Document:

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                                                                   EXHIBIT 10.30

                                LEASE AGREEMENT

        This Lease, made this 30th day of April, 1999 between CHARLESTON
PROPERTIES, a California General Partnership, hereinafter called Landlord, and
INTUIT INC., a Delaware corporation, hereinafter called Tenant.

                                  WITNESSETH:

        Landlord hereby leases to Tenant and Tenant hereby hires and takes from
Landlord those certain premises (the "Premises") outlined in red on Exhibit "A",
attached hereto and incorporated herein by this reference thereto more
particularly described as follows:

        The entire two story Building comprising 62,905 gross square feet of
space located in Mountain View, Santa Clara County, California and further
identified at the following address:

                                2675 Coast Avenue
                                -----------------

As used herein the Complex shall mean and include all of the land outlined in
red and described in Exhibit "B", attached hereto, and all of the buildings,
improvements, fixtures and equipment now or hereafter situated on said land.

        Said letting and hiring is upon and subject to the terms, covenants and
conditions hereinafter set forth and Tenant covenants as a material part of the
consideration for this Lease to perform and observe each and all of said terms,
covenants and conditions. This Lease is made upon the conditions of such
performance and observance.

1.      USE  Tenant shall use the Premises only in conformance with applicable
governmental laws, regulations, rules and ordinances for the purpose of office,
sales, R & D and related uses necessary for Tenant to conduct its business,
provided such uses are permitted and conform to City zoning laws and all other
governmental laws, regulations, rules and ordinances, and for no other purpose.
Tenant shall not do or permit to be done in or about the Premises or the Complex
nor bring or keep or permit to be brought or kept in or about the Premises or
the Complex anything which is prohibited by or will in any way increase the
existing rate of (or otherwise affect) fire or any insurance covering the
Complex or any part thereof, or any of its contents, or will cause a
cancellation of any insurance covering the Complex or any part thereof, or any
of its contents. Tenant shall not do or permit to be done anything in, on or
about the Premises or the Complex which will in any way obstruct or interfere
with the rights of other tenants or occupants of the Complex or injure or annoy
them, or use or allow the Premises to be used for any improper, immoral,
unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit
any nuisance in, on or about the Premises or the Complex. No sale by auction
shall be permitted on the Premises. Tenant shall not place any loads upon the
floors, walls, or ceiling, which endanger the structure, or place any harmful
fluids or other materials in the drainage system of the building, or overload
existing electrical or other mechanical systems. No waste materials or refuse
shall be dumped upon or permitted to remain upon any part of the Premises or
outside of the building in which the Premises are a part, except in trash
containers placed inside exterior enclosures designated by Landlord for that
purpose or inside of the building proper where designated by Landlord. No
materials, supplies, equipment, finished products or semi-finished products, raw
materials or articles of any nature shall be stored upon or permitted to remain
outside the Premises or on any portion of common area of the Complex. No
loudspeaker or other device, system or apparatus which can be heard outside the
Premises shall be used in or at the Premises without the prior written consent
of Landlord. Tenant shall not commit or suffer to be committed any waste in or
upon the Premises. Tenant shall indemnify, defend and hold Landlord harmless
against any loss, expense, damage, attorney's fees, or liability arising out of
failure of Tenant to comply with any applicable law whose compliance is Tenant's
obligation hereunder. Tenant shall comply with any covenant, condition, or
restriction ("CC&R's") affecting the Premises. The provisions of this paragraph
are for the benefit of Landlord only and shall not be construed to be for the
benefit of any tenant or occupant of the Complex.

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<PAGE>   2

2.      TERM

        A. The term of this Lease shall be for a period of Ten ( 10 ) years
(unless sooner terminated as hereinafter provided) and, subject to Paragraphs
2(B) and 3, shall commence on the 12th day of July, 1999 and end on the 11th day
of July, 2009.

        B. Possession of the Premises shall be deemed tendered and the term of
this Lease shall commence when the first of the following occurs:

               (1) Sixty days after the date Landlord offers Tenant possession
of the Premises for the commencement of construction of Tenant improvements (if
any), provided that such date of offer shall in no event be earlier than May
12, 1999; or

               (2) Upon the occupancy of the Premises by any of Tenant's
operating personnel.

In the event Landlord is unable to make the Premises available to Tenant 60 days
prior to the Lease Commencement Date as set forth in Paragraph 2A above to
permit Tenant to commence construction of desired changes within the Premises,
Tenant shall receive any and all monies received by Landlord as penalties
(hereinafter referred to as Sun Excess Rent) from Sun Microsystems (the prior
Tenant) in excess of the Basic Rent amount that Sun Microsystems would have been
obligated to pay Landlord during any holdover period. For example, if Sun
Microsystems paid Landlord 150% of Basic Rent during a holdover period, Landlord
would receive 100% of the Basic Rent and Tenant would receive the 50% Sun Excess
Rent.

        C. The Lease Commencement Date for the Premises leased hereunder shall
remain as stated in paragraph 2A provided Landlord has granted Tenant access to
the Premises sixty days prior to the commencement of the Lease for the purpose
of Tenant's construction of Tenant Improvements. At such time as Landlord has
made the Premises available for the commencement of construction, Tenant or
Tenant's contractor, shall be permitted to commence construction. During this 60
day period, Tenant shall hold Landlord, and WSJ Properties (Landlord's Property
Management Company retained to manage the Complex) harmless from any loss or
damage caused by Tenant's or Tenant's contractor's construction activities
during this period. During this 60 day construction period, Tenant shall not be
obligated to pay Basic or Additional Rent on the Premises so under construction
unless Tenant elects to occupy the Premises during this 60 day period with
Tenant's operating personnel. In the event Tenant does occupy the Premises with
operating personnel, Tenant shall occupy the Premises under all the terms and
conditions of the Lease and Tenant shall pay Landlord Basic and Additional Rent
beginning with said Date of Occupancy by Tenant's operating personnel up and
until the specified Commencement Date of the term of the Lease in the following
daily amounts:

          Daily Basic Rent                    $5,975.98

          Daily Additional Rent               $  209.68 (estimated)

               The Commencement Date and Termination Date of Lease for the
Premises shall not be affected by this early occupancy and shall remain as
stated.

3.      POSSESSION If Landlord, for any reason whatsoever, cannot offer
possession of said Premises to Tenant at the commencement of said term, as
hereinbefore specified, this Lease shall not be void or voidable; no obligation
of Tenant shall be affected thereby; nor shall Landlord or Landlord's agents be
liable to Tenant for any loss or damage resulting therefrom (subject to the
provisions of paragraph 2B.(2) above); but in that event the commencement and
termination dates of the Lease, and all other dates affected thereby shall be
revised to conform to the date of Landlord's delivery of possession, as
specified in Paragraph 2 B, above. The above, is, however, subject to the
provision that the period of delay of delivery of the Premises shall not exceed
90 days from the commencement date herein (except those delays caused by Acts of
God, strikes, war, utilities, governmental bodies, weather, unavailable
materials, and delays beyond Landlord's control shall be excluded in calculating
such period) in which instance Tenant, at its option, may, by written notice to
Landlord, terminate this Lease. Notwithstanding anything herein to the contrary,
if Landlord has not offered possession to Tenant of the Premises by August 12,
1999 then Tenant may cancel this Lease.

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<PAGE>   3

4.      RENT

        A. BASIC RENT. Tenant agrees to pay to Landlord at such place as
Landlord may designate without deduction, offset, prior notice, or demand, and
Landlord agrees to accept as Basic Rent for the leased Premises the total sum of
twenty-four million six hundred sixty-two thousand eight hundred twenty-eight
and 40/100 ($24,662,828.40) Dollars in lawful money of the United States of
America, payable as follows: Upon execution of this Lease, $19,519.50 which
represents the partial month's rent described in Paragraph 4.B. below, offset by
a $100,000 credit granted by Landlord to Tenant for Tenant improvements as
described in Paragraph 9. In the event the Lease Commencement Date is other than
July 12, 1999, the first month's prorated amount as calculated in Paragraph 4.B.
below shall be adjusted. The table below indicates various time periods and the
total monthly Basic Rent due during each such time period. All Basic Rent shall
be due and payable on or before the first day of each month of the lease term as
indicated.
<TABLE>
<CAPTION>
                  MONTH OF LEASE TERM                  TOTAL MONTHLY BASIC RENT
<S>               <C>                                  <C>
                  1-12                                 $179,279.25
                  13-24                                $184,657.63
                  25-36                                $190,197.36
                  37-48                                $195,903.28
                  49-60                                $201,780.38
                  61-72                                $207,833.79
                  73-84                                $214,068.80
                  85-96                                $220,490.86
                  97-108                               $227,105.59
                  109-120                              $233,918.76
</TABLE>
        B. TIME FOR PAYMENT. In the event that the term of this Lease commences
on a date other than the first day of a calendar month, on the date of
commencement of the term hereof Tenant shall pay to Landlord as rent for the
period from such date of commencement to the first day of the next succeeding
calendar month that proportion of the monthly rent hereunder which the number of
days between such date of commencement and the first day of the next succeeding
calendar month bears to thirty (30), less the $100,000 credit referenced above
(in this case, based on a July 12, 1999 Lease Commencement Date, 20 days x
$5975.98 per day = $119,519.50 - $100,000 Tenant improvement credit =
$19,519.50). In the event that the term of this Lease for any reason ends on a
date other than the last day of a calendar month, on the first day of the last
calendar month of the term hereof Tenant shall pay to Landlord as rent for the
period from said first day of said last calendar month to and including the last
day of the term hereof that proportion of the monthly rent hereunder which the
number of days between said first day of said last calendar month and the last
day of the term hereof bears to thirty (30).

        C. LATE CHARGE. Notwithstanding any other provision of this Lease, if
Tenant is in default in the payment of rent as set forth in this Paragraph 4
when due, or any part thereof, Tenant agrees to pay Landlord, in addition to the
delinquent rental due, a late charge for each rental payment in default ten (10)
days. Said late charge shall equal ten (10%) percent of each rental payment so
in default. Landlord shall not assess a late charge after such 10 day period
unless Landlord thereafter notifies Tenant by telephone or fax that Tenant's
rental is delinquent and said rental remains delinquent for 48 hours after said
notice to Tenant.

        D. ADDITIONAL RENT. Beginning with the commencement date of the term of
this Lease, Tenant shall pay to Landlord in addition to the Basic Rent and as
Additional Rent the following:

        (1)     Tenant's proportionate share of all utilities relating to the
                Complex as set forth in Paragraph 11, and

        (2)     Tenant's proportionate share of all Taxes relating to the
                Complex as set forth in Paragraph 12, and

        (3)     Tenant's proportionate share of all insurance premiums relating
                to the Complex, as set forth in Paragraph 15, and

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<PAGE>   4

        (4)     Tenant's proportionate share of expenses for the operation,
                management, maintenance and repair of the Building (including
                common areas of the Building) and Common Areas of the Complex in
                which the Premises are located as set forth in Paragraph 7, and

        (5)     All charges, costs and expenses, which Tenant is required to pay
                hereunder, together with all interest and penalties, costs and
                expenses including attorney's fees and legal expenses, that may
                accrue thereto in the event of Tenant's failure to pay such
                amounts, and all damages, reasonable costs and expenses which
                Landlord may incur by reason of default of Tenant or failure on
                Tenant's part to comply with the terms of this Lease. In the
                event of nonpayment by Tenant of Additional Rent, Landlord shall
                have all the rights and remedies with respect thereto as
                Landlord has for nonpayment of rent.

Tenant shall pay to Landlord monthly, in advance, Tenant's prorata share of an
amount estimated by Landlord in Landlord's reasonable judgement based on prior
year's expenses to be Landlord's approximate average monthly expenditure for
such Additional Rent items, which estimated amount shall be reconciled within
120 days of the end of each calendar year as compared to Landlord's actual
expenditure for said Additional Rent items, with Tenant paying to Landlord, upon
demand, any amount of actual expenses expended by Landlord in excess of said
estimated amount, or Landlord promptly refunding to Tenant (providing Tenant is
not in default beyond any applicable notice and cure period in the performance
of any of the terms, covenants and conditions of this Lease) any amount of
estimated payments made by Tenant in excess of Landlord's actual expenditures
for said Additional Rent items. Landlord shall provide Tenant reasonably
adequate supporting documentation to the reconciliation.

        Landlord's estimate of the 1999 expense and Tenant's payment for such
Additional Rent as of the commencement of the term of this lease shall be six
thousand two hundred ($6,200.00) Dollars per month Any payments required to be
made by Tenant for Additional Rent shall be made by check or instrument separate
from that check or instrument used by Tenant to make any payments for Basic Rent
pursuant to paragraph 4 A.

                For purposes of calculating Tenant's proportionate share of
                Additional Rent Expenses for the Complex it is hereby mutually
                agreed the proportionate share is 100% because Tenant leases the
                entire building and the parcel of land upon which it is located.

                Landlord's monthly estimate for Additional Rent items described
                in this paragraph 4D (excluding taxes) for calendar year 1999 is
                $6,200 per month (approximately 62,905 x $.10). The following
                represents a line item breakdown of Landlord's estimate of
                monthly expenses (expressed in dollars per square foot per
                month):

<TABLE>
<S>                                                         <C>
                Exterior maintenance and landscape          $   0.035
                Insurance (including earthquake insurance)      0.045
                Management                                       0.02
                Utilities (Tenant pays directly)                   -0-
                Janitorial (Tenant pays directly)                  -0-
                                                            ---------
                 Total                                      $   0.100
</TABLE>

                Landscape water for the Complex shall be paid directly by
                Tenant.

                Taxes shall be billed separately and prorated for periods of
                occupancy and shall be due December 1st and April 1st of each
                calendar year. Landlord's estimate for the 1999-2000 Tax year
                (July 1, 1999 - June 30, 2000) for the Complex is as follows:

                Parcel #116-02-058-00

                $58,910.72

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<PAGE>   5

                Tenant shall have the right, during normal business hours and at
                Tenant's own expense, to audit Landlord's records concerning
                Additional Rent items. In the event a discrepancy of greater
                than 3% of Tenant's correct share of costs is discovered,
                Landlord shall pay the cost of Tenant's out of pocket costs to
                third parties and shall credit or refund to Tenant the amount of
                the discrepancy. If the audit indicates Tenant owes Landlord an
                additional amount, Tenant shall pay the additional amount
                promptly. If the audit indicates that Landlord owes Tenant
                money, Landlord shall promptly refund such amount to Tenant.

        The respective obligations of Landlord and Tenant under this paragraph
shall survive the expiration or other termination of the tern of this Lease, and
if the term hereof shall expire or shall otherwise terminate on a day other than
the last day of a calendar year, the actual Additional Rent incurred for the
calendar year in which the term hereof expires or otherwise terminates shall be
determined and settled on the basis of the statement of actual Additional Rent
for such calendar year and shall be prorated in the proportion which the number
of days in such calendar year preceding such expiration or termination bears to
365.

        E. PLACE OF PAYMENT OF RENT AND ADDITIONAL RENT. All Basic Rent
hereunder and all payments hereunder for Additional Rent shall be paid to
Landlord at the office of Landlord at 3201 Ash Street, Palo Alto, California
94306, or to such other person or to such other place as Landlord may from time
to time designate in writing.

        F. F. SECURITY DEPOSIT. (NONE)

5.      RULES AND REGULATIONS AND COMMON AREA Subject to the terms and
conditions of this Lease and such Rules and Regulations as Landlord may from
time to time prescribe, Tenant and Tenant's employees, invitees and customers
shall, in common with other occupants of the Complex in which the Premises are
located, and their respective employees, invitees and customers, and others
entitled to the use thereof, have the non-exclusive right to use the access
roads, parking areas, and facilities provided and designated by Landlord for the
general use and convenience of the occupants of the Complex in which the
Premises are located, which areas and facilities are referred to herein as
"Common Area". This right shall terminate upon the termination of this Lease.
Landlord reserves the right from time to time to make reasonable changes in the
shape, size, location, amount and extent of Common Area. All such changes shall
not unreasonably affect Tenant's access or use of the Premises and shall not
diminish Tenant's parking rights. Landlord further reserves the right to
promulgate such reasonable rules and regulations relating to the use of the
Common Area, and any part or parts thereof, as Landlord may deem appropriate for
the best interests of the occupants of the Complex. The Rules and Regulations
shall be binding upon Tenant upon delivery of a copy of them to Tenant, and
Tenant shall abide by them and cooperate in their observance. Such Rules and
Regulations may be reasonably amended by Landlord from time to time, with or
without advance notice, and all amendments shall be effective upon delivery of a
copy to Tenant. Landlord shall not be responsible to Tenant for the
non-performance by any other tenant or occupant of the Complex of any of said
Rules and Regulations.

        Landlord shall operate, manage and maintain the Common Area. The Common
Area shall be maintained in a first class manner and the expenditures for such
maintenance shall be at the discretion of Landlord.

6       PARKING Landlord hereby acknowledges that Tenant shall have the right to
restripe the Complex parking lot at Tenant's own expense. Any restriping shall
be in compliance will all applicable codes and regulations and Landlord shall
cooperate with Tenant in this effort. Tenant shall have the right to use all
parking spaces in the common parking areas of the Complex. Tenant agrees that
Tenant, Tenant's employees, agents, representatives and/or invitees shall not
use parking spaces outside of the Complex parking allocated to Tenant hereunder.
Tenant shall not, at any time, park, or permit to be parked, any trucks or
vehicles adjacent to the loading areas so as to interfere in any way with the
use of such areas, nor shall Tenant at any time park, or permit the parking of
Tenant's trucks or other vehicles or the trucks and vehicles of

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<PAGE>   6

Tenant's suppliers or others, in any portion of the common area not designated
by Landlord for such use by Tenant. Tenant shall not park nor permit to be
parked, any inoperative vehicles or equipment on any portion of the common
parking area or other common areas of the Complex. Tenant agrees to assume
responsibility for compliance by its employees with the parking provision
contained herein. Tenant hereby authorizes Landlord at Tenant's sole expense to
tow away from the Complex any vehicle belonging to Tenant or Tenant's employees
parked in violation of these provisions, or to attach violation stickers or
notices to such vehicles. Tenant shall use the parking areas for vehicle parking
only, and shall not use the parking areas for storage.

7.      EXPENSES OF OPERATION, MANAGEMENT AND MAINTENANCE OF THE COMMON AREAS OF
THE COMPLEX, PREMISES AND BUILDING IN WHICH THE PREMISES ARE LOCATED As
Additional Rent and in accordance with Paragraph 4 D of this Lease, Tenant shall
pay to Landlord Tenant's proportionate share (calculated on a square footage or
other equitable basis as calculated by Landlord) of all expenses of operation,
management, maintenance and repair of the Common Areas of the Complex including,
but not limited to, license, permit and inspection fees; security; utility
charges associated with exterior landscaping and lighting (including water and
sewer charges); all charges incurred in the maintenance of landscaped areas,
lakes, parking lots, sidewalks, driveways; maintenance, repair and replacement
of all fixtures and electrical, mechanical and plumbing systems; structural
elements and exterior surfaces of the buildings; salaries and employee benefits
of personnel and payroll taxes applicable thereto; supplies, materials,
equipment and tools; the cost of capital expenditures which have the effect of
reducing operating expenses, provided, however, that in the event Landlord makes
such capital improvements, Landlord shall amortize its investment in said
improvements (together with interest at the rate of fifteen (15%) percent per
annum on the unamortized balance) as an operating expense in accordance with
standard accounting practices, provided, that such amortization is not at a rate
greater than the anticipated savings in the operating expenses.

