cost to Landlord for furnishing electricity to the Ninth Floor Space
shall be deemed "Electricity Charges," as that term is defined in the Lease, and
all such Electricity Charges shall be included in "Operating Expenses," as that
term is defined in the Lease.

     9.   Throughout the Ninth Floor Space Tem-4 in addition to the number of
parking spaces allotted to Tenant pursuant to Paragraph 1(B) of the Lease, as
amended by Paragraph 3(c) of the First Amendment, Landlord shall provide Tenant
with two (2) unreserved parking spaces on the property for every 1,000 rentable
square feet of the Ninth Floor Space. Tenant shall have no further right to use
said additional parking spaces following the expiration of the Ninth Floor Space
Term or any earlier termination of the Lease.

     10.  For the period commencing December 15, 1999 and continuing through and
including December 31, 1999, the Premises shall be deemed to consist of 37,500
rentable square feet. For the period commencing January 1, 2000 and continuing
for the remainder of the Ninth Floor Space Term, the Premises shall be deemed to
consist of 47,100 rentable square feet. The preceding sentence notwithstanding,
Tenant agrees that in no event shall the "Improvement
<PAGE>

                                      -6-

Allowance" contemplated in Paragraph 5(c)(b) of the Lease apply to any area
other than the Initial Premises (consisting of 12,078 rentable square feet) nor
shall the "Additional Space Improvement Allowance" contemplated in Paragraph
2(d) of the First Amendment apply to any area other than the "Additional Space,"
(consisting of 19,422 rentable square feet) as that term is defined in the First
Amendment (except for the "cross funding" permitted by Paragraph 2(f) of the
First Amendment). The purpose of this Paragraph 10 is to prohibit the payment of
the Improvement Allowance and the Additional Space Improvement Allowance against
the rentable square feet contained in the Ninth Floor Space due to the inclusion
of the Ninth Floor Space within the term "Premises" by virtue of this Second
Amendment.

     11.  Paragraph 33 of the Lease entitled "Right of First Offer" is hereby
amended by adding the following paragraph to the end of said section:

     "If at any time after the first two (2) lease years of this Lease, Landlord
decides to seek offers to lease all or any part of the space remaining on the
sixth (6th) floor of the Building, Landlord will provide Tenant with Landlord's
Offer. The provisions of the preceding paragraph pertaining to the time period
for Tenant to accept Landlord's Offer, the amendment between the parties
incorporating the terms of Landlord's Offer and the termination of the right of
first offer shall apply to the terms contained in this paragraph, mutatis
                                                                  -------
mutandis."
--------

     12.  Each party represents to the other that (i) it has not dealt with any
broker, agent or other intermediary who is or may be entitled to be paid a
broker commission or finder's fee in connection with this Second Amendment,
except for Insignia/ESG ("Landlord's Broker") and Sentry Commercial Real Estate
Services, Inc. ("Tenant's Broker"); and (ii) there are no claims for brokerage
commissions or finder's fees in connection with this Amendment, except as to
Landlord's Broker and Tenant's Broker. Landlord acknowledges that any commission
or finder's fee due to the Broker(s) in connection with this Lease shall be the
sole obligation of Landlord. Each party agrees to indemnify the other and hold
it harmless from all liabilities arising from breach of the representations
stated above. The representations and obligations contained in this Section 12
shall survive the termination of this Amendment. Notwithstanding anything
contained in this Second Amendment to the contrary, in the event Tenant
terminates this Second Amendment as provided in Subparagraphs 2(a) and 3(a)
above, then the Brokers shall not be entitled to any commissions and if Landlord
has previously made such payments to the Brokers, the Brokers shall refund said
amounts in full to Landlord within thirty (30) days of Tenant's election to
terminate this Second Amendment.

     13.  Except as set forth above, commencing December 15, 1999 as to the
Phase 1 Space and January 1, 2000 as to the entire Ninth Floor Space, the Phase
1 Space and entire Ninth Floor Space, respectively, shall be added to the
Premises for duration of the Ninth Floor Space Term and shall be subject to all
of the terms and conditions of the Lease.

     14.  Except as modified by this Second Amendment, the terms and provisions
of the Lease are hereby confirmed and ratified, and that instrument shall remain
in full force and effect as modified herein.
<PAGE>

                                     -7-

     IN WITNESS WHEREOF, Landlord and Tenant have signed this Amendment No. 2 to
Lease as of the day and year first above written.

Signed, Sealed, and Delivered
in the Presence of:                     LANDLORD:

                                        LONG WHARF DRIVE, LLC

____________________________________    By:_____________________________________

____________________________________    Its:

                                        TENANT

                                        DSL.NET, INC.

____________________________________    By:_____________________________________

____________________________________    Its Authorized Signatory

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