Further, Landlord hereby represents and covenants that with respect to direct
maintenance of the Premises only WSJ's overhead shall be included in these costs
and no profit component is or will be built into the cost of the services or
materials provided by any of Landlord's subsidiaries or affiliates who are under
contract to provide services and materials to the Premises (including without
limitation WSJ Properties). Excluded as reimbursable costs from Tenant to
Landlord are the following:

        1.      any fines, costs, penalties or interest resulting from the
                negligence or willful misconduct of the Landlord or its agents,
                contractors, or employees;

        2.      any costs of any services sold or provided to tenants or other
                occupants for which Landlord or Managing Agent is entitled to be
                reimbursed by such tenants or other occupants;

        3.      acquisition costs for sculptures, paintings, or other objects of
                art; and

        4.      costs for which Landlord has been compensated by a management
                fee; for example, accounting costs necessary to operate the
                Complex and report its financial status to the Landlord.

        "Additional Rent" as used herein shall not include Landlord's debt
repayments; interest on charges; expenses directly or indirectly incurred by
Landlord for the benefit of any other tenant; cost for the installation of
partitioning or any other tenant improvements; cost of attracting tenants;
depreciation; interest, or executive salaries.

        Tenant agrees to contract and pay directly for five-day janitorial
service for the leased Premises and Landlord agrees to maintain the Complex in a
first-class manner.

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<PAGE>   7

8.      ACCEPTANCE AND SURRENDER OF PREMISES By entry hereunder, Tenant accepts
the Premises as being in good and sanitary order, condition and repair and
accepts the building and improvements included in the Premises in their present
condition and without representation or warranty by Landlord as to the condition
of such building or as to the use or occupancy which may be made thereof except
as otherwise provided herein. Any exceptions to the foregoing must be by written
agreement executed by Landlord and Tenant. Tenant agrees on the last day of the
Lease term, or on the sooner termination of this Lease, to surrender the
Premises promptly and peaceably to Landlord in good condition and repair (damage
by Acts of God, fire or normal wear and tear excepted), with all interior walls
painted, or cleaned so that they appear freshly painted, and repaired and
replaced, if damaged; all floors cleaned and waxed; all carpets cleaned and
shampooed; the air conditioning and heating equipment serviced by a reputable
and licensed service firm and in good operating condition (provided the
maintenance of such equipment has been Tenant's responsibility during the term
of this Lease) together with all alterations, additions and improvements which
may have been made in, to, or on the Premises (except movable trade fixtures
installed at the expense of Tenant) except that subject to Paragraph 9 of this
Lease, Landlord shall notify Tenant at the same time as Landlord provides its
consent to such alterations, additions, or improvements which exceed $15,000 in
construction costs, whether Landlord desires to have the Premises or any part or
parts thereof restored to their condition and configuration as the Premises
existed prior to such alteration, addition, or improvement and if Landlord shall
so desire, then Tenant shall restore said Premises or such part or parts thereof
before the end of this Lease at Tenant's sole cost and expense. In no event
shall Tenant be required to restore the cafeteria portion of the Premises to
office space or any other usage. Tenant, on or before the end of the term or
sooner termination of this Lease, shall remove all of Tenant's personal property
and trade fixtures from the Premises, and all property not so removed on or
before the end of the term or sooner termination of this Lease shall be deemed
abandoned by Tenant and title to same shall thereupon pass to Landlord without
compensation to Tenant. Landlord may, upon termination of this Lease, remove all
moveable furniture and equipment so abandoned by Tenant, at Tenant's sole cost,
and repair any damage caused by such removal at Tenant's sole cost. If the
Premises be not surrendered at the end of the term or sooner termination of this
Lease, Tenant shall indemnify Landlord against loss or liability resulting from
the delay by Tenant in so surrendering the Premises including, without
limitation, any claims made by any succeeding tenant founded on such delay.
Nothing contained herein shall be construed as an extension of the term hereof
or as a consent of Landlord to any holding over by Tenant. The voluntary or
other surrender of this Lease or the Premises by Tenant or a mutual cancellation
of this Lease shall not work as a merger and, at the option of Landlord, shall
either terminate all or any existing subleases or subtenancies or operate as an
assignment to Landlord of all or any such subleases or subtenancies.

9.      ALTERATIONS AND ADDITIONS Tenant shall not make, or suffer to be made,
any alteration or addition to the Premises, or any part thereof, without the
written consent of Landlord first had and obtained by Tenant, but at the cost of
Tenant, and any addition to, or alteration of, the Premises, except moveable
furniture and trade fixtures, shall at once become a part of the Premises and
belong to Landlord. If Landlord consents to the making of any alteration,
addition, or improvement to or of the Premises by Tenant, the same shall be made
at Tenant's sole cost and expense. Subject to Paragraph 17 below, any
modifications to the building or building systems required by governmental code
or otherwise as a result of Tenant's alterations, additions or improvements
shall be made at Tenant's sole cost and expense. Tenant shall retain title to
all moveable furniture and trade fixtures placed in the Premises. All heating,
lighting, electrical, airconditioning, partitioning, drapery, carpeting and
floor installations made by Tenant, together with all property that has become
an integral part of the Premises, shall not be deemed trade fixtures. Tenant
agrees that it will not proceed to make any alterations or additions, without
having obtained consent from Landlord to do so, and until five (5) days from the
receipt of such consent, in order that Landlord may post appropriate notices to
avoid any liability to contractors or material suppliers for payment for
Tenant's improvements. Tenant will at all times permit such notices to be posted
and to remain posted until the completion of work. Tenant shall, if required by

                                                                               7
<PAGE>   8

        Landlord, secure at Tenant's own cost and expense, a completion and lien
        indemnity bond, reasonably satisfactory to Landlord, for such work in
        excess of $100,000. Tenant further covenants and agrees that any
        mechanic's liens filed against the Premises or against the Complex for
        work claimed to have been done for, or materials claimed to have been
        furnished to Tenant, will be discharged by Tenant, by bond or otherwise,
        within ten (10) days after the filing thereof, at the cost and expense
        of Tenant. Any exceptions to the foregoing must be made in writing and
        executed by both Landlord and Tenant.

Landlord shall lease the premises to Tenant in an "as-is" condition, and other
than Landlord's repair obligation per paragraph 47 and Landlord's code
compliance obligation per paragraph 17, all cost of construction including
demolition, architectural, drawings, permitting fees, etc, shall be paid by
Tenant. Notwithstanding anything herein to the contrary, Landlord agrees to
grant Tenant a $100,000 allowance, in the form of a credit against the first
month's Basic Rent, towards improvements Tenant may wish to make to the
Premises.

        Notwithstanding anything herein to the contrary, upon Landlord's
approval of Tenant's initial Tenant Improvements to be installed and paid for by
Tenant (except for the $100,000 allowance as described above), Tenant shall not
be required to restore the initial build-out to the configuration and condition
in existence as of the date Landlord first delivers possession of the Premises
to Tenant. Should Tenant elect to install a ceiling and lighting system that is
other than a standard 2 x 2 or 2 x 4 T-Bar grid and 2 x 2 or 2 x 4 drop-in
parabolic lens with fluorescent bulb fixtures Landlord may, in its sole
discretion determined at the time Landlord approves the plans, require
restoration to the existing ceiling system and similar light fixtures. If Tenant
makes no changes to the Premises at the outset and uses the Premises in an as-is
condition, and later makes substantial renovations or improvements, then, at
Landlord's option, any future restoration required shall be to the original
condition and configuration as first delivered to Tenant. At the time any
subsequent alterations are requested, Landlord shall notify Tenant of any
restoration requirements per this paragraph 9. Landlord shall not have the right
to approve or disapprove or to require restoration in the event any changes
subsequent to the initial build-out of any building meet the following criteria:

        1)      The total cost of construction is less than $15,000.

        2)      The changes do not in any way affect exiting or fire corridors,
                restrooms, building entrances, lobbies, building systems or
                structure. Landlord's granting approval to Tenant to make
                changes herein described without the obligation to restore is in
                reliance upon Tenant's making commercially reasonably
                alterations and Tenant agrees not to use this subparagraph to
                circumvent Landlord's right to require Tenant to restore the
                premises under paragraph 9.

        Tenant shall have the right to employ a general contractor of its
choosing for any modifications desired to be made to the Premises leased
hereunder. However, Tenant hereby agrees in the event Tenant elects to make
subsequent modifications to the Premises to consider the WSJ Properties
Construction Division a preferred vendor and Tenant hereby acknowledges that it
is Landlord's strong preference to have WSJ Properties Construction Division
perform any modifications to the Premises. Although Tenant shall consider WSJ
Properties Construction Division a preferred vendor, Tenant shall be under no
obligation to select WSJ Properties and Tenant further acknowledges WSJ is a
completely separate entity from Landlord and any disputes relating to
construction performed by WSJ for Tenant shall be resolved directly between WSJ
and Tenant.

10.     TENANT MAINTENANCE Tenant shall at its sole cost and expense, keep and
maintain the interior of the Premises (including appurtenances) and every part
thereof in a high standard of maintenance and repair, and in good and sanitary
condition. Tenant's maintenance and repair responsibilities herein referred to
include, but are not limited to, all windows, window frames, plate glass,
glazing, truck doors, plumbing systems (such as water and drain lines, sinks,
toilets, faucets, drains, showers and water fountains), electrical systems (such
as panels, conduits, outlets, lighting fixtures, lamps, bulbs, tubes, ballasts),
heating and air-conditioning systems (such as compressors, fans, air handlers,
ducts, mixing boxes, thermostats, time clocks, boilers, heaters, supply and
return grills), store fronts, roofs, downspouts, all interior improvements
within the Premises including but not limited to the kitchen and cafeteria and
all related equipment, wall coverings, window coverings, carpet, floor
coverings, partitioning, ceilings,

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<PAGE>   9

        doors (both interior and exterior, including closing mechanisms,
        latches, locks, skylights (if any), automatic fire extinguishing
        systems, and elevators and all other interior improvements of any nature
        whatsoever. Tenant agrees to provide carpet shields under all rolling
        chairs or to otherwise be responsible for wear and tear of the carpet
        caused by such rolling chairs if such wear and tear exceeds that caused
        by normal foot traffic in surrounding areas. Areas of excessive wear
        shall be replaced at Tenant's sole expense upon Lease termination.
        Tenant hereby waives all rights under, and benefits of, subsection 1 of
        Section 1932 and Section 1941 and 1942 of the California Civil Code and
        under any similar law, statute or ordinance now or hereafter in effect.

        Tenant specifically agrees to maintain the interior and exterior of the
        Premises, all mechanical equipment and plumbing and electrical systems
        in a first-class manner. Copies of all maintenance contracts entered
        into by Tenant shall be supplied to Landlord on a regular basis. In the
        event the Premises are damaged and Landlord has elected to rebuild the
        Premises, as set forth in paragraph 24 below, then Tenant shall be
        excused from maintaining the Premises during the period of rebuilding.

11.     UTILITIES OF THE BUILDING IN WHICH THE PREMISES ARE LOCATED

Tenant shall pay promptly, as the same become due, all charges for water, gas,
electricity, telephone, telex and other electronic communications service, sewer
service, waste pick-up and any other utilities, materials or services furnished
directly to or used by Tenant on or about the Premises during the term of this
Lease, including, without limitation, any temporary or permanent utility
surcharge or other exactions whether or not hereinafter imposed. Landlord shall
not be liable for and Tenant shall not be entitled to any abatement or reduction
of rent by reason of any interruption or failure of utility services to the
Premises when such interruption or failure is caused by accident, breakage,
repair, strikes, lockouts, or other labor disturbances or labor disputes of any
nature, or by any other cause, similar or dissimilar, beyond the reasonable
control of Landlord.

12.     TAXES A. As Additional Rent and in accordance with paragraph 4D of this
Lease, Tenant shall pay to Landlord Tenant's proportionate share of all Real
Property Taxes, which prorata share shall be allocated to the leased Premises by
square footage or other equitable basis, as calculated by Landlord. The term
"Real Property Taxes", as used herein, shall mean (i) all taxes, assessments,
levies and other charges of any kind or nature whatsoever, general and special,
foreseen and unforeseen (including all installments of principal and interest
required to pay any general or special assessments for public improvements and
any increases resulting from reassessments caused by any change in ownership of
the Complex) now or hereafter imposed by any governmental or quasi-governmental
authority or special district having the direct or indirect power to tax or levy
assessments, which are levied or assessed against, or with respect to the value,
occupancy or use of, all or any portion of the Complex (as now constructed or as
may at any time hereafter be constructed, altered, or otherwise changed) or
Landlord's interest therein; any improvements located within the Complex
(regardless of ownership); the fixtures, equipment and other property of
Landlord, real or personal, that are an integral part of and located in the
Complex; or parking areas, public utilities, or energy within the Complex; (ii)
all charges, levies or fees imposed by reason of environmental regulation or
other governmental control of the Complex; and (iii) all costs and fees
(including attorney's fees) incurred by Landlord in contesting any Real Property
Tax and in negotiating with public authorities as to any Real Property Tax. In
the event said contesting results in a refund of Real Property Taxes, Tenant
shall be credited with the appropriate proportionate share of said refund
reflecting Tenant's period of occupancy. If at any time during the term of this
Lease the taxation or assessment of the Complex prevailing as of the
commencement date of this Lease shall be altered so that in lieu of or in
addition to any Real Property Tax described above there shall be levied,
assessed or imposed (whether by reason of a change in the method of taxation or
assessment, creation of a new tax or charge, or any other cause) an alternate or
additional tax or charge (i) on the value, use or occupancy of the Complex or
Landlord's interest therein or (ii) on or measured by the gross receipts, income
or rentals from the Complex, on Landlord's business of leasing the Complex, or
computed in any manner with respect to the operation of the Complex, then any
such tax or charge, however designated, shall be included within the meaning of
the term "Real Property Taxes" for purposes of this Lease. If any Real Property
Tax is based upon property or rents unrelated to the Complex, then only that
part of such Real Property Tax that is

                                                                               9
<PAGE>   10

fairly allocable to the Complex shall be included within the meaning of the term
"Real Property Taxes". Notwithstanding the foregoing, the term "Real Property
Taxes" shall not include estate, inheritance, gift or franchise taxes of
Landlord or the federal or state net income tax imposed on Landlord's income
from all sources.

        B.      TAXES ON TENANT'S PROPERTY

(1) Tenant shall be liable for and shall pay ten days before delinquency, taxes
levied against any personal property or trade fixtures placed by Tenant in or
about the Premises. If any such taxes on Tenant's personal property or trade
fixtures are levied against Landlord or Landlord's property or if the assessed
value of the Premises is increased by the inclusion therein of a value placed
upon such personal property or trade fixtures of Tenant and if Landlord, after
written notice to Tenant, pays the taxes based on such increased assessment,
which Landlord shall have the right to do regardless of the validity thereof,
but only under proper protest if requested by Tenant, Tenant shall upon demand,
as the case may be, repay to Landlord the taxes so levied against Landlord, or
the proportion of such taxes resulting from such increase in the assessment;
provided that in any such event Tenant shall have the right, in the name of
Landlord and with Landlord's full cooperation, to bring suit in any court of
competent jurisdiction to recover the amount of any such taxes so paid under
protest, and any amount so recovered shall belong to Tenant.

(2) If the Tenant improvements in the Premises, whether installed, and/or paid
for by Landlord or Tenant and whether or not affixed to the real property so as
to become a part thereof; are assessed for Real Property Tax purposes at a
valuation higher than the valuation at which standard office improvements in
other space in the Complex are assessed, then the Real Property Taxes and
assessments levied against Landlord or the Complex by reason of such excess
assessed valuation shall be deemed to be taxes levied against personal property
of Tenant and shall be governed by the provisions of 12A(i), above. If the
records of the County Assessor are available and sufficient detailed to serve as
a basis for determining whether said Tenant improvements are assessed at a
higher valuation than standard office improvements in other space in the
Complex, such records shall be binding on both the Landlord and the Tenant. If
the records of the County Assessor are not available or sufficiently detailed to
serve as a basis for making said determination, the actual cost of construction
shall be used.

13.     LIABILITY INSURANCE Tenant, at Tenant's expense, agrees to keep in force
during the term of this Lease a policy of comprehensive public liability
insurance with limits in the amount of $1,000,000/1,000,000 for injuries to or
death of persons occurring in, on or about the Premises or the Complex, and
property damage insurance with limits of $500,000. The policy or policies
affecting such insurance, certificates of which shall be furnished to Landlord,
shall name Landlord as additional insured, and shall insure any liability of
Landlord, contingent or otherwise, as respects acts or omissions of Tenant, its
agents, employees or invitees or otherwise by any conduct or transactions of any
of said persons in or about or concerning the Premises, including any failure of
Tenant to observe or perform any of its obligations hereunder; shall be issued
by an insurance company admitted to transact business in the State of
California; and shall provide that the insurance effected thereby shall not be
canceled, except upon thirty (30) days' prior written notice to Landlord. If,
during the term of this Lease, in the reasonable opinion of Landlord's Lender,
insurance advisor or counsel, the amount of insurance described in this
paragraph 13 is not adequate, Tenant agrees to increase said coverage to such
reasonable amount as Landlord's Lender, insurance advisor or counsel shall deem
adequate. Landlord shall carry a reasonable amount of liability insurance.

14.     TENANT'S PERSONAL PROPERTY INSURANCE AND WORKER'S COMPENSATION INSURANCE
Tenant shall maintain a policy or policies of fire and property damage insurance
in "all risk" form with a sprinkler leakage endorsement insuring the personal
property, inventory, trade fixtures and leasehold improvements within the leased
Premises for the full replacement value thereof. The proceeds from any of such
policies shall be used for the repair or replacement of such items so insured.

        Tenant shall also maintain a policy or policies of worker's compensation
insurance and any other employee benefit insurance sufficient to comply with all
laws.

15.     PROPERTY INSURANCE Landlord shall purchase and keep in force and, as
        Additional Rent and in accordance with Paragraph 4D of this Lease,
        Tenant shall pay to Landlord Tenant's proportionate share (calculated on
        a square footage or other equitable basis as calculated by Landlord) of
        the cost of policy or policies of insurance covering loss or damage to
        the Premises

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<PAGE>   11

        and Complex in the amount of the full replacement value thereof,
        providing protection against those perils included within the
        classification of "all risks" insurance and flood and/or earthquake
        insurance, if available, plus a liability policy and a policy of rental
        income insurance in the amount of one hundred (100%) percent of twelve
        (12) months Basic Rent, plus sums paid as Additional Rent. If such
        insurance cost is increased due to Tenant's use of the Premises or the
        Complex, Tenant agrees to pay to Landlord the full cost of such
        increase. Tenant shall have no interest in nor any right to the proceeds
        of any insurance procured by Landlord for the Complex.

        Landlord and Tenant do each hereby respectively release the other, to
        the extent of insurance coverage of the releasing party, from any
        liability for loss or damage caused by fire or any of the extended
        coverage casualties included in the releasing party's insurance
        policies, irrespective of the cause of such fire or casualty; provided,
        however, that if the insurance policy of either releasing party
        prohibits such waiver, then this waiver shall not take effect until
        consent to such waiver is obtained. If such waiver is so prohibited, the
        insured party affected shall promptly notify the other party thereof.

16.     INDEMNIFICATION Landlord shall not be liable to Tenant and Tenant hereby
waives all claims against Landlord for any injury to or death of any person or
damage to or destruction of property in or about the Premises or the Complex by
or from any cause whatsoever, including, without limitation, gas, fire, oil,
electricity or leakage of any character from the roof, walls, basement or other
portion of the Premises or the Complex but excluding, however, the negligence or
willful misconduct of Landlord, its agents, servants, employees, invitees, or
contractors of which negligence Landlord has knowledge and reasonable time to
correct. The requirement of knowledge and reasonable time to correct shall not
apply to direct negligent acts by Landlord or Landlord's agents, servants,
employees, invitees, or contractors. Except as to injury to persons or damage to
property the principal cause of which is the negligence or willful misconduct of
Landlord, its agents, servants, employees, invitees, or contractors, Tenant
shall hold Landlord harmless from and defend Landlord against any and all
expenses, including reasonable attorney's fees, in connection therewith, arising
out of any injury to or death of any person or damage to or destruction of
property occurring in, on or about the Premises, or any part thereof, from any
cause whatsoever.

17.     COMPLIANCE Tenant, at its sole cost and expense, shall promptly comply
with all laws, statutes, ordinances and governmental rules, regulations or
requirements now or hereafter in effect; with the requirements of any board of
fire underwriters or other similar body now or hereafter constituted; and with
any direction or occupancy certificate issued pursuant to law by any public
officer; provided, however, that no such failure shall be deemed a breach of
these provisions if Tenant, immediately upon notification, commences to remedy
or rectify said failure. The judgement of any court of competent jurisdiction or
the admission of Tenant in any action against Tenant, whether Landlord be a
party thereto or not, that Tenant has violated any such law, statute, ordinance
or governmental rule, regulation, requirement, direction or provision, shall be
conclusive of that fact as between Landlord and Tenant. This paragraph shall not
be interpreted as requiring Tenant to make structural changes or improvements,
except to the extent such changes or improvements are required as a result of
Tenant's use of the Premises. Tenant shall, at its sole cost and expense, comply
with any and all requirements pertaining to said Premises, of any insurance
organization or company, necessary for the maintenance of reasonable fire and
public liability insurance covering the Premises.

        With respect to all applicable local, state and federal regulations and
codes including without limitation the Americans with Disabilities Act and Title
XXIV of the California Energy Code, as of the commencement of the lease term
for the Premises, Landlord at Landlord's sole cost and expense shall make all
modifications to the exterior of the Premises such as parking lots, stairways,
walkways, etc. to bring the exterior of the Premises leased hereunder into
compliance. Commencing as of the date Landlord offers possession of the Premises
to Tenant, Landlord shall at Landlord's sole cost and expense make any
governmentally required modifications to the restrooms to bring them into
compliance with all applicable codes. Landlord's compliance obligations with
respect to the restrooms set forth in this paragraph 17 shall also include
replacing fixtures and finishes as necessary. Landlord's sole obligation with
respect to compliance is therefore limited to any governmentally required
modifications to the Bathrooms within the Premises and any governmentally
required modifications to the exterior. All other costs and obligations

                                                                              11
<PAGE>   12

with respect to compliance shall rest solely with Tenant. All such interior
modifications shall be completed diligently prior to the Lease Commencement Date
referenced in Paragraph 2A above. All exterior modifications to be made by
Landlord shall be diligently constructed to completion.

18.     LIENS Tenant shall keep the Premises and the Complex free from any liens
arising out of any work performed, materials furnished or obligation incurred by
Tenant. In the event that Tenant shall not, within ten (10) days following the
imposition of such lien, cause the same to be released of record, Landlord shall
have, in addition to all other remedies provided herein and by law, the right,
but no obligation, to cause the same to be released by such means as it shall
deem proper, including payment of the claim giving rise to such lien. All sums
paid by Landlord for such purpose, and all expenses incurred by it in connection
therewith, shall be payable to Landlord by Tenant on demand with interest at the
prime rate of interest as quoted by the Bank of America.

19.     ASSIGNMENT AND SUBLETTING Tenant shall not assign, transfer or
hypothecate the leasehold estate under this Lease, or any interest therein, and
shall not sublet the Premises, or any part thereof, or any right or privilege
appurtenant thereto, or suffer any other person or entity to occupy or use the
Premises, or any portion thereof, without, in each case, the prior written
consent of Landlord which consent will not be unreasonably withheld. Tenant
agrees to pay to Landlord, as additional rent, 50% of all rents (after Tenant
deducts all costs of subleasing) or additional consideration received by Tenant
from its assignees, transferees or subtenants excluding the permitted assignees
described in the last sentence of this paragraph in excess of the rent payable
by Tenant to Landlord hereunder. Tenant shall, by thirty (30) days' written
notice, advise Landlord of its intent to assign or transfer Tenant's interest in
the Lease or sublet the Premises or any portion thereof for any part of the term
hereof. In the event Tenant is allowed to assign, transfer or sublet the whole
or any part of the Premises, with the prior written consent of Landlord, no
assignee, transferee or subtenant shall assign or transfer this Lease, either in
whole or in part, or sublet the whole or any part of the Premises, without also
having obtained the prior written consent of Landlord. A consent of Landlord to
one assignment, transfer, hypothecation, subletting, occupation or use by any
other person shall not release Tenant from any of Tenant's obligations hereunder
or be deemed to be a consent to any subsequent similar or dissimilar assignment,
transfer, hypothecation, subletting, occupation or use by any other person. Any
such assignment, transfer, hypothecation, subletting, occupation or use without
such consent shall be void and shall constitute a breach of this Lease by Tenant
and shall, at the option of Landlord exercised by written notice to Tenant,
terminate this Lease. The leasehold estate under this Lease shall not, nor shall
any interest therein, be assignable for any purpose by operation of law without
the written consent of Landlord. As a condition to its consent, Landlord may
require Tenant to pay all reasonable expenses in connection with the assignment,
and Landlord may require Tenant's assignee or transferee (or other assignees or
transferees) to assume in writing all of the obligations under this Lease and
for Tenant to remain liable to Landlord under the Lease. Notwithstanding the
foregoing, without the prior consent of Landlord, Tenant shall have the right
(i) to assign this Lease to an affiliate or subsidiary of Tenant or (ii) to
merge with another corporation or entity or (iii) to enter into an acquisition
of another corporation or be acquired by another corporation, in each case
provided that Landlord is promptly provided with notice thereof and Tenant
remains fully liable for the full performance of Tenant's obligation under the
Lease; provided, however, that in the event Tenant merges into another entity or
is wholly acquired by another entity (in each case, the "Successor Entity"), and
provided Tenant ceases to exist and the Successor Entity is at least as well
capitalized as Tenant and has at least the same overall financial wherewithal as
Tenant had prior to such merger or acquisition, it shall be the Successor Entity
(not Tenant) who shall be fully liable hereunder as the successor tenant.

20.     SUBORDINATION AND MORTGAGES In the event Landlord's title or leasehold
interest is now or hereafter encumbered by a deed of trust, upon the interest of
Landlord in the land and buildings in which the demised Premises are located, to
secure a loan from a lender (hereinafter referred to as "Lender") to Landlord,
Tenant shall, at the request of Landlord or Lender, execute in writing an
agreement subordinating its rights under this Lease to the lien of such deed of
trust, or, if so requested, agreeing that the lien of Lender's deed of trust
shall be or remain subject and subordinate to the rights of Tenant under this
Lease. Tenant hereby irrevocably appoints Landlord the attorney in fact of
Tenant to execute, deliver and record any such instrument or instruments for and
in the name and on behalf of Tenant. Notwithstanding any such subordination,
Tenant's possession under this Lease shall not be disturbed if

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<PAGE>   13

Tenant is not in default and so long as Tenant shall pay all rent and observe
and perform all of the provisions set forth in this Lease and any such
subordination agreement shall so reflect. Tenant agrees to send to any
mortgagees and/or deed of trust holders, by registered mail, a copy of any
notice of default served by Tenant upon the Landlord, provided that prior to
such notice, Tenant has been notified, in writing (by way of notice of
assignment of rents or otherwise) of the addresses of such mortgages and/or deed
of trust holders. Tenant further agrees that if Landlord shall have failed to
cure such default within the time provided for in this Lease, any such
mortgagees and/or deed of trust holders shall have an additional thirty (30)
days within which to cure such default, or if such default is not reasonably
susceptible of cure within that time, then such additional time as may be
reasonably necessary if within such (30) days, any mortgagee and/or deed of
trust holder has commenced and is diligently pursuing the remedies necessary to
cure such default, (including but not limited to commencement of foreclosure
proceedings), in which event this Lease shall not be terminated when such
remedies are being diligently pursued. Landlord further represents that there
are no outstanding loans on the Premises leased hereunder. In the event Landlord
borrows in the future and uses the Premises leased hereunder as security,
Landlord shall so notify Tenant.

21.     ENTRY BY LANDLORD Landlord reserves, and shall during normal business
hours have, the right to enter the Premises to inspect them; to perform any
services to be provided by Landlord hereunder; to submit the Premises to
prospective purchasers, mortgagers or tenants; to post notices of
nonresponsibility; and to alter, improve or repair the Premises and any portion
of the Complex, all without abatement of rent; and may erect scaffolding and
other necessary structures in or through the Premises where reasonably required
by the character of the work to be performed; provided, however, that the
business of Tenant shall be interfered with to the least extent that is
reasonably practical. For each of the foregoing purposes, Landlord shall at all
times have and retain a key with which to unlock all of the doors in an
emergency in order to obtain entry to the Premises, and any entry to the
Premises obtained by Landlord by any of said means, or otherwise, shall not
under any circumstances be construed or deemed to be a forcible or unlawful
entry into or a detainer of the Premises or an eviction, actual or constructive,
of Tenant from the Premises or any portion thereof. Landlord shall also have the
right at any time to change the arrangement or location of entrances or
passageways, doors and doorways, and corridors, elevators, stairs, toilets or
other public parts of the Complex and to change the name, number or designation
by which the Complex is commonly known, and none of the foregoing shall be
deemed an actual or constructive eviction of Tenant, or shall entitle Tenant to
any reduction of rent hereunder, and no such changes shall unreasonably
interfere with Tenant's use of or access to the building leased hereunder.

22.     BANKRUPTCY AND DEFAULT The commencement of a bankruptcy action or
liquidation action or reorganization action or insolvency action or an
assignment of or by Tenant for the benefit of creditors, or any similar action
undertaken by Tenant, or the insolvency of Tenant, shall, at Landlord's option,
constitute a breach of this Lease by Tenant. If the trustee or receiver
appointed to serve during a bankruptcy, liquidation, reorganization, insolvency
or similar action elects to reject Tenant's unexpired Lease, the trustee or
receiver shall notify Landlord in writing of its election within thirty (30)
days after an order for relief in a liquidation action or within thirty (30)
days after the commencement of any action.

        Within thirty (30) days after court approval of the assumption of this
Lease, the trustee or receiver shall cure (or provide adequate assurance to the
reasonable satisfaction of Landlord that the trustee or receiver shall cure) any
and all previous defaults under the unexpired Lease and shall compensate
Landlord for all actual pecuniary loss and shall provide adequate assurance of
future performance under said Lease to the reasonable satisfaction of Landlord.
Adequate assurance of future performance, as used herein, includes, but shall
not be limited to: (i) assurance of source and payment of rent, and other
consideration due under this Lease; (ii) assurance that the assumption or
assignment of this Lease will not breach substantially any provision, such as
radius, location, use, or exclusivity provision, in any agreement relating to
the above described Premises.

        Nothing contained in this section shall affect the existing right of
Landlord to refuse to accept an assignment upon commencement of or in connection
with a bankruptcy, liquidation, reorganization or insolvency action or an
assignment of Tenant for the benefit of creditors or other similar act. Nothing
contained in this Lease shall be construed as giving or granting or creating an
equity in the demised Premises to Tenant. In no event shall the leasehold estate
under this Lease, or any interest therein, be

                                                                              13
<PAGE>   14

assigned by voluntary or involuntary bankruptcy proceeding without the prior
written consent of Landlord. In no event shall this Lease or any rights or
privileges hereunder be an asset of Tenant under any bankruptcy, insolvency or
reorganization proceedings.

        The failure to perform or honor any covenant, condition or
representation made under this Lease shall constitute a default hereunder by
Tenant upon expiration of the appropriate grace period hereinafter provided.
Tenant shall have a period of five (5) days from the date of written notice from
Landlord within which to cure any default in the payment of rental or
adjustments thereto. Tenant shall have a period of twenty (20) days from the
date of written notice from Landlord within which to commence to cure any other
default under this Lease and Tenant shall diligently prosecute the cure to
completion. Upon an uncured default of this Lease by Tenant, Landlord shall have
the following rights and remedies in addition to any other rights or remedies
available to Landlord at law or in equity:

        (a) The rights and remedies provided for by California Civil Code
Section 1951.2, including but not limited to, recovery of the worth at the time
of award of the amount by which the unpaid rent for the balance of the term
after the time of award exceeds the amount of rental loss for the same period
that Tenant proves could be reasonably avoided, as computed pursuant to
subsection (b) of said Section 1951.2. Any proof by Tenant under subparagraphs
(2) and (3) of Section 1951.2 of the California Civil Code of the amount of
rental loss that could be reasonably avoided shall be made in the following
manner: Landlord and Tenant shall each select a licensed real estate broker in
the business of renting property of the same type and use as the Premises and in
the same geographic vicinity. Such two real estate brokers shall select a third
licensed real estate broker, and the three licensed real estate brokers so
selected shall determine the amount of the rental loss that could be reasonably
avoided from the balance of the term of this Lease after the time of award. The
decision of the majority of said licensed real estate brokers shall be final and
binding upon the parties hereto.

        (b) The rights and remedies provided by California Civil Code which
allows Landlord to continue the Lease in effect and to enforce all of its rights
and remedies under this Lease, including the right to recover rent as it becomes
due, for so long as Landlord does not terminate Tenant's right to possession;
acts of maintenance or preservation, efforts to relet the Premises, or the
appointment of a receiver upon Landlord's initiative to protect its interest
under this Lease shall not constitute a termination of Tenant's right to
possession.

        (c) The right to terminate this Lease by giving notice to Tenant in
accordance with applicable law.

        (d) The right and power, as attorney-in-fact for Tenant, to enter the
Premises and remove therefrom all persons and property, to store such property
in a public warehouse or elsewhere at the cost of and for the account of Tenant
and to sell such property and apply such proceeds therefrom pursuant to
applicable California law. Landlord, as attorney-in-fact for Tenant, may from
time to time sublet the Premises or any part thereof for such term or terms
(which may extend beyond the term of this Lease) and at such rent and such other
terms as Landlord in its sole discretion may deem advisable, with the right to
make alterations and repairs to the Premises. Upon each subletting, (i) Tenant
shall be immediately liable to pay Landlord, in addition to indebtedness other
than rent due hereunder, the cost of such subletting, including, but not limited
to, reasonable attorney's fees, and any real estate commissions actually paid,
and the cost of such alterations and repairs incurred by Landlord and the
amount, if any, by which the rent hereunder for the period of such subletting
(to the extent such period does not exceed the term hereof) exceeds the amount
to be paid as rent for the Premises for such period or (ii) at the option of
Landlord, rents received from such subletting shall be applied first to payment
of indebtedness other than rent due hereunder from Tenant to Landlord; second,
to the payment of any costs of such subletting and of such alterations and
repairs; third to payment of rent due and unpaid hereunder; and the residue, if
any, shall be held by Landlord and applied in payment of future rent as the same
becomes due hereunder. If Tenant has been credited with any rent to be received
by such subletting under option (i) and such rent shall not be promptly paid to
Landlord by the subtenant(s), or if such rentals received from such subletting
under option (ii) during any month be less than that to be paid during that
month by Tenant hereunder, Tenant shall pay any such deficiency to Landlord.
Such deficiency shall be calculated and paid monthly. For all purposes set forth
in this subparagraph (d), Landlord is hereby irrevocably appointed
attorney-in-fact for Tenant, with power of substitution. No taking possession of
the Premises by Landlord, as attorney-in-fact for Tenant, shall be construed as
an election on its part to terminate this Lease unless a written notice of such
intention be given to Tenant. Notwithstanding any such subletting without
termination, Landlord may at any time hereafter elect to terminate this Lease
for such previous breach.

                                                                              14
<PAGE>   15

        (e) The right to have a receiver appointed for Tenant upon application
by Landlord, to take possession of the Premises and to apply any rental
collected from the Premises and to exercise all other rights and remedies
granted to Landlord as attorney-in-fact for Tenant pursuant to subparagraph (d)
above.

23.     ABANDONMENT Tenant shall not vacate or abandon the Premises at any time
during the term of this Lease; and if Tenant shall abandon, vacate or surrender
said Premises, or be dispossessed by the process of law, or otherwise, any
personal property belonging to Tenant and left on the Premises shall be deemed
to be abandoned, at the option of Landlord, except such property as may be
mortgaged to Landlord.

24.     DESTRUCTION

        In the event the Premises are damaged or destroyed in whole or in part
from any cause, Landlord shall, within fifteen (15) days of the event of such
damage or destruction, notify Tenant in writing as to the approximate length of
time necessary for Landlord to reconstruct the Premises to substantially its
former condition. If such estimate exceeds one hundred eighty (180) days from
the date of damage or destruction, Tenant shall have the option, within ten (10)
days of receipt of Landlord's notice, to terminate this Lease. If Tenant does
not exercise its option to terminate, or if Tenant is not entitled to terminate
under this paragraph, Landlord shall promptly, at its sole expense, rebuild or
restore the Premises to substantially the condition existing prior to the date
of damage or destruction. Tenant shall be entitled to a reduction in rent while
such repair is being made in the proportion that the area of the Premises
rendered untenantable by such damage bears to the total area of the Premises. If
Landlord does not complete the rebuilding or restoration within one hundred
eighty (180) days following the date of destruction (such period of time to be
extended for delays caused by the fault or neglect of Tenant or because of Acts
of God, acts of public agencies, labor disputes, strikes, fires, freight
embargoes, rainy or stormy weather, inability to obtain materials, supplies or
fuels), then Tenant shall have the right to terminate this Lease by giving
fifteen (15) days prior written notice to Landlord. Notwithstanding anything
herein to the contrary, Landlord's obligation to rebuild or restore shall be
limited to the building and interior improvements constructed by Landlord as
they existed as of the commencement date of the Lease and the initial Tenant
Improvements installed at the commencement of the term, but shall not include
restoration of Tenant's trade fixtures, equipment, merchandise or any subsequent
improvements, alterations or additions made by Tenant to the Premises, which
Tenant shall forthwith replace or fully repair at Tenant's sole cost and expense
provided this Lease is not canceled according to the provisions above. Unless
this Lease is terminated pursuant to the foregoing provisions, this Lease shall
remain in full force and erect. Tenant hereby expressly waives the provisions of
Section 1932, Subdivision 2, and Section 1933, Subdivision 4 of the California
Civil Code.

        Notwithstanding anything to the contrary set forth above, in the event
the damage or destruction of the Premises (i) occurs during the last two years
of the term (unless any applicable extension option has been exercised) and (ii)
has rendered at least 33% of the Premises unusable by Tenant, Landlord shall
have the option during the aforementioned fifteen (15) day period to elect not
to rebuild the Premises by so notifying Tenant or to elect to terminate this
Lease by so notifying Tenant.

25.     EMINENT DOMAIN If all or any part of the Premises shall be taken by any
public or quasi-public authority under the power of eminent domain or conveyance
in lieu thereof, this Lease shall terminate as to any portion of the Premises so
taken or conveyed on the date when title vests in the condemnor, and Landlord
shall be entitled to any and all payment, income, rent, award or any interest
therein whatsoever which may be paid or made in connection with such taking or
conveyance, and Tenant shall have no claim against Landlord or otherwise for the
value of any unexpired term of this Lease. Notwithstanding the foregoing
paragraph, any compensation specifically awarded Tenant for loss of business,
Tenant's personal property, moving cost or loss of goodwill, shall be and remain
the property of Tenant.

                                                                              15
<PAGE>   16

        If (i) any action or proceeding is commenced for such taking of the
Premises or any part thereof, or if Landlord is advised in writing by any entity
or body having the right or power of condemnation of its intention to condemn
the Premises or any portion thereof, or (ii) any of the foregoing events occur
with respect to the taking of any space in the Complex not leased hereby, or if
any such space is so taken or conveyed in lieu of such taking and Landlord shall
decide to discontinue the use and operation of the Complex, or decide to
demolish, alter or rebuild the Complex, then in any of such events Landlord
shall have the right to terminate this Lease by giving Tenant written notice
thereof within sixty (60) days of the date of receipt of said written advice, or
commencement of said action or proceeding, or taking or conveyance, which
termination shall take place as of the first to occur of the last day of the
calendar month next following the month in which such notice is given or the
date on which title to the Premises shall vest in the condemnor.

        In the event of such a partial taking or conveyance of the Premises, if
the portion of the Premises taken or conveyed is so substantial that the Tenant
can no longer reasonably conduct its business, Tenant shall have the privilege
of terminating this Lease within sixty (60) days from the date of such taking or
conveyance, upon written notice to Landlord of its intention so to do, and upon
giving of such notice this Lease shall terminate on the last day of the calendar
month next following the month in which such notice is given, upon payment by
Tenant of the rent from the date of such taking or conveyance to the date of
termination.

        If a portion of the Premises be taken by condemnation or conveyance in
lieu thereof and neither Landlord nor Tenant shall terminate this Lease as
provided herein, this Lease shall continue in full force and effect as to the
part of the Premises not so taken or conveyed, and the rent herein shall be
apportioned as of the date of such taking or conveyance so that thereafter the
rent to be paid by Tenant shall be in the ratio that the area of the portion of
the Premises not so taken or conveyed bears to the total area of the Premises
prior to such taking.

26.     SALE OR CONVEYANCE BY LANDLORD In the event of a sale or conveyance of
the Complex or any interest therein, by any owner of the reversion then
constituting Landlord, the transferor shall thereby be released from any
liability thereafter arising upon any of the terms, covenants or conditions
(express or implied) herein contained in favor of Tenant, and in such event,
insofar as such transfer is concerned, Tenant agrees to look solely to the
responsibility of the successor in interest of such transferor in and to the
Complex and this Lease. This Lease shall not be affected by any such sale or
conveyance, and Tenant agrees to attorn to the successor in interest of such
transferor.

27.     ATTORNMENT TO LENDER OR THIRD PARTY In the event the interest of
Landlord in the land and buildings in which the leased Premises are located
(whether such interest of Landlord is a fee title interest or a leasehold
interest) is encumbered by deed of trust, and such interest is acquired by the
lender or any third party through judicial foreclosure or by exercise of a power
of sale at private trustee's foreclosure sale, Tenant hereby agrees to attorn to
the purchaser at any such foreclosure sale and to recognize such purchaser as
the Landlord under this Lease. In the event the lien of the deed of trust
securing the loan from a Lender to Landlord is prior and paramount to the lease,
this Lease shall nonetheless continue in full force and effect for the remainder
of the unexpired term hereof, at the same rental herein reserved and upon all
the other terms, conditions and covenants herein contained.

28.     HOLDING OVER Any holding over by Tenant after expiration or other
termination of the term of this Lease with the written consent of Landlord
delivered to Tenant shall not constitute a renewal or extension of the Lease or
give Tenant any rights in or to the leased Premises except as expressly provided
in this Lease. Any holding over after the expiration or other termination of the
term of this lease, with the consent of Landlord, shall be construed to be a
tenancy from month to month, on the same terms and conditions herein specified
insofar as applicable except that the monthly Basic Rent shall be increased to
an amount equal to one hundred twenty-five (125%) percent of the monthly Basic
Rent required during the last month of the Lease term. Tenant shall have the
right, upon one year's prior written notice to Landlord, to extend the lease
termination date for this Lease up to 6 months beyond the lease expiration date
provided. The Basic Rent during this extended period shall be 125% of the
monthly Basic Rent then in effect for the month immediately prior to the Lease
expiration.

                                                                              16
<PAGE>   17

29.     CERTIFICATE OF ESTOPPEL Tenant shall at any time upon not less than ten
(10) days' prior written notice from Landlord execute, acknowledge and deliver
to Landlord a statement in writing (i) certifying 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) and the date to which the rent and other charges are paid in
advance, if any, and (ii) acknowledging that there are not, to Tenant's
knowledge, any uncured defaults on the part of Landlord hereunder, or specifying
such defaults, if any, are claimed. Any such statement may be conclusively
relied upon by any prospective purchaser or encumbrancer of the Premises.
Tenant's failure to deliver such statement within such time shall be conclusive
upon Tenant that this Lease is in full force and effect, without modifications
except as may be represented by Landlord; that there are no uncured defaults in
Landlord's performance, and that not more than one month's rent has been paid in
advance. If requested by Tenant, Landlord shall issue Tenant a certificate of
Estoppel stating whether or not Tenant is in compliance with the Lease and is
current on rental payments.

30.     CONSTRUCTION CHANGES Landlord does not guarantee the accuracy of any
drawings supplied to Tenant and verification of the accuracy of such drawings
rests with Tenant.

31.     RIGHT OF LANDLORD TO PERFORM All terms, covenants and conditions of this
Lease to be performed or observed by Tenant shall be performed or observed by
Tenant at Tenant's sole cost and expense and without any reduction of rent. If
Tenant shall fail to pay any sum of money, or other rent, required to be paid by
it hereunder or shall fail to perform any other term or covenant hereunder on
its part to be performed, and such failure shall continue for five (5) days
after written notice thereof by Landlord, Landlord, without waiving or releasing
Tenant from any obligation of Tenant hereunder, may, but shall not be obligated
to, make any such payment or perform any such other term or covenant on Tenant's
part to be performed. All sums so paid by Landlord and all necessary costs of
such performance by Landlord together with interest thereon at the rate of the
prime rate of interest per annum as quoted by the Bank of America from the date
of such payment of performance by Landlord, shall be paid (and Tenant covenants
to make such payment) to Landlord on demand by Landlord, and Landlord shall have
(in addition to any other right or remedy of Landlord) the same rights and
remedies in the event of non-payment by Tenant as in the case of failure by
Tenant in the payment of rent hereunder.

32.     ATTORNEYS FEES

        (A) In the event that Landlord should bring suit for the possession of
the Premises, for the recovery of any sum due under this Lease, or because of
the breach of any provision of this Lease, or for any other relief against
Tenant hereunder, or in the event that Tenant should bring suit against Landlord
for the recovery of any sums due hereunder or because of the breach of any
provision of this Lease or for any other relief against Landlord hereunder, then
all costs and expenses, including reasonable attorney's fees, incurred by the
prevailing party therein shall be paid by the other party, which obligation on
the part of the other party shall be deemed to have accrued on the date of the
commencement of such action and shall be enforceable whether or not the action
is prosecuted to judgement.

        (B) Should Landlord be named as a defendant in any suit brought against
Tenant in connection with or arising out of Tenant's occupancy hereunder, Tenant
shall pay to Landlord its costs and expenses incurred in such suit, including a
reasonable attorney's fee, except to the extent Landlord's cost and expense were
caused by the negligence or willful misconduct of Landlord, its agents or
employees.

33.     WAIVER The waiver by either party of the other party's failure to
perform or observe any term, covenant or condition herein contained to be
performed or observed by such waiving party shall not be deemed to be a waiver
of such term, covenant or condition or of any subsequent failure of the party
failing to perform or observe the same or any other such term, covenant or
condition therein contained, and no custom or practice which may develop between
the parties hereto during the term hereof shall be deemed a waiver of, or in any
way affect, the right of either party to insist upon performance and observance
by the other party in strict accordance with the terms hereof.

                                                                              17
<PAGE>   18

34.     NOTICES All notices, demands, requests, advices or designations which
may be or are required to be given by either party to the other hereunder shall
be in writing. All notices, demands, requests, advices or designations by
Landlord to Tenant shall be sufficiently given, made or delivered if personally
served on Tenant or if sent by United States certified or registered mail,
postage prepaid, addressed to Tenant at Intuit Inc., 2535 Garcia Avenue,
Mountain View, California 94043, Attn: General Counsel. All notices, demands,
requests, advices or designations by Tenant to Landlord shall be sent by United
States certified or registered mail, postage prepaid, addressed to Landlord at
its offices at 3201 Ash Street, Palo Alto, CA 94306.

Each notice, request, demand advice or designation referred to in this paragraph
shall be deemed received on the date of the personal service or mailing thereof
in the manner herein provided, as the case may be.

35.     EXAMINATION OF LEASE Submission of this instrument for examination or
signature by Tenant does not constitute a reservation of or option for a lease,
and this instrument is not effective as a lease or otherwise until its execution
and delivery by both Landlord and Tenant. Landlord and Tenant mutually intend
that neither shall have any binding contractual obligations to the other with
respect to the matters referred to herein unless and until this instrument has
been fully executed by both parties.

36.     DEFAULT BY LANDLORD Landlord shall not be in default unless Landlord
fails to perform obligations required of Landlord within a reasonable time, but
in no event earlier than thirty (30) days after written notice by Tenant to
Landlord and to the holder of any first mortgage or deed of trust covering the
Premises whose name and address shall have heretofore been furnished to Tenant
in writing, specifying wherein Landlord has failed to perform such obligations;
provided, however, that if the nature of Landlord's obligations is such than
more than thirty (30) days are required for performance, then Landlord shall not
be in default if Landlord commences performance within such thirty (30) day
period and thereafter diligently prosecutes the same to completion.
Notwithstanding anything to the contrary set forth above in this paragraph 36,
Landlord and Tenant agree that under certain "emergency circumstances", Tenant
shall have the right to perform obligations otherwise required of Landlord
without the necessity of providing Landlord (and any mortgagee) with such thirty
(30) day notice and opportunity to cure. Under such "emergency circumstances",
Tenant shall use its good faith reasonable judgement in determining a shorter
notice period for response by Landlord or determining that the matter at hand
must be resolved immediately such that notice can only be given after the fact.
For the purposes hereof, "emergency circumstances" shall mean (i) any hazardous
situation that poses a threat of damage, destruction or injury to any person or
property of a material nature or otherwise threatens the safety of employees
and/or visitors to the Premises or (ii) any other circumstance that involves a
substantial interference with the operations of Tenant's business enterprise in
the Premises, including without limitation the launching of new software
products or revisions thereto (especially to correct existing problems which
must be addressed immediately) to enable customers to perform needed financial
and tax-related functions, which is of special concern during the months
preceding April 15th of each calendar year.

37.     CORPORATE AUTHORITY

        If Tenant is a corporation (or a partnership) each individual executing
this Lease on behalf of said corporation (or partnership) represents and
warrants that he is duly authorized to execute and deliver this Lease on behalf
of said corporation (or partnership) in accordance with the by-laws of said
corporation (or partnership in accordance with the partnership agreement) and
that this Lease is binding upon said corporation (or partnership) in accordance
with its terms. If Tenant is a corporation, Tenant shall, within thirty (30)
days of written request by Landlord after execution of this Lease, deliver to
Landlord a certified copy of the resolution of the Board of Directors of said
corporation authorizing or ratifying the execution of this Lease.

38.     BASIC RENT ADJUSTMENT (deleted)

                                                                              18
<PAGE>   19

39.     LIMITATION OF LIABILITY In consideration of the benefits accruing
        hereunder, Tenant and all successors and assigns covenant and agree
        that, in the event of any actual or alleged failure, breach or default
        hereunder by Landlord:

        (i)     the sole and exclusive remedy shall be against Landlord and
                Landlord's assets;

        (ii)    no partner of Landlord shall be sued or named as a party in any
                suit or action (except as may be necessary to secure
                jurisdiction of the partnership)

        (iii)   no service of process shall be made against any partner of
                Landlord (except as may be necessary to secure jurisdiction of
                the partnership)

        (iv)    no partner of Landlord shall be required to answer or otherwise
                plead to any service of process;

        (v)     no judgement shall be taken against any partner of Landlord;

        (vi)    any judgement taken against any partner of Landlord may be
                vacated and set aside at any time without hearing;

        (vii)   no writ of execution will ever be levied against the assets of
                any partner of Landlord;

        (viii)  these covenants and agreements are enforceable both by Landlord
                and also by any partner of Landlord.

        (ix)    The term, "Landlord", as used in this section, shall mean only
                the owner or owners from time to time of the fee title or the
                tenant's interest under a ground lease of the land described in
                Exhibit "B", and in the event of any transfer of such title or
                interest, Landlord herein named (and in case of any subsequent
                transfers the then grantor) shall be relieved from and after the
                date of such transfer of all liability as respects Landlord's
                obligations thereafter to be performed, provided that any funds
                in the hands of Landlord or the then grantor at the time of such
                transfer, in which Tenant has an interest, shall be delivered to
                the grantee. Similarly, the obligations contained in this Lease
                to be performed by Landlord shall be binding on Landlord's
                successors and assigns only during their respective periods of
                ownership. Tenant agrees that each of the foregoing covenants
                and agreements shall be applicable to any covenant or agreement
                either expressly contained in this Lease or imposed by statute
                or at common law.

40.     BROKERS Tenant warrants that it had dealing with only the following real
estate brokers or agents in connection with the negotiation of this Lease: NONE
and that it knows of no other real estate broker or agent who is entitled to a
commission in connection with this Lease.

41.     SIGNS No sign, placard, picture, advertisement, name or notice shall be
inscribed, displayed, printed or affixed on or to any part of the outside of the
Premises or any exterior windows of the Premises without the written consent of
Landlord first had and obtained and Landlord shall have the right to remove any
such sign, placard, picture, advertisement, name or notice without notice to and
at the expense of Tenant. If Tenant is allowed to print or affix or in any way
place a sign in, on, or about the Premises, then upon expiration or other sooner
termination of this Lease, Tenant at Tenant's sole cost and expense shall both
remove such sign and repair all damage in such manner as to restore all aspects
of the appearance of the Premises to the condition prior to the placement of
said sign.

        All approved signs or lettering on outside doors shall be printed,
painted, affixed or inscribed at the expense of Tenant by a person approved of
by Landlord. Tenant shall not place anything or allow anything to be placed near
the glass of any window, door partition or wall which may appear unsightly from
outside the Premises.

        Subject to the approval of the City of Mountain View and Landlord, whose
consent shall not be unreasonably withheld or delayed, Tenant, at Tenant's sole
cost and expense, shall have the right to install (i) a monument sign located at
the main driveway entrance to the Complex; (ii) suitable building signage
adjacent to the Premises and (iii) suitable directional signage in the common
areas and within the Premises leased hereunder. At Tenant's request, Landlord
shall promptly remove all prior tenant signage from the Premises and any common
areas adjacent thereto and said removal shall not be at Tenant's expense.

                                                                              19
<PAGE>   20

42.     FINANCIAL STATEMENTS In the event Tenant tenders to Landlord any
information on the financial stability, credit worthiness or ability of the
Tenant to pay the rent due and owing under the Lease, then Landlord shall be
entitled to rely upon the information provided in determining whether or not to
enter into this Lease Agreement with Tenant and Tenant hereby represents and
warrants to Landlord the following: (i) That all documents provided by Tenant to
Landlord are true and correct copies of the original; and (ii) Tenant has not
withheld any information from Landlord which is material to Tenant's credit
worthiness, financial condition or ability to pay the rent; and (iii) all
information supplied by Tenant to Landlord is true, correct and accurate in
every material aspect; and (iv) no part of the information supplied by Tenant to
Landlord contains misleading or fraudulent statements as to any material matter.

        A default under this paragraph shall be a non-curable default on behalf
of Tenant and Landlord shall be entitled to pursue any right or remedy available
to Landlord under the terms of this Lease or available to Landlord under the
laws of the State of California.

43.     HAZARDOUS MATERIALS

        A. As used herein, the term "Hazardous Material" shall mean any
substance or material which has been determined by any state, federal or local
governmental authority to be capable of posing a risk of injury to health,
safety or property including all of those materials and substances designated or
defined as "hazardous" or "toxic" by (i) the Environmental Protection Agency,
the California Water Quality Control Board, the Department of Labor, the
California Department of Industrial Relations, the Department of Transportation,
the Department of Agriculture, the Consumer Product Safety Commission, the
Department of Health and Human Services, the Food and Drug Agency or any other
governmental agency now or hereafter authorized to regulate materials and
substances in the environment, or by (ii) the Comprehensive Environmental
Response, Compensation and Liability Act of 1980, 42 U.S.C. 9601 et seq., as
amended; the Hazardous Materials Transportation Act, 49 U.S.C. 1801, et seq., as
amended; the Resource Conservation and Recovery Act, 42 U.S.C. 6901, et seq., as
amended; the Hazardous Waste Control Law, California Health & Safety Code 25100
et seq., as amended; Sections 66680 through 66685 of Title 22 of the California
Administration Code, Division 4, Chapter 30, as amended; and in the regulations
adopted and publications promulgated pursuant to said laws.

        B. Tenant shall not cause or permit any Hazardous Material to be
improperly or illegally used, stored, discharged, released or disposed of in,
from, under or about the Premises or the Complex, or any other land or
improvements in the vicinity of the Premises or the Complex. Without limiting
the generality of the foregoing, Tenant, at its sole cost, shall comply with all
laws relating to Hazardous Materials. If the presence of Hazardous Materials on
the Premises or the Complex caused or permitted by Tenant results in
contamination of the Premises or the Complex or any soil in or about the
Premises or the Complex, Tenant, as its expense shall promptly take all actions
necessary to return the Premises or the Complex to the condition existing prior
to the appearance of such Hazardous Material. The termination of this Lease
shall not terminate or reduce the liability or obligations of Tenant under this
Section, or as may be required by law, to clean up, monitor or remove any
Hazardous Materials from the Premises or the Complex.

        Tenant shall defend, hold harmless and indemnify Landlord and its agents
and employees with respect to all claims, damages and liabilities arising out of
or in connection with any Hazardous Material used, stored, discharged, released
or disposed of in, from, under or about the Premises or the Complex, where said
Hazardous Material is or was attributable to the activities of Tenant, its
agents or contractors during the Lease term and whether or not Tenant had
knowledge of such Hazardous Material, including, without limitation, any cost of
monitoring or removal, any reduction in the fair market value or fair rental
value of the Premises or the Complex and any loss, claim or demand by any third
person or entity relating to bodily injury or damage to real or personal
property.

        Tenant shall not suffer any lien to be recorded against the Premises or
the Complex as a consequence of a Hazardous Material, including any so called
state, federal or local "super fund" lien related to the "clean up" of a
Hazardous Material in or about the Premises, where said Hazardous Material is or
was attributable to the activities of Tenant.

                                                                              20
<PAGE>   21

        C. In the event Hazardous Materials are discovered in or about the
Premises or the Complex, and Landlord has substantial reason to believe that
Tenant was responsible for the presence of the Hazardous Material, then Landlord
shall have the right to appoint a consultant, at Tenant's expense, to conduct an
investigation to determine whether Hazardous Materials are located in or about
the Premises or the Complex and to determine the corrective measures, if any,
required to remove such Hazardous Materials. Tenant, at its expense, shall
comply with all recommendations of the consultant, as required by law. To the
extent it is determined that Tenant was not responsible for the presence of the
Hazardous Materials, then Landlord shall reimburse Tenant for any costs incurred
by Landlord and paid by Tenant under the terms of this paragraph 43.C.

        Tenant shall immediately notify Landlord of any inquiry, test,
investigation or enforcement proceeding by or against Tenant or the Premises or
the Complex concerning a Hazardous Material. Tenant acknowledges that Landlord,
as the owner of the Property, at its election, shall have the sole right, at
Tenant's expense, to negotiate, defend, approve and appeal any action taken or
order issued with regard to a Hazardous Material by an applicable governmental
authority. Provided Tenant is not in default under the terms of this Lease,
Tenant shall likewise have the right to participate in any negotiations,
approvals or appeals of any actions taken or orders issued with regard to the
Hazardous Material and Landlord shall not have the right to bind Tenant in said
actions or orders.

        Landlord shall defend, hold harmless and indemnify Tenant and its agents
and employees with respect to all claims, damages and liabilities arising out of
or in connection with any Hazardous Material used, stored, discharged, released
or disposed of in, from, under or about the Premises or the Complex, where said
Hazardous Material is or was not attributable to the activities of Tenant, its
agents or contractors during the Lease term and whether or not Tenant had
knowledge of such Hazardous Material including, without limitation, any cost of
monitoring or removal, any reduction in the fair market value or fair rental
value of the Premises or the Complex and any loss, claim or demand by any third
person or entity relating to bodily injury or damage to real or personal
property.

        D. It shall not be unreasonable for Landlord to withhold its consent to
any proposed assignment or subletting if (i) the proposed assignee's or
subtenant's anticipated use of the Premises involves the storage, use or
disposal of Hazardous Material; (ii) if the proposed assignee or subtenant has
been required by any prior landlord, lender or governmental authority to "clean
up" Hazardous Material; (iii) if the proposed assignee or subtenant is subject
to investigation or enforcement order or proceeding by any governmental
authority in connection with the use, disposal or storage of a Hazardous
Material.

        E. Tenant shall surrender the Premises to Landlord, upon the expiration
or earlier termination of the Lease, free of Hazardous Materials which are or
were attributable to Tenant. If Tenant fails to so surrender the Premises,
Tenant shall indemnify and hold Landlord harmless from all damages resulting
from Tenant's failure to surrender the Premises as required by this paragraph,
including, without limitation, any claims or damages in connection with the
condition of the Premises including, without limitation, damages occasioned by
the inability to relet the Premises or a reduction in the fair market and/or
rental value of the Premises or the Complex by reason of the existence of any
Hazardous Materials, which are or were attributable to the activities of Tenant,
in or around the Premises or the Complex. Notwithstanding any provision to the
contrary in this Lease, if any action is required to be taken by a governmental
authority to clean-up, monitor or remove any Hazardous Materials, which are or
were attributable to the activities of Tenant, from the Premises or the Complex
and such action is not completed prior to the expiration or earlier termination
of the Lease, then at Landlord's election (i) this Lease shall be deemed renewed
for a term commencing on the expiration date of this Lease and ending on the
date the clean-up, monitoring or removal procedure is completed (provided,
however, that the total term of this Lease shall not be longer than 34 years and
11 months); or (ii) Tenant shall be deemed to have impermissibly held over and
Landlord shall be entitled to all damages directly or indirectly incurred in
connection with such holding over, including without limitation damages
occasioned by the inability to relet the Premises or a reduction in the fair
market and/or fair rental value of the Premises or the Complex by reason of the
existence of the Hazardous Material.

                                                                              21
<PAGE>   22

        F. Upon the Lease Commencement Date, Tenant shall provide to Landlord a
complete list of all chemicals, toxic waste or Hazardous Materials employed by
Tenant within the Premises. Throughout the terms of the Lease, Tenant shall
continue to update this list of chemicals, contaminants and Hazardous Materials.
Landlord hereby warrants Tenant that there is no asbestos in the building.

44.     MISCELLANEOUS AND GENERAL PROVISIONS

        a. Tenant shall not, without the written consent of Landlord, use the
        name of the building for any purpose other than as the address of the
        business conducted by Tenant in the Premises.

        b. This Lease shall in all respects be governed by and construed in
        accordance with the laws of the State of California. If any provision of
        this Lease shall be invalid, unenforceable or ineffective for any reason
        whatsoever, all other provisions hereof shall be and remain in full
        force and effect.

        c. The term "Premises" includes the space leased hereby and any
        improvements now or hereafter installed therein or attached thereto. The
        term "Landlord" or any pronoun used in place thereof includes the plural
        as well as the singular and the successors and assigns of Landlord. The
        term "Tenant" or any pronoun used in place thereof includes the plural
        as well as the singular and individuals, firms, associations,
        partnerships and corporations, and their and each of their respective
        heirs, executors, administrators, successors and permitted assigns,
        according to the context hereof, and the provisions of this Lease shall
        inure to the benefit of and bind such heirs, executors, administrators,
        successors and permitted assigns.

        The term "person" includes the plural as well as the singular and
        individuals, firms, associations, partnerships and corporations. Words
        used in any gender include other genders. If there be more than one
        Tenant the obligations of Tenant hereunder are joint and several. The
        paragraph headings of this Lease are for convenience of reference only
        and shall have no effect upon the construction or interpretation of any
        provision hereof.

        d. Time is of the essence of this Lease and of each and all of its
        provisions.

        e. At the expiration or earlier termination of this Lease, Tenant shall
        execute, acknowledge and deliver to Landlord, within ten (10) days after
        written demand from Landlord to Tenant, any quitclaim deed or other
        document required by any reputable title company, licensed to operate in
        the State of California, to remove the cloud or encumbrance created by
        this Lease from the real property of which Tenant's Premises are a part.

        f. This instrument along with any exhibits and attachments hereto
        constitutes the entire agreement between Landlord and Tenant relative to
        the Premises and this agreement and the exhibits and attachments may be
        altered, amended or revoked only by an instrument in writing signed by
        both Landlord and Tenant. Landlord and Tenant hereby agree that all
        prior or contemporaneous oral agreements between and among themselves
        and the agents or representatives relative to the leasing of the
        Premises are merged in or revoked by this agreement.

        g. Neither Landlord nor Tenant shall record this Lease or a short form
        memorandum hereof without the consent of the other.

        h. Tenant further agrees to execute any amendments required by a lender
        to enable Landlord to obtain financing, so long as Tenant's rights
        hereunder are not substantially affected.

        i. Clauses, plats and riders, if any, signed by Landlord and Tenant and
        endorsed on or affixed to this Lease are a part hereof.

                                                                              22
<PAGE>   23

        j. Tenant covenants and agrees that no diminution or shutting off of
        light, air or view by any structure which may be hereafter erected
        (whether or not by Landlord) shall in any way affect this Lease, entitle
        Tenant to any reduction of rent hereunder or result in any liability of
        Landlord to Tenant.

        k. Landlord covenants with Tenant that upon Tenant paying the rent and
        all other charges required under this Lease and performing all of
        Tenant's covenants and agreements contained herein, Tenant shall
        peacefully have, hold and enjoy the Premises, subject to all of the
        terms and conditions of this Lease.

45.     OPTIONS TO EXTEND

        Provided Tenant is not in default under any of the terms, covenants or
conditions of this Lease and subject to the terms and conditions set forth
hereafter, Tenant is hereby granted the option to extend the term of the Lease
for the Premises leased hereunder for two consecutive five year periods:

        a) Tenant shall notify Landlord in writing of Tenant's exercise of its
option to extend the Lease no less than 12 months prior to the lease expiration
date.

        b) The Lease shall be extended for a period of five years commencing
upon the day after the Lease expiration date and shall terminate five years
later.

        c) The monthly Basic Rent during each of the extended terms shall be the
Fair Market Rate with interim adjustment (if any) then being charged for
comparable space of comparable quality in the immediate Mountain View/Shoreline
area, but in no event shall the monthly Basic Rent be less than the monthly
Basic Rent for the last full month immediately preceding the commencement date
of the extended term.

        d) The then current payment for Additional Rent described in paragraph
4D of the Lease shall continue to be adjusted according to paragraph 4D of the
Lease.

        e) This option to extend can be exercised solely by Tenant for its sole
use of the Premises (including any permitted subtenants (except for any entities
affiliated with Tenant) which in total do not exceed 25% of the building) and
may not be transferred or assigned to any sublessee or other party, nor may this
option be exercised by Tenant if more than 25% of the building is then subleased
to a party other than Tenant or Tenant's affiliates.

46.     FAIR MARKET RATE

        The fair market rate shall be defined as the prevailing market rate with
interim adjustments (if any) then charged for comparable space of comparable
quality in the immediate Mountain View/Shoreline market area. Landlord and
Tenant shall attempt to agree in writing on such fair market rate. If Landlord
and Tenant do not agree on the fair market rate for the Premises by that date
which is one hundred fifty (150) days prior to the beginning of each extended
term, then Landlord and Tenant shall each select a licensed real estate broker
(the "Brokers") with a minimum five (5) years commercial leasing experience in
the Mountain View area to determine the fair market rate for the Premises. If
the Brokers are unable to agree as to the fair market rate by that date which is
one hundred twenty (120) days prior to the beginning of each extended term, then
the Brokers shall mutually select a third licensed real estate broker (the
"Arbitrator") who has the same minimum qualifications as the Brokers and who has
not previously represented either party. Each Broker shall submit to the
Arbitrator his or her determination of the fair market rate for the Premises,
and the support therefor, and the Arbitrator shall decide which Broker has most
accurately determined the fair market rate, which decision shall be final and
binding on both Landlord and Tenant. Landlord and Tenant shall each pay their
own Broker's fees and costs and shall each pay one-half (1/2) of the
Arbitrator's fees and costs.

                                                                              23
<PAGE>   24

47.     ACCEPTANCE AND SURRENDER OF PREMISES AND COST OF MAJOR REPAIRS

        Notwithstanding anything in paragraphs 8 & 9 to the contrary, commencing
as of the date Landlord offers possession of the Premises to Tenant, an
independent inspection team shall be hired to make a thorough inspection of the
Premises. Tenant shall hire the inspectors subject to Landlord's reasonable
approval of the cost of the inspection and the inspector. Landlord shall pay for
the inspection. Said inspection shall be limited to and shall only include
roofs, elevators, HVAC systems, electrical systems (including lights and bulbs),
plumbing systems, locking mechanisms, exterior and roll-up doors, and glazing.
Tenant shall provide Landlord a copy of these reports. Landlord shall deliver
the buildings and all operating systems covered in the report to Tenant as of
the Lease Commencement Date referenced in Paragraph 2A above in a well
maintained condition and in good repair. Landlord shall be under no specific
obligation to upgrade any particular system and Tenant acknowledges that the
systems have been previously used. Landlord's repair of the referenced items
shall not affect the commencement date of the Lease so long as Tenant is able to
occupy and operate in the Premises without interference. Notwithstanding
anything in paragraph 7 to the contrary, Capital Expenses made by Landlord shall
not be included in the annual expenses of operation, management and maintenance
of the Building or Complex. For example, the replacement of an entire roof shall
not be deemed an expense of operation whereas the ongoing repair and maintenance
of a roof is deemed an operating expense. In addition to provisions of
paragraphs 4D and 7, if there is a single incident that requires a maintenance
expense up to $15,000, said expense shall be reimbursable by Tenant and shall be
included in the annual operating expenses. For single large maintenance expenses
between $15,000 and $20,000, such expense will be reimbursable by Tenant
(without interest) over three years with an equal amount charged per year. If a
single large maintenance expense is greater than $20,000, it shall be
reimbursable by Tenant over a 5 year period, in equal amounts reimbursable per
year.

        Landlord shall lease the Premises to Tenant in an "as-is" condition, and
other than Landlord's repair obligation per this paragraph 47 and Landlord's
code compliance obligation per paragraph 17, all cost of construction including
demolition, architectural, drawings, permitting fees, etc, shall be paid by
Tenant with Landlord's contributions limited to those described in paragraph 9.
Notwithstanding anything herein to the contrary, all equipment associated with
the cafeteria (including but not limited to items such as ovens, ranges,
dishwashing equipment, walk-in coolers or freezers, etc.) shall be accepted by
Tenant in an AS-IS condition, and Landlord shall have no obligation whatsoever
with respect to the condition of this equipment.

48.     CONSTRUCTION SUPERVISION. Landlord, at Landlord's sole cost and expense,
shall retain WSJ Properties Construction Division to supervise the improvements
made by Tenant's Contractor (if other than WSJ Properties) for Tenant's initial
built-out. Landlord shall approve all plans in a timely manner prior to
commencement of construction and copies of all permits and final signed-off
copies of permits shall be submitted to Landlord. Landlord shall also be named
as an additional insured on all general and subcontractor insurance policies and
shall receive lien releases from all subcontractors. In general, Landlord
requires the following:

        1)      The construction area must be kept clean and neat with interior
                and exterior daily pick-up.

        2)      The construction may not unreasonably interfere with any other
                tenants in the Complex.

        3)      Landlord shall receive copies of as-built drawings for the
                improvements, including HVAC, electrical, plumbing, partitions,
                reflected ceilings, finish schedules, millwork, etc. There shall
                also be one reproducible set of drawings submitted to Landlord.

        4)      Landlord shall received a list of all finishes and suppliers.

        5)      ELECTRICAL

                a) All electrical shall be in EMT with no M.C. Cable.

                b) Any new panels and breakers to match existing and shall be
                accurately labeled.

                c) All fluorescent lighting shall be cool white or otherwise as
                reasonably agreeable to both parties.

                                                                              24
<PAGE>   25

        6)      HVAC

                a) Zone boxes and controls shall match existing if available.

                b) EMONDEMON meters shall be installed on all special air
                conditioning units.

                c) All thermostats shall be new and match existing if available.

                d) Landlord shall receive a structural report for all new units
                placed on the roof.

                e) All roof patching shall be hot mopped not cold patched.

                f) Upon completion of construction the HVAC Systems shall be air
                balanced and all filters changed.

        7)      PLUMBING

                Tenant shall not use plastic piping. All piping must be copper
                galvanized or cast iron.

        8)      KEYS

                Landlord shall be provided with the copies of any keys to
                locking mechanisms for emergency purposes. Tenant shall use a
                BEST lock system.

        9)      Tenant shall be responsible for meeting all applicable codes for
                earthquake, energy, and handicap requirements directly related
                to Tenant's interior improvements. Any contractor or
                subcontractor must be licensed to do business in the State of
                California. This Tenant responsibility shall be for all items
                not defined as Landlord's responsibility in paragraph 17.

        10)     The general contractor and subcontractors shall use first class
                construction practices and shall comply with reasonable
                suggestions of the WSJ Properties Construction Supervisor.

49.     CROSS DEFAULT

        It is understood that Landlord and Tenant have entered into several
leases for premises in the vicinity of the Premises leased hereunder. Exhibit
"C" shows additional buildings for which Tenant has entered into leases with
Landlord. As a material part of the consideration for the execution of this
Lease by Landlord, it is agreed between Landlord and Tenant that a default under
this Lease (after any applicable notice and cure period has expired), or a
default under a lease by Tenant (after any applicable notice and cure period has
expired) for any building leased and shown on Exhibit "C" may, at the option of
Landlord, be considered a default under all leases by and between Landlord and
Tenant then in effect, in which event Landlord shall be entitled (but in no
event required) to apply all rights and remedies of Landlord under the terms of
one lease to all leases including, but not limited to, the right to terminate
one or all of said leases by reason of default under said Lease or hereunder.

50.     RIGHT OF FIRST OFFER

        Provided Tenant is not in default (beyond any applicable notice and cure
period) under any of the terms, covenants and conditions of this Lease,
beginning on the Commencement Date of this Lease and subject to the existing
rights of Sun Microsystems (the current tenant of the building), Landlord hereby
grants Tenant a Right of first Offer to lease the entire building located at
2600 Casey Avenue, Mountain View, California as shown on Exhibit D (and
hereinafter referred to as 2600 Casey). Tenant's Right of first Offer shall be
upon and subject to the following terms and conditions:

        a)  Tenant's right to lease 2600 Casey shall be the right to accept a
            proposal by Landlord to lease 2600 Casey, which proposal shall
            include the date of availability and the terms under which Landlord
            will lease the space to Tenant. The terms shall include the rent,
            increases in rent, the term, the size of the premises, the tenant
            improvement allowance (if any), and the like. Tenant shall have 30
            calendar days in which to accept Landlord's proposal. In the event
            Tenant accepts Landlord's proposal, then Landlord shall prepare a
            lease substantially in the form hereof incorporating the terms of
            Landlord's proposal and the same shall be executed by Landlord and
            Tenant.

        b)  In the event Tenant does not accept the proposal by Landlord within
            the time period specified above, then Landlord agrees that it will
            not lease 2600 Casey to another tenant on terms that are more
            favorable than those proposed to Tenant without first offering the
            more favorable terms to Tenant and allowing Tenant 10 business days
            within which to accept the more favorable terms.

                                                                              25
<PAGE>   26

        c)  In the event Tenant fails to accept the proposal from Landlord to
            lease 2600 Casey (and subject to b) above), then Landlord shall have
            no further obligations to Tenant with respect to 2600 Casey.

IN WITNESS WHEREOF, Landlord and Tenant have executed and delivered this Lease
as of the day and year first above written.

LANDLORD:                                TENANT:
CHARLESTON PROPERTIES, a                 INTUIT INC., a
California General Partnership           Delaware Corporation

By /s/ [SIGNATURE ILLEGIBLE]             By /s/ GREG J. SANTORA
  --------------------------------         ------------------------------------
Date: 4/30/99                            Date: 4/30/99
     -----------------------------            ---------------------------------

                                             APPROVED
                                             Intuit Legal Dept.
                                             Date April 30, 1999
                                                 -------------------
                                             By /s/ BEVERLY BELLOWS
                                               ---------------------

                                                                              26
<PAGE>   27

                                  [FLOOR PLAN]

                                   EXHIBIT A

<PAGE>   28

                                  [FLOOR PLAN]

                                   EXHIBIT B

<PAGE>   29

                                   [AREA MAP]

                                   EXHIBIT C
<PAGE>   30

                                   [AREA MAP]

                                   EXHIBIT D<PAGE>   1
                                                                   EXHIBIT 10.31

                 STANDARD INDUSTRIAL/COMMERCIAL LEASE AGREEMENT

1.      BASIC PROVISIONS ("BASIC PROVISIONS").

        1.1. PARTIES. This Lease ("LEASE"), dated for reference purposes only
March 29, 1999, is made by and between J. Douglas Finney, an individual; James
L. Sammet; Trustee of the James L. Sammet Family Trust Dated 11/8/96; and Clay
DelSecco and Carol DelSecco, Trustees of the DelSecco Revocable Trust Dated
12/16/87 (collectively "LANDLORD") and INTUIT Inc., a Delaware corporation
("TENANT"), (collectively the "PARTIES," or individually a "PARTY").

        1.2. PREMISES. That certain real property, including all improvements
therein or to be provided by Landlord under the terms of this Lease, and
commonly known as 2632 Marine Way, Mountain View located in the County of Santa
Clara, State of California and generally described as an approximately rentable
17,250 square foot single story building on approximately 1.44 acres of land and
further described as Santa Clara County Tax Assessor's Parcel No. 116-02-067
("PREMISES"). (See also Paragraph 2)

        1.3. TERM. Six 6 years and zero (0) months ("ORIGINAL TERM") commencing
Two (2) months after Landlord delivers possession of the Premises to Tenant free
of Sun Microsystems' occupancy ("COMMENCEMENT DATE") which delivery of
possession is estimated to be approximately May 1, 1999 ("Scheduled Delivery
Date") and which Commencement Date is estimated to be July 1, 1999 ("Scheduled
Commencement Date"). In no event, however, shall the Commencement Date be any
earlier than July 1, 1999. (Landlord shall endeavor to give Tenant thirty (30)
days' prior written notice of Sun Microsystems' projected surrender date.) The
"EXPIRATION DATE" shall be that date which is six (6) years following the
Commencement Date. (See also Paragraph 3 and the Paragraphs 52 and 53 regarding
Tenant's options to extend the term.) When the Commencement Date is determined,
the parties shall execute a memorandum confirming both the Commencement Date and
Expiration Date.

        1.4. EARLY POSSESSION. Upon Sun Microsystems' vacating the Premises
("EARLY POSSESSION DATE"). (See also Paragraphs 3.2 and 3.3)

        1.5. BASE RENT. Tenant agrees to pay to Landlord and Landlord agrees to
accept as Base Rent for the leased Premises, the total sum of Two Million Three
Hundred Eighteen Thousand Eight Hundred Seventy Seven & 84/100 ($2,318,877.84)
dollars, payable as follows:

        The sum of $16,387.50 payable each month from Commencement Date through
        the end of the twelfth month thereafter.

<PAGE>   2

        The sum of $16,961.06 payable each month for months 13 and 14 of the
        Original Term.

        The sum of $22,994.12 payable for month 15 of the Original Term.

        The sum of $33,922.12 payable each month for months 16 through 24 of the
        Original Term.

        The sum of $35,109.39 payable each month for months 25 through 36 of the
        Original Term.

        The sum of $36,338.22 payable each month for months 37 through 48 of the
        Original Term.

        The sum of $37,610.05 payable each month for months 49 through the
        Expiration Date.

Full monthly Base Rent is due in advance on the first day of each calendar month
commencing on the Commencement Date. (See also Paragraph 4).

        1.6. BASE RENT PAID UPON EXECUTION. Sixteen Thousand Three Hundred
Eighty Seven & 50/100 ($16,387.50) dollars as Base Rent for the first month of
the Lease Term.

        1.7. SECURITY DEPOSIT. Zero (0) dollars ("SECURITY DEPOSIT"). (See also
Paragraph 5)

        1.8. AGREED USE. General office, research and development, telemarketing
and other legal uses permitted by zoning (See also Paragraph 6)

        1.9. INSURING PARTY. Landlord is the "INSURING PARTY" unless otherwise
stated herein. (See also Paragraph 8)

        1.10. REAL ESTATE BROKERS. (See also Paragraph 15)

                (a) REPRESENTATION. The following real estate brokers
(collectively, the "Brokers") and brokerage relationships exist in this
transaction (check applicable boxes):

X  Cornish & Carey Commercial represents Landlord exclusively
-----------------------------
("LANDLORD'S BROKER");

X  The Staubach Company represents Tenant exclusively ("TENANT'S BROKER"); or
-----------------------

                                       2
<PAGE>   3

X                       represents both Landlord and Tenant ("Dual Agency").
-----------------------

                (b) PAYMENT TO BROKERS. Upon execution and delivery of this
Lease by both Parties, Landlord shall pay to the Broker the fee agreed to in
their separate written agreement [or if there is no such agreement, the sum of
One Hundred Twenty Seven Thousand Six Hundred Twenty Eight & 30/100 ($127,628.30
dollars split 50% & 50% between the two above named real estate brokers for the
brokerage services rendered by said Brokers].

        1.11. GUARANTOR. The obligations of the Tenant under this Lease are to
be guaranteed by N/A ("GUARANTOR"). (See also Paragraph 37)

2.      PREMISES.

        2.1. LETTING. Landlord hereby leases to Tenant, and Tenant hereby leases
from Landlord, the Premises, for the term, at the rental, and upon all of the
terms, covenants and conditions set forth in this Lease. Unless otherwise
provided herein, any statement of size set forth in this Lease, or that may have
been used in calculating rental, is an approximation which the Parties agree is
reasonable and the rental based thereon is not subject to revision whether or
not the actual size is more or less.

        2.2. CONDITION. Except as otherwise provided herein, Tenant agrees to
take possession of the Premises in their "As Is" condition, with all faults and
without any obligation whatsoever on Landlord's part to construct or install any
tenant improvements or other alterations, additions or improvements to the
Premises, or to reconfigure, remodel, paint or perform other work in or to the
Premises in connection with Tenant's occupancy thereof.

        2.3. ACKNOWLEDGMENTS. Tenant acknowledges that: (a) it has been advised
by Landlord and/or Brokers to satisfy itself with respect to the condition of
the Premises (including but not limited to the electrical, HVAC and fire
sprinkler systems and security; and their suitability for Tenant's intended use,
(b) Tenant has made such investigation as it deems necessary with reference to
such matters and, subject to Paragraphs 7.2 and 55.1 below, assumes all
responsibility therefor as the same relate to its occupancy of the Premises, and
(c) neither Landlord, Landlord's agents, nor any Broker has made any oral or
written representations or warranties with respect to said matters other than as
set forth in this Lease. In addition, Landlord acknowledges that: (a) Broker has
made no representations, promises or warranties concerning Tenant's ability to
honor the Lease or

                                       3
<PAGE>   4

suitability to occupy the Premises, and (b) it is Landlord's sole responsibility
to investigate the financial capability and/or suitability of all proposed
tenants.

3.      TERM.

        3.1. TERM. The Commencement Date, Expiration Date and Original Term of
this Lease are as specified in Paragraph 1.3.

        3.2. EARLY POSSESSION. If Tenant totally or partially occupies the
Premises prior to the Commencement Date, the obligation to pay Base Rent and
Real Property Taxes shall be abated for the period of such early possession. All
other terms of this Lease (including but not limited to the obligations to pay
insurance premiums and, subject to Paragraph 7.2 below, to maintain the
Premises) shall, however, be in effect during such period. Any such early
possession shall not affect the Expiration Date.

        3.3. DELAY IN POSSESSION. Landlord agrees to use commercially reasonable
efforts to deliver possession of the Premises to Tenant by the Scheduled
Delivery Date. If, despite said efforts, Landlord is unable to deliver
possession of the Premises to Tenant by the Scheduled Delivery Date, Landlord
shall not be subject to any liability therefor, nor shall such failure affect
the validity of this Lease. Tenant shall not, however, be obligated to pay Rent
or perform its other obligations until it receives possession of the Premises.
If possession is not delivered within one (1) month after the Scheduled
Commencement Date, Tenant may, at its option, by notice in writing within ten
(10) business days after the end of such one-month period, cancel this Lease, in
which event the Parties shall be discharged from all obligations hereunder. If
such written notice is not received by Landlord within said ten (10) business
day period, Tenant's right to cancel shall terminate. If possession is not
delivered within three (3) months after the Scheduled Commencement Date, Tenant
may, at its option, by notice in writing within ten (10) business days after the
end of such three (3) month period, cancel this Lease, in which event the
Parties shall be discharged from all obligations hereunder. If such written
notice is not received by Landlord within said ten (10) business day period,
Tenant's right to cancel shall terminate.

        3.4. TENANT COMPLIANCE. Landlord shall not be required to tender
possession of the Premises to Tenant until Tenant complies with its obligation
to provide evidence of insurance (Paragraph 8.5).

4.      RENT.

        4.1. RENT DEFINED. All monetary obligations of Tenant to Landlord under
the terms of this Lease (except for the Security Deposit) are deemed to be rent
("Rent").

                                       4
<PAGE>   5

        4.2. PAYMENT. Tenant shall cause payment of Rent to be received by
Landlord in lawful money of the United States, without offset or deduction
(except as specifically permitted in this Lease), on or before the day on which
it is due. Rent for any period during the term hereof which is for less than one
(1) full calendar month shall be prorated based upon the actual number of days
of said month. Payment of Rent shall be made to Landlord at its address stated
herein or to such other persons or place as Landlord may from time to time
designate in writing. Acceptance of a payment which is less than the amount then
due shall not be a waiver of Landlord's rights to the balance of such Rent,
regardless of Landlord's endorsement of any check so stating.

5.      SECURITY DEPOSIT. Tenant is not required to pay a Security Deposit.

6.      USE.

        6.1. USE. Tenant shall use and occupy the Premises only for the use
specified in Paragraph 1.8 above ("Agreed Use"), or any other legal use which is
reasonably comparable thereto, and for no other purpose. Tenant shall not use or
permit the use of the Premises in a manner that is unlawful, creates damage,
waste or a nuisance, or that disturbs owners and/or occupants of, or causes
damage to neighboring properties.

        6.2. HAZARDOUS SUBSTANCES.

                (a) REPORTABLE USES REQUIRE CONSENT. The term "HAZARDOUS
SUBSTANCE" as used in this Lease shall mean any product, substance, or waste
whose presence, use, manufacture, disposal, transportation, or release, either
by itself or in combination with other materials expected to be on the Premises,
is either: (i) potentially injurious to the public health, safety or welfare,
the environment or the Premises, (ii) regulated or monitored by any governmental
authority, or (iii) a basis for potential liability of Landlord to any
governmental agency or third party under any applicable statute or common law
theory. Hazardous Substances shall include, but not be limited to, hydrocarbons,
petroleum, gasoline, and/or crude oil or any products, by-products or fractions
thereof. Tenant shall not engage in any activity in or on the Premises which
constitutes a Reportable Use of Hazardous Substances without the express prior
written consent of Landlord and timely compliance (at Tenant's expense) with all
Applicable Requirements. "Applicable Requirements" shall mean all statutes,
ordinances, rules and regulations of governmental authorities and all recorded
covenants, conditions, restrictions and equitable servitudes affecting the
Premises. "REPORTABLE USE" shall mean (i) the installation or use of any above
or below ground storage tank, (ii) the generation, possession, storage, use,
transportation, or disposal of a Hazardous Substance that requires a permit
from, or with respect to which a report, notice, registration or business plan
is required to be filed with, any governmental authority, and/or (iii) the
presence at the Premises of a Hazardous Substance with respect to which any
Applicable

                                       5
<PAGE>   6

Requirements requires that a notice be given to persons entering or occupying
the Premises or neighboring properties. Notwithstanding the foregoing, Tenant
may use any ordinary and customary materials reasonably required to be used in
the normal course of the Agreed Use, including, without limitation, toner and
other materials used for photocopy machines, so long as such use is in
compliance with all Applicable Requirements, is not a Reportable Use, and does
not expose the Premises or neighboring property to any meaningful risk of
contamination or damage or expose Landlord to any liability therefor. In
addition, Landlord may condition its consent to any Reportable Use upon
receiving such additional assurances as Landlord reasonably deems necessary to
protect itself, the public, the Premises and/or the environment against damage,
contamination, injury and/or liability, including, but not limited to, the
installation (and removal on or before Lease expiration or termination) of
protective modifications (such as concrete encasements) and/or requiring or
increasing the Security Deposit.

                (b) DUTY TO INFORM LANDLORD. If Tenant knows, or has reasonable
cause to believe, that a Hazardous Substance has come to be located in, on,
under or about the Premises, other than as previously consented to by Landlord,
Tenant shall immediately give written notice of such fact to Landlord, and
provide Landlord with a copy of any report, notice, claim or other documentation
which it has concerning the presence of such Hazardous Substance.

                (c) TENANT REMEDIATION. Tenant shall not cause or permit any
Hazardous Substance to be spilled or released in, on, under, or about the
Premises (including through the plumbing or sanitary sewer system) and shall
promptly, at Tenant's expense, take all investigatory and/or remedial action
reasonably recommended, whether or not formally ordered or required, for the
cleanup of any contamination of, and for the maintenance, security and/or
monitoring of the Premises or neighboring properties, that was caused or
contributed to by Tenant, or pertaining to or involving any Hazardous Substance
brought onto the Premises during the term of this Lease by or for Tenant.

                (d) TENANT INDEMNIFICATION. Tenant shall indemnify, defend and
hold Landlord, its agents, employees, lenders and ground lessor, if any,
harmless from and against any and all loss of rents and/or damages, liabilities,
judgments, claims, costs, expenses, penalties, and attorneys' and consultants'
fees arising out of or involving any Hazardous Substance brought onto the
Premises by or for Tenant. Tenant's obligations shall include, but not be
limited to, the effects of any contamination or injury to person, property or
the environment created or suffered by Tenant, and the cost of investigation,
removal, remediation, restoration and/or abatement, and shall survive the
expiration or termination of this Lease. NO TERMINATION, CANCELLATION OR RELEASE
AGREEMENT ENTERED INTO BY LANDLORD AND TENANT SHALL RELEASE TENANT FROM ITS
OBLIGATIONS UNDER THIS

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<PAGE>   7

LEASE WITH RESPECT TO HAZARDOUS SUBSTANCES, UNLESS SPECIFICALLY SO AGREED BY
LANDLORD IN WRITING AT THE TIME OF SUCH AGREEMENT.

                (e) INVESTIGATIONS AND REMEDIATIONS. Landlord shall retain the
responsibility and pay for any investigations or remediation measures required
by governmental entities having jurisdiction with respect to the existence of
Hazardous Substances on the Premises prior to the Commencement Date. Tenant
shall cooperate fully in any such activities at the request of Landlord,
including allowing Landlord and Landlord's agents to have reasonable access to
the Premises at reasonable times in order to carry out Landlord's investigative
and remedial responsibilities.

                (f) LANDLORD INDEMNIFICATION. Landlord shall indemnify, defend
and hold Tenant, its agents, employees and lenders harmless from and against any
and all damages, liabilities, judgments, claims, costs, expenses, penalties and
attorneys' and consultants' fees arising out of or involving any Hazardous
Substance affecting the Premises and not caused to be located on or about, or
otherwise brought onto, the Premises by or for Tenant. Landlord's obligations
shall include, but not be limited to, the effects of any contamination or injury
to person, property or the environment created or suffered by a party other than
Tenant, and the cost of investigation, removal, remediation, restoration and/or
abatement, and shall survive the expiration or termination of this Lease.

        6.3. TENANT'S COMPLIANCE WITH APPLICABLE REQUIREMENTS. Except as
otherwise provided in this Lease, including, without limitation, Paragraph 7.2
below, Tenant shall, at Tenant's sole expense, fully, diligently and in a timely
manner, comply with all Applicable Requirements and the reasonable requirements
of any applicable fire insurance underwriter or rating bureau which relate in
any manner to the Premises, without regard to whether said requirements are now
in effect or become effective after the Commencement Date. Tenant's obligation
to comply with Applicable Requirements shall include the obligation, at Tenant's
sole cost, to make any alterations, additions or improvements to the Premises
required by Applicable Requirements, whether by reason of Tenant's use or change
in use of the Premises or by reason of any improvements to the Premises made by
Tenant. Tenant shall, within ten (10) business days after receipt of Landlord's
written request, provide Landlord with copies of all permits and other
documents, and other information evidencing Tenant's compliance with any
Applicable Requirements specified by Landlord, and shall immediately upon
receipt, notify Landlord in writing (with copies of any documents involved) of
any threatened or actual claim, notice, citation, warning, complaint or report
pertaining to or involving the failure of Tenant or the Premises to comply with
any Applicable Requirements.

        6.4. INSPECTION; COMPLIANCE. Landlord and Landlord's "Lender" (as
defined in Paragraph 30 below) and consultants shall have the right to enter
into Premises at any time, in the case of an emergency, and otherwise at
reasonable times upon not less than

                                       7
<PAGE>   8

48 hours' advance notice delivered during regular business hours, for the
purpose of inspecting the condition of the Premises and for verifying compliance
by Tenant with this Lease. The cost of any such inspections shall be paid by
Landlord, unless a material violation of Applicable Requirements, or a
contamination is found to exist or be imminent, or the inspection is requested
or ordered by a governmental authority. In such case, Tenant shall upon request
reimburse Landlord for the reasonable cost of such inspections, so long as such
inspection is reasonably related to the violation or contamination.

7.      MAINTENANCE; REPAIRS, UTILITY INSTALLATIONS; TRADE FIXTURES AND
        ALTERATIONS.

        7.1. TENANT'S OBLIGATIONS.

                (a) In General. Subject to the provisions of Paragraph 2.2
(Condition), 6.3 (Tenant's Compliance with Applicable Requirements), 6.3(f)
(Landlord Indemnification), 7.2 (Landlord's Obligations), 9 (Damage or
Destruction), and 14 (Condemnation), Tenant shall, at Tenant's sole expense,
keep the Premises, Utility Installations, and Alterations in good order,
condition and repair (whether or not the portion of the Premises requiring
repairs, or the means of repairing the same, are reasonably or readily
accessible to Tenant, and whether or not the need for such repairs occurs as a
result of Tenant's use, any prior use, the elements or the age of such portion
of the Premises), including, but not limited to, all equipment or facilities,
such as plumbing, heating, ventilating, air-conditioning, electrical, lighting
facilities, boilers, pressure vessels, fire protection system, fixtures, walls
(interior and exterior), ceilings, roofs, floors, windows, doors, plate glass,
skylights, landscaping, driveways, parking lots, fences, retaining walls, signs,
sidewalks and parkways located in, on, or adjacent to the Premises. Tenant, in
keeping the Premises in good order, condition and repair, shall exercise and
perform good maintenance practices, specifically including the procurement and
maintenance of the service contracts required by Paragraph 7.1(b) below.
Tenant's obligations shall include restorations, replacements or renewals when
necessary to keep the Premises and all improvements thereon or a part thereof in
good order, condition and state of repair. Tenant shall, during the term of this
Lease, keep the exterior appearance of the Building in a first-class condition
consistent with the exterior appearance of other similar facilities of
comparable age and size in the vicinity, including, when necessary, the exterior
repainting of the Building.

                (b) SERVICE CONTRACTS. Tenant shall, at Tenant's sole expense,
procure and maintain contracts, with copies to Landlord, in customary form and
substance for, and with contractors specializing and experienced in the
maintenance of the following equipment and improvements, if any, if and when
installed on the Premises: (i) HVAC equipment, (ii) fire extinguishing systems,
including fire alarm and/or smoke detection,

                                       8
<PAGE>   9

(iii) landscaping and irrigation systems, (iv) roof covering and drains, (v)
driveways and parking lots, and (vi) any other equipment, if reasonably required
by Landlord.

                (c) REPLACEMENT. Subject to Tenant's indemnification of Landlord
as set forth in Paragraph 8.7 below and except as otherwise provided in this
Paragraph 7.1(c), and without relieving Tenant of liability resulting from
Tenant's failure to perform its obligations under this Lease, if during the term
of this Lease, as the same may be extended, any of the components of the
Premises described in Paragraph 7.1(a) above (including, without limitation,
the roof and the electrical, mechanical, plumbing and HVAC systems) cannot be
repaired, in Landlord's reasonable judgment, then such components of the
Premises shall be replaced by Landlord or, at Landlord's direction, by Tenant,
and in any event the cost thereof shall be paid by Tenant. Notwithstanding the
foregoing, if the electrical switch panel is required to be replaced, as
reasonably determined by Landlord, Landlord shall pay for such replacement.
Tenant shall reimburse Landlord 1/25th of the cost of the electrical switch
panel replacement for each full year of occupancy, during the term of this
Lease, as the same may be extended, (as to any year of occupancy less than one
year, such annual cost shall be appropriately prorated as reasonably determined
by Landlord) after the electrical switch panel has been replaced. In addition,
notwithstanding the foregoing, in the event that Landlord shall require the
capital replacement of any component of the Premises, other than the roof and
the electrical, mechanical, plumbing and HVAC systems (the entire cost of which
shall be paid by Tenant when incurred by Landlord or Tenant, as applicable),
Landlord shall cause such capital replacement to be made and Landlord's cost
thereof, together with interest thereon at a per annum interest rate equal to
the "reference rate" of Bank of America, NT & SA, plus two (2) percent, shall be
amortized over the useful life of such capital replacement as reasonably
determined by Landlord in accordance with generally accepted accounting
principles. Tenant shall pay to Landlord annually within thirty (30) days
following receipt of written demand the annual amortized amount of such capital
replacements each year during the term of this Lease, as the same may be
extended.

        7.2. LANDLORD'S OBLIGATIONS. Subject to the provisions of Paragraphs 2.2
(Condition), 7.1(c) (Replacement), 9 (Damage or Destruction), 14 (Condemnation)
and 55.1 (Landlord's Work), and subject to the provisions of this Paragraph 7.2,
it is intended by the Parties hereto that Landlord have no obligation, in any
manner whatsoever, to repair and maintain the Premises, or the equipment
therein, all of which obligations are intended to be that of the Tenant.
Notwithstanding the foregoing, Landlord, at Landlord's expense, shall maintain
the structural components of the Premises, including the foundations, roof
structure and exterior and shear walls, the domestic water and electrical
systems from the street to the point of entry to the Premises, and the fire
system from the street to the PIV valve to the point of entry to the Premises.
It is the intention of the Parties that the terms of this Lease govern the
respective obligations of the Parties as to

                                       9
<PAGE>   10

maintenance and repair of the Premises, and they expressly waive the benefit of
any statute now or hereafter in effect to the extent it is inconsistent with the
terms of this Lease.

        7.3. UTILITY INSTALLATIONS; TRADE FIXTURES; ALTERATIONS.

                (a) DEFINITIONS; CONSENT REQUIRED. The term "UTILITY
INSTALLATIONS" refers to all floor and window coverings, air lines, power
panels, electrical distribution, security and fire protection systems,
communication systems, lighting fixtures, HVAC equipment, plumbing, and fencing
in or on the Premises. The term "TRADE FIXTURES" shall mean Tenant's machinery
and equipment that can be removed without doing material damage to the Premises.
The term "ALTERATIONS" shall mean any modification of the improvements, other
than Utility Installations or Trade Fixtures, whether by addition or deletion.
"TENANT OWNED ALTERATIONS AND/OR UTILITY INSTALLATIONS" are defined as
Alterations and/or Utility Installations made by Tenant that are not yet owned
by Landlord pursuant to Paragraph 7.4(a). Subject to Tenant's rights under
Paragraph 55.2 below, Tenant shall not make any Alterations or Utility
Installations to the Premises without Landlord's prior written consent, which
consent shall not be unreasonably withheld or delayed. Tenant may, however, make
non-structural Alterations or Utility Installations to the interior of the
Premises (excluding the roof) without such consent but upon not less than ten
(10) days' prior written notice to Landlord, as long as they are not visible
from the outside, do not involve puncturing, relocating or removing the roof or
any existing walls, and the cumulative cost thereof during Original Term of this
Lease does not exceed $50,000 in the aggregate or $10,000 in any one year, and
for like amounts for each five (5) year Lease Renewal Term.

                (b) CONSENT. Any Alterations or Utility Installations that
Tenant shall desire to make and which require the consent of the Landlord shall
be presented to Landlord in written form with detailed plans. Consent shall be
deemed conditioned upon Tenant's: (i) acquiring all applicable governmental
permits, (ii) furnishing Landlord with copies of both the permits and the plans
and specifications prior to commencement of the work, and (iii) compliance with
all conditions of said permits and other Applicable Requirements in a prompt and
expeditious manner. Any Alterations or Utility installations shall be performed
in a workmanlike manner with good and sufficient materials. Tenant shall
promptly upon completion furnish Landlord with as-built plans and specifications
where appropriate.

                (c) INDEMNIFICATION. Tenant shall pay, when due, all claims for
labor or materials furnished or alleged to have been furnished to or for Tenant
at or for use on the Premises, which claims are or may be secured by any
mechanic's or materialmen's lien against the Premises or any interest therein,
and shall indemnify, defend and hold Landlord harmless with respect thereto.
Tenant shall give Landlord not less than ten (10)

                                       10
<PAGE>   11

days' notice prior to the commencement of any work in, on or about the Premises,
and Landlord shall have the right to post notices of non-responsibility. If
Tenant shall contest the validity of any such lien, claim or demand, then Tenant
shall, at its sole expense, defend and protect itself, Landlord and the Premises
against the same and shall pay and satisfy any such adverse judgment that may be
rendered thereon before the enforcement thereof. If the amount in dispute
exceeds $50,000, and if Landlord shall require, Tenant shall furnish a surety
bond in an amount equal to one and one-half times the amount of such contested
lien, claim or demand, indemnifying Landlord against liability for the same. If
Landlord elects to participate in any such action, Tenant shall pay Landlord's
reasonable attorneys' fees and costs.

        7.4. OWNERSHIP; REMOVAL; SURRENDER; AND RESTORATION.

                (a) OWNERSHIP. Subject to Landlord's right to require removal or
elect ownership as hereinafter provided, all Alterations and Utility
Installations made by Tenant shall be the property of Tenant, but considered a
part of the Premises. Upon installation, the roof shall be deemed owned by the
Landlord. Landlord may, at any time, elect in writing to be the owner of all or
any specified part of the Tenant Owned Alterations and Utility Installations.
Unless otherwise instructed per Paragraph 7.4(b) hereof, all Tenant Owned
Alterations and Utility Installations shall, at the expiration or termination of
this Lease, become the property of Landlord and be surrendered by Tenant with
the Premises.

                (b) REMOVAL. By delivery to Tenant of written notice from
Landlord not later than one hundred eighty (180) days prior to the end of the
term of this Lease, Landlord may require that any or all Tenant Owned
Alterations or Utility Installations be removed by the expiration or termination
of this Lease; provided, however, that Landlord shall not have the right to
require that Tenant remove any non-structural Alterations or Utility
Installations at the end of the term of this Lease if Landlord shall have
approved such non-structural Alterations or Utility Installations and shall not
have advised Tenant that Landlord would require their removal. Landlord may
require the removal at any time of all or any part of any Tenant Owned
Alterations or Utility Installations made without the required consent of
Landlord.

                (c) SURRENDER/RESTORATION. Tenant shall surrender the Premises
by the Expiration Date or any earlier termination date, with all of the
improvements, parts and surfaces thereof broom clean and free of debris, and in
good operating order, condition and state of repair, ordinary wear and tear
excepted. "Ordinary wear and tear" shall not include any damage or deterioration
that would have been prevented by good maintenance practice. Tenant shall repair
any damage occasioned by the installation, maintenance or removal of Trade
Fixtures, Alterations and/or Utility Installations, furnishings, and equipment
as well as the removal of any storage tank installed by or for

                                       11
<PAGE>   12

Tenant, and the removal, replacement, or remediation of any soil, material or
groundwater contaminated by Tenant. Trade Fixtures shall remain the property of
Tenant and shall be removed by Tenant. The failure by Tenant to timely vacate
the Premises pursuant to this Paragraph 7.4(c) without the express written
consent of Landlord shall constitute a holdover under the provisions of
Paragraph 26 below.

8.      INSURANCE; INDEMNITY.

        8.1. PAYMENT FOR INSURANCE. Tenant shall pay for all insurance required
under Paragraph 8 except to the extent of the cost attributable to liability
insurance carried by Landlord under Paragraph 8.2(b) in excess of $3,000,000 per
occurrence. Premiums for policy periods commencing prior to or extending beyond
the Lease term shall be prorated to correspond to the Lease term. Payment shall
be made by Tenant to Landlord within thirty (30) days following receipt of an
invoice.

                8.2. LIABILITY INSURANCE.

                (a) CARRIED BY TENANT. Tenant shall obtain and keep in force a
Commercial General Liability Policy of Insurance protecting Tenant and Landlord
against claims for bodily injury, personal injury and property damage based upon
or arising out of the ownership, use, occupancy or maintenance of the Premises
and all areas appurtenant thereto. Such insurance shall be on an occurrence
basis providing single limit coverage in an amount not less than $3,000,000 with
an "ADDITIONAL INSURED-MANAGERS OR LESSORS OF PREMISES ENDORSEMENT" and contain
the "AMENDMENT OF THE POLLUTION EXCLUSION ENDORSEMENT" for damage caused by
heat, smoke or fumes from a hostile fire. The policy shall not contain any
intra-insured exclusions as between insured persons or organizations, but shall
include coverage for liability assumed under this Lease as an "insured contract"
for the performance of Tenant's indemnity obligations under this Lease. The
limits of said insurance shall not, however, limit the liability of Tenant nor
relieve Tenant of any obligation hereunder. All insurance carried by Tenant
shall be primary to and not contributory with any similar insurance carried by
Landlord, whose insurance shall be considered excess insurance only.
Notwithstanding the provisions of this Paragraph 8, Tenant shall be allowed to
self-insure the losses and risks for which Tenant is obligated to maintain
insurance under this Paragraph 8, except the property insurance required under
Paragraph 8.3(a), provided Tenant maintains a net worth of not less than One
Hundred Million Dollars ($100,000,000). As a condition to Tenant's right to
self-insure, Tenant shall provide Landlord with its most recent annual and/or
quarterly reports showing that Tenant satisfies the foregoing financial
threshold. All such reports shall have been certified by Tenant's chief
financial officer (or officer with equivalent knowledge and authority) to be a
materially accurate reflection of Tenant's net worth and financial condition as
of the date of presentation of such reports to Landlord.

                                       12
<PAGE>   13

                (b) CARRIED BY LANDLORD. Landlord, at its sole cost, shall have
the right to maintain liability insurance as described in Paragraph 8.2(a), in
addition to, and not in lieu of, the insurance required to be maintained by
Tenant. Tenant shall not be named as an additional insured therein.

        8.3. PROPERTY INSURANCE - BUILDING, IMPROVEMENTS AND RENTAL VALUE.

                (a) BUILDING AND IMPROVEMENTS. The Insuring Party shall obtain
 and keep in force a policy or policies of "special form" property insurance in
 the name of Landlord, with loss payable to Landlord, any ground lessor, and to
 any Lender(s) insuring loss or damage to the Premises. Within thirty (30) days
 following receipt of written demand by Landlord, Tenant shall reimburse
 Landlord for cost of such insurance. The amount of such insurance shall be
 equal to the full replacement cost of the Premises, as the same shall exist
 from time to time, or the amount required by any Lenders, but in no event more
 than the commercially reasonable and available insurable value thereof. If
 Landlord is the Insuring Party, however, Tenant Owned Alterations and Utility
 Installations, Trade Fixtures, and Tenant's personal property shall be insured
 by Tenant under Paragraph 8.4 rather than by Landlord. If the coverage is
 available and commercially appropriate, such policy or policies shall insure
 against all risks of direct physical loss or damage including earthquake
 (except the perils of flood unless required by a Lender), including coverage
 for debris removal and the enforcement of any Applicable Requirements requiring
 the upgrading, demolition, reconstruction or replacement of any portion of the
 Premises as the result of a covered loss. Said policy or policies shall also
 contain an agreed valuation provision in lieu of any coinsurance clause, waiver
 of subrogation, and inflation guard protection causing an increase in the
 annual property insurance coverage amount by a factor of not less than the
 adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers
 for the city nearest to where the Premises are located. If such insurance
 coverage has a deductible clause, the deductible amount shall not exceed
 $25,000 per occurrence, except earthquake which shall be five percent (5%) of
 Replacement Cost (as defined below) or more, and Tenant shall be liable for
 such deductible amount in the event of an Insured Loss. Alternatively, Tenant
 shall have the right to maintain such property insurance described in this
 paragraph, at Tenant's sole cost and expense, upon not less than thirty (30)
 days prior written notice to Landlord, provided that all requirements of this
 paragraph and Paragraph 8.5 below are met, except that Tenant may provide the
 inflation guard protection on a blanket basis with a limit of insurance equal
 to an amount of, at a minimum, one hundred ten percent (110%) of the value of
 the Premises, with a deductible amount not to exceed $25,000 per occurrence. If
 Tenant shall elect to carry such property insurance, Landlord shall have the
 right to require that Tenant, at its sole cost and expense, shall also carry
 the rental value insurance described in subparagraph (b) below.

                                       13
<PAGE>   14

                (b) RENTAL VALUE. The Insuring Party shall obtain and keep in
force a policy or policies in the name of Landlord with loss payable to Landlord
and any Lender, insuring the loss of the full Rent for one (1) year. Upon demand
by Landlord, Tenant shall reimburse Landlord for cost of such insurance. Said
insurance shall provide that in the event the Lease is terminated by reason of
an insured loss, the period of indemnity for such coverage shall be extended
beyond the date of the completion of repairs or replacement of the Premises, to
provide for one full year's loss of Rent from the date of any such loss. Said
insurance shall contain an agreed valuation provision in lieu of any coinsurance
clause, and the amount of coverage shall be adjusted annually to reflect the
projected Rent otherwise payable by Tenant, for the next twelve (12) month
period. Tenant shall be liable for any deductible amount in the event of such
loss.

        8.4. TENANT'S PROPERTY/BUSINESS INTERRUPTION INSURANCE.

                (a) PROPERTY DAMAGE. Tenant shall obtain and maintain insurance
coverage on all of Tenant's personal property, Trade Fixtures, and Tenant Owned
Alterations and Utility Installations. Such insurance shall be full replacement
cost coverage with a deductible of not to exceed $25,000 per occurrence. The
proceeds from any such insurance shall be used by Tenant for the replacement of
personal property, Trade Fixtures and Tenant Owned Alterations and Utility
Installations. Tenant shall provide Landlord with written evidence that such
insurance is in force.

                (b) NO REPRESENTATION OF ADEQUATE COVERAGE. Landlord makes no
representation that the limits or forms of coverage of insurance specified
herein are adequate to cover Tenant's property, business operations or
obligations under this Lease.

        8.5. INSURANCE POLICIES. Insurance required herein shall be by companies
duly licensed or admitted to transact business in the state where the Premises
are located, and maintaining during the policy term a "General Policyholders
Rating" of at least B+, V, as set forth in the most current issue of "Best's
Insurance Guide", or such other rating as may be required by a Lender. Tenant
shall not do or permit to be done anything which invalidates the required
insurance policies. Tenant shall, prior to the Commencement Date, deliver to
Landlord certified copies of policies of such insurance or certificates
evidencing the existence and amounts of the required insurance. No such policy
shall be cancelable or subject to reduction except after thirty (30) days prior
written notice to Landlord. Tenant shall, at least ten (10) days prior to the
expiration of such policies, furnish Landlord with evidence of renewals or
"insurance binders" evidencing renewal thereof, or Landlord may order such
insurance and charge the cost thereof to Tenant, which amount shall be payable
by Tenant to Landlord within thirty (30) days following receipt of written
demand. Such policies shall be for a term of at least one year, or the length of
the remaining term of this Lease, whichever is less. If either Party shall fail
to procure and maintain the insurance required to be carried by it, the other
Party may, but

                                       14
<PAGE>   15

shall not be required to, procure and maintain the same. Notwithstanding
anything to the contrary contained herein, Tenant shall have the right to
satisfy the requirements of Paragraphs 8.2(a), 8.3 and 8.4 above if Tenant
insures against such liability and insures Tenant's personal property, Trade
Fixtures and Tenant Owned Alterations and Utility Installations in the amounts
required under such provisions under blanket insurance policies issued
to Tenant, provided that Landlord is named as an additional insured or loss
payee, as the case may be, under such blanket policies, and provided that
coverage allocated to the Premises under such blanket policies is equal to or
greater than the coverage required under such provisions.

        8.6. WAIVER OF SUBROGATION. Without affecting any other rights or
remedies, Tenant and Landlord each hereby release and relieve the other, and
waive their entire right to recover damages against the other, for loss of or
damage to its property arising out of or incident to the perils required to be
insured against herein. The effect of such releases and waivers is not limited
by the amount of insurance carried or required, or by any deductibles applicable
hereto. The Parties agree to have their respective property damage insurance
carriers waive any right to subrogation that such companies may have against
Landlord or Tenant, as the case may be, so long as the insurance is not
invalidated thereby.

        8.7. INDEMNITY. Except for the gross negligence or willful misconduct of
Landlord, its agents and employees, Tenant shall indemnify, protect, defend and
hold harmless the Premises, Landlord and its agents, Landlord's master or ground
lessor, partners and Lenders, from and against any and all claims, loss of rents
and/or damages, liens, judgments, penalties, attorneys' and consultants' fees,
costs, expenses and/or liabilities arising out of, involving, or in connection
with, the use and/or occupancy of the Premises by Tenant. If any action or
proceeding is brought against Landlord by reason of any of the foregoing
matters, Tenant shall upon notice defend the same at Tenant's expense by counsel
reasonably satisfactory to Landlord and Landlord shall cooperate with Tenant in
such defense. Landlord need not have first paid any such claim in order to be
defended or indemnified. Landlord shall indemnify, protect, defend and hold
harmless Tenant and its agents, partners and lenders from against any and all
claims, damages, liens, judgments, penalties, attorneys' fees and consultants'
fees, expenses and/or liabilities caused by the gross negligence or willful
misconduct of Landlord, its agents or employees.

        8.8. EXEMPTION OF LANDLORD FROM LIABILITY. Landlord shall not be liable
for injury or damage to the person or goods, wares, merchandise or other
property of Tenant, Tenant's employees, contractors, invitees, customers, or any
other person in or about the Premises, whether such damage or injury is caused
by or results from fire, steam, electricity, gas, water or rain, or from the
breakage, leakage, obstruction or other defects of pipes, fire sprinklers,
wires, appliances, plumbing, HVAC or lighting fixtures, or from

                                       15
<PAGE>   16

any other cause, whether the said injury or damage results from conditions
arising upon the Premises or upon other portions of the Building of which the
Premises are a part, or from other sources or places (unless caused by the gross
negligence or willful misconduct of Landlord, its agents or employees). Landlord
shall not be liable for any damages arising from any act or neglect of any other
tenant of Landlord. Notwithstanding Landlord's negligence or breach of this
Lease, Landlord shall under no circumstances be liable for injury to Tenant's
business or for any loss of income or profit therefrom.

9.      DAMAGE OR DESTRUCTION.

        9.1. DEFINITIONS.

                (a) "PREMISES PARTIAL DAMAGE" shall mean damage or destruction
to the improvements on the Premises, other than Tenant Owned Alterations and
Utility Installations and Trade Fixtures, which can reasonably be repaired in
six (6) months or less from the date of the damage or destruction. Landlord
shall notify Tenant in writing within thirty (30) days from the date of the
damage or destruction as to whether or not the damage is Partial or Total.

                (b) "PREMISES TOTAL DESTRUCTION" shall mean damage or
destruction to the Premises, other than Tenant Owned Alterations and Utility
Installations and Trade Fixtures, which cannot reasonably be repaired in six (6)
months or less from the date of the damage or destruction. Landlord shall notify
Tenant in writing within thirty (30) days from the date of the damage or
destruction as to whether or not the damage. is Partial or Total.

                (c) "INSURED LOSS" shall mean damage or destruction to
improvements on the Premises, other than Tenant Owned Alterations and Utility
Installations and Trade Fixtures, which was caused by an event required to be
covered by the insurance described in Paragraph 8.3(a), and for which the
insurance proceeds made available to Landlord shall be sufficient to enable
Landlord to fully repair and restore the improvements on the Premises to their
condition prior to the occurrence of such damage or destruction.

                (d) "REPLACEMENT COST" shall mean the cost to repair or rebuild
the improvements owned by Landlord at the time of the occurrence to their
condition existing immediately prior thereto, including demolition, debris
removal and upgrading required by the operation of Applicable Requirements, and
without deduction for depreciation.

                (e) "HAZARDOUS SUBSTANCE CONDITION" shall mean the occurrence or
discovery of a condition involving the presence of, or a contamination by, a
Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the
Premises.

                                       16
<PAGE>   17

        9.2. PARTIAL DAMAGE - INSURED LOSS. If a Premises Partial Damage that is
an Insured Loss occurs, then Landlord shall, at Landlord's expense, repair such
damage, including, without limitation, any Alterations and Utility Installations
that Landlord has elected to own in accordance with Landlord's rights under this
Lease (but not Tenant's Trade Fixtures or Tenant Owned Alterations and Utility
Installations) as soon as reasonably possible to the extent of the insurance
proceeds received by Landlord therefor (except as to the deductible which is
Tenant's responsibility) and this Lease shall continue in full force and effect;
provided, however, that Tenant shall, at Landlord's election, make the repair of
any damage or destruction the total cost to repair of which is $10,000 or less,
and, in such event, Landlord shall make any applicable insurance proceeds
available to Tenant on a reasonable basis for that purpose. Tenant shall not be
entitled to reimbursement of any funds contributed by Tenant to repair any such
damage or destruction. Premises Partial Damage due to flood or earthquake shall
be subject to Paragraph 9.3, notwithstanding that there may be some insurance
coverage, but the net proceeds of any such insurance shall be made available for
the repairs if made by either Party.

        9.3. PARTIAL DAMAGE - UNINSURED LOSS. If a Premises Partial Damage that
is not an Insured Loss occurs, unless caused by a negligent or willful act of
Tenant (in which event Tenant shall make the repairs at Tenant's expense),
Landlord may either: (i) repair such damage as soon as reasonably possible at
Landlord's expense, in which event this Lease shall continue in full force and
effect, or (ii) terminate this Lease by giving written notice to Tenant within
thirty (30) days after receipt by Landlord of knowledge of the occurrence of
such damage. Such termination shall be effective sixty (60) days following the
date of such notice. In the event Landlord elects to terminate this Lease,
Tenant shall have the right within ten (10) business days after receipt of the
termination notice to give written notice to Landlord of Tenant's commitment to
pay for the repair of such damage without reimbursement from Landlord. Tenant
shall provide Landlord with said funds or satisfactory assurance thereof within
thirty (30) days after making such commitment. In such event this Lease shall
continue in full force and effect, and Landlord shall proceed to make such
repairs as soon as reasonably possible after the required funds are available.
If Tenant does not make the required commitment, this Lease shall terminate as
of the date specified in the termination notice.

        9.4. TOTAL DESTRUCTION. Notwithstanding any other provision hereof, if a
Premises Total Destruction occurs, this Lease shall terminate sixty (60) days
following such Destruction. If the damage or destruction was caused by the
negligence or willful misconduct of Tenant, Landlord shall have the right to
recover Landlord's damages from Tenant, except as provided in Paragraph 8.6.

        9.5. DAMAGE NEAR END OF TERM. If at any time during the last six (6)
months of this Lease there is damage for which the cost to repair exceeds three
(3) months Base

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<PAGE>   18

Rent, whether or not an Insured Loss, Landlord may terminate this Lease
effective sixty (60) days following the date of occurrence of such damage by
giving a written termination notice to Tenant within thirty (30) days after the
date of occurrence of such damage. Notwithstanding the foregoing, if Tenant at
that time has an exercisable option to extend this Lease or to purchase the
Premises, then Tenant may preserve this Lease by, (a) exercising such option and
(b) providing Landlord with any shortage in insurance proceeds (or adequate
assurance thereof) needed to make the repairs on or before the earlier of (i)
the date which is ten days after Tenant's receipt of Landlord's written notice
purporting to terminate this Lease, or (ii) the day prior to the date upon which
such option expires. If Tenant duly exercises such option during such period and
provides Landlord with funds (or adequate assurance thereof) to cover any
shortage in insurance proceeds, Landlord shall, at Landlord's commercially
reasonable expense, repair such damage as soon as reasonably possible and this
Lease shall continue in full force and effect. If Tenant fails to exercise such
option and provide such funds or assurance during such period, then this Lease
shall terminate on the date specified in the termination notice and Tenant's
option shall be extinguished.

        9.6. ABATEMENT OF RENT. In the event of Premises Partial Damage or
Premises Total Destruction or a Hazardous Substance Condition for which Tenant
is not responsible under this Lease, the Rent payable by Tenant for the period
required for the repair, remediation or restoration of such damage shall be
abated in proportion to the degree to which Tenant's use of the Premises is
impaired, but not to exceed the proceeds received from the Rental Value
insurance. All other obligations of Tenant hereunder shall be performed by
Tenant, and Landlord shall have no liability for any such damage, destruction,
remediation, repair or restoration except as provided herein.

        9.7. TERMINATION-ADVANCE PAYMENTS. Upon termination of this Lease
pursuant to this Paragraph 9, an equitable adjustment shall be made concerning
advance Base Rent and any other advance payments made by Tenant to Landlord.
Landlord shall, in addition, return to Tenant so much of Tenant's Security
Deposit as has not been, or is not then required to be, used by Landlord.

        9.8. WAIVE STATUTES. Landlord and Tenant agree that the terms of this
Lease shall govern the effect of any damage to or destruction of the Premises
with respect to the termination of this Lease and hereby waive the provisions of
any present or future statute to the extent inconsistent herewith.

10.     REAL PROPERTY TAXES.

        10.1. DEFINITION OF "REAL PROPERTY TAXES." As used herein, the term
"Real Property Taxes" shall include any form of assessment; real estate,
general, special, ordinary or extraordinary, or rental levy or tax (other than
inheritance, personal income or

                                       18
<PAGE>   19

estate taxes); improvement bond; and/or license fee imposed upon or levied
against any legal or equitable interest of Landlord in the Premises, Landlord's
right to other income therefrom, and/or Landlord's business of leasing, by any
authority having the direct or indirect power to tax. The term "Real Property
Taxes" shall also include any tax, fee, levy, assessment or charge, or any
increase therein, imposed by reason of events occurring during the term of this
Lease, including but not limited to, a change in the ownership of the Premises.

        10.2. PAYMENT OF TAXES. Tenant shall pay the Real Property Taxes
applicable to the Premises during the term of this Lease. Subject to Paragraph
10.2(b), all such payments shall be made at least ten (10) days prior to any
delinquency date. Landlord shall use reasonable efforts to furnish Tenant with
copies of all Real Property Tax bills promptly following the Landlord's receipt
of such tax bills. Tenant shall promptly furnish Landlord with satisfactory
evidence that such taxes have been paid. If any such taxes shall cover any
period of time prior to or after the expiration or termination of this Lease,
Tenant's share of such taxes shall be prorated to cover only that portion of the
tax bill applicable to the period that this Lease is in effect, and Landlord
shall reimburse Tenant for any overpayment. If Tenant shall fail to pay any
required Real Property Taxes, Landlord shall have the right to pay the same, and
Tenant shall reimburse Landlord therefor within ten (10) days following receipt
of written demand.

        10.3. ADVANCE PAYMENT. In the event Tenant incurs late charges on any
Rent payments more than once during the term of the Lease, Landlord may, at
Landlord's option, estimate the current Real Property Taxes, and require that
such taxes be paid in advance to Landlord by Tenant, either: (I) in a lump sum
amount equal to the installment due, at least twenty (20) days prior to the
applicable delinquency date, or (ii) monthly in advance with the payment of the
Base Rent. If Landlord elects to require payment monthly in advance, the monthly
payment shall be an amount equal to the amount of the estimated installment of
taxes divided by the number of months remaining before the month in which said
installment becomes delinquent. When the actual amount of the applicable tax
bill is known, the amount of such equal monthly advance payments shall be
adjusted as required to provide the funds needed to pay the applicable taxes. If
the amount collected by Landlord is insufficient to pay such Real Property Taxes
when due, Tenant shall pay Landlord, upon demand, such additional sums as are
necessary to pay such obligations. All moneys paid to Landlord under this
Paragraph may be intermingled with other moneys of Landlord and shall not bear
interest. In the event of a Breach, then any balance of funds paid to Landlord
under the provisions of this Paragraph. may at the option of Landlord, be
treated as a, or an additional, Security Deposit.

        10.4. JOINT ASSESSMENT. If the Premises are not separately assessed,
Tenant's liability shall be an equitable proportion of the Real Property Taxes
for all of the land and improvements included within the tax parcel assessed,
such proportion to be conclusively

                                       19
<PAGE>   20

determined by Landlord from the respective valuations assigned in the assessor's
work sheets or such other information as may be reasonably available.

        10.5. PERSONAL PROPERTY TAXES. Tenant shall pay, prior to delinquency,
all taxes assessed against and levied upon Tenant Owned Alterations, Utility
Installations, Trade Fixtures, furnishings, equipment and all personal property
of Tenant. When possible, Tenant shall cause such property to be assessed and
billed separately from the real property of Landlord. If any of Tenant's said
personal property shall be assessed with Landlord's real property, Tenant shall
pay Landlord the taxes attributable to Tenant's property within thirty (30) days
after receipt of a written statement.

11.     UTILITIES. Tenant shall pay for all water, gas, heat, light, power,
telephone, trash disposal, janitorial and other utilities and services supplied
to the Premises, together with any taxes thereon. Tenant shall pay all other
operating expenses of the Premises; provided, however, Tenant shall not be
obligated to pay to Landlord or to reimburse Landlord for any property
management fees.

12.     ASSIGNMENT AND SUBLETTING.

        12.1. LANDLORD'S CONSENT REQUIRED.

                (a) Tenant shall not voluntarily, involuntarily or by operation
 of law assign, transfer, mortgage or encumber (collectively, "ASSIGN OR
 ASSIGNMENT") or sublet all or any part of Tenant's interest in this Lease or in
 the Premises without Landlord's prior written consent, which consent shall not
 be unreasonably withheld.

                (b) The involvement of Tenant or its assets in any transaction,
 or series of transactions (by way of merger, sale, acquisition, financing,
 transfer, leveraged buy-out or otherwise), whether or not a formal assignment
 or hypothecation of this Lease or Tenant's assets occurs, which results or will
 result in a reduction of the Net Worth of Tenant by an amount greater than
 twenty-five percent (25%) of such Net Worth as it was represented at the time
 of the execution of this Lease or at the time of the most recent assignment to
 which Landlord has consented, or as it exists immediately prior to said
 transaction or transactions constituting such reduction, whichever was or is
 greater, shall be considered an assignment of this Lease to which Landlord may
 withhold its consent. "Net Worth of Tenant" shall mean the net worth of Tenant
 (excluding any guarantors) established under generally accepted accounting
 principles.

                (c) Except as permitted under Paragraph 12.5 below, an
assignment or subletting without consent shall be a Default curable after notice
per Paragraph 13.1 (c).

                                       20
<PAGE>   21

                (d) Tenant's remedy for any breach of Paragraph 12.1 by Landlord
shall be limited to compensatory damages and/or injunctive relief.

        12.2. TERMS AND CONDITIONS APPLICABLE TO ASSIGNMENT AND SUBLETTING.

                (a) Regardless of Landlord's consent, any assignment or
subletting shall not: (i) be effective without the express written assumption by
such assignee or subtenant of the obligations of Tenant under this Lease, (ii)
release Tenant of any obligations hereunder, or (iii) alter the primary
liability of Tenant for the payment of Rent or for the performance of any other
obligations to be performed by Tenant.

                (b) Landlord may accept Rent or performance of Tenant's
obligations from any person other than Tenant pending approval or disapproval of
an assignment. Neither a delay in the approval or disapproval of such assignment
nor the acceptance of Rent or performance shall constitute a waiver or estoppel
of Landlord's right to exercise its remedies for Tenant's Default or Breach.

                (c) Landlord's consent to any assignment or subletting shall not
constitute a consent to any subsequent assignment or subletting.

                (d) In the event of any Default or Breach by Tenant, Landlord
may proceed directly against Tenant, any Guarantors or anyone else responsible
for the performance of Tenant's obligations under this Lease, including any
assignee or subtenant, without first exhausting Landlord's remedies against any
other person or entity responsible therefore to Landlord, or any security held
by Landlord.

                (e) Each request for consent to an assignment or subletting
shall be in writing, accompanied by information relevant to Landlord's
determination as to the financial and operational responsibility and
appropriateness of the proposed assignee or subtenant, including but not limited
to the intended use and/or required modification of the Premises, if any,
together with a fee not to exceed $1,000, as consideration for Landlord's
considering and processing said request. Tenant agrees to provide Landlord with
such other or additional information and/or documentation as may be reasonably
requested. Landlord shall provide its written response to Tenant's request for
consent within fifteen (15) days following Landlord's receipt of Tenant's
written request, all required information and the required fee.

                (f) Any assignee of, or subtenant under, this Lease shall, by
reason of accepting such assignment or entering into such sublease, be deemed to
have assumed and agreed to conform and comply with each and every term,
covenant, condition and obligation herein to be observed or performed by Tenant
during the term of said assignment or sublease, other than such obligations as
are contrary to or inconsistent with

                                       21
<PAGE>   22

provisions of an assignment or sublease to which Landlord has specifically
consented to in writing.

        12.3. ADDITIONAL TERMS AND CONDITIONS APPLICABLE TO SUBLETTING. The
following terms and conditions shall apply to any subletting by Tenant of all or
any part of the Premises and shall be deemed included in all subleases under
this Lease whether or not expressly incorporated therein:

                (a) Tenant hereby assigns and transfers to Landlord all of
Tenant's interest in all rent and other amounts payable under any sublease, and
Landlord shall have the right to collect such rent and other amounts and apply
the same toward Tenant's obligations under this Lease; provided, however, that
until a Breach shall occur, Tenant may collect such rent and other amounts.
Landlord shall not, by reason of the foregoing or any assignment of such
sublease, nor by reason of the collection of any such rent or other amounts, be
deemed liable to the subtenant for any failure of Tenant to perform and comply
with any of Tenant's obligations to such subtenant. Tenant hereby irrevocably
authorizes and directs any such subtenant, upon receipt of a written notice from
Landlord stating that a Breach exists under this Lease to pay to Landlord all
rent and other amounts due and to become due under the sublease. Subtenant shall
rely upon any such notice from Landlord and shall pay all rent and other amounts
to Landlord without any obligation or right to inquire as to whether such Breach
exists, notwithstanding any claim from Tenant to the contrary.

                (b) In the event of a Breach by Tenant, Landlord may, at its
option, require subtenant to attorn to Landlord, in which event Landlord shall
undertake the obligations of the sublandlord under such sublease from the time
of the exercise of said option to the expiration of such sublease; provided,
however, Landlord shall not be liable for any prepaid rents or security deposit
paid by such subtenant to such sublandlord or for any prior Defaults or Breaches
of such sublandlord.

                (c) Any matter requiring the consent of the sublandlord under a
sublease shall also require the consent of Landlord.

                (d) No subtenant shall further assign or sublet all or any part
of the Premises without Landlord's prior written consent.

        12.4. EXCESS RENT. In the event that Tenant shall assign this Lease or
sublease all or any part of the Premises, and Landlord shall consent to such
assignment or sublease, Tenant shall pay to Landlord fifty percent (50%) of any
sums or other economic consideration received by Tenant as a result of such
assignment or sublease (less reasonable, bona fide, out-of-pocket leasing
commissions payable to a third party in connection with such assignment or
sublease, attorneys' fees paid by Tenant in

                                       22
<PAGE>   23

connection with such assignment or sublease and the direct cost of tenant
improvements to the Premises paid for by Tenant in connection with such
assignment or sublease) whether denominated rent or otherwise, which exceed, in
the aggregate, the monthly Base Rent which Tenant is obligated to pay to
Landlord under this Lease (prorated as to any sublease to reflect obligations
allocable to that portion of the Premises subject to such sublease) shall be
payable by Landlord to Tenant as additional Rent under this Lease, without
affecting or reducing any other obligation of Tenant hereunder. At Landlord's
request, Tenant shall deliver to Landlord such evidence of the sums or other
economic consideration received by Tenant as a result of the assignment or
sublease, and the amounts deducted therefrom for purposes of calculating
Landlord's share of such sums or other economic consideration, as Landlord shall
reasonably require from time to time.

        12.5. PERMITTED TRANSFERS. Notwithstanding the provisions of Paragraphs
12.1(a), 12.2(a)(i), 12.2(e) and 12.3(d) (as to assignments or subleases to
Tenant or another permitted transferee) above, provided that Intuit Inc. is the
Tenant, Tenant shall have the right to assign this Lease or sublease the
Premises to any entity in which Intuit Inc. owns not less than twenty-five
percent (25%) of the issuing and outstanding capital stock, partnership
interests or membership interests, as applicable; provided, however, that no
such assignment or sublease shall release Tenant from any of its obligations
under this Lease, or alter, impair or diminish the primary liability of Tenant
to pay the Rent and perform all other obligations to be performed by Tenant
hereunder. Further, and notwithstanding the provisions of Paragraphs 12.1(a),
12.2(a)(i), 12.2(e) and 12.3(d) (as to assignments or subleases to Tenant or
another permitted transferee) above, Tenant shall have the right to assign this
Lease or sublease the Premises to any entity into which or with which Tenant is
merged or consolidated; provided, however, that no such assignment or sublease
shall release Tenant from any of its obligations under this Lease, or alter,
impair or diminish the primary liability of Tenant to pay the Rent and perform
all other obligations to be performed by the Tenant hereunder if and to the
extent Tenant survives as an entity following the merger or consolidation. The
provisions of Paragraph 12.4 above shall not apply to any such assignment or
sublease under this Paragraph 12.5. Notwithstanding the foregoing, any
assignment or sublease described in this Paragraph 12.5 shall not require the
consent of Landlord only if the proposed use of the Premises by the proposed
assignee or subtenant shall (a) comply with the provisions of Paragraph 6.1
hereof, (b) not increase the likelihood of damage or destruction to the
Premises, (c) not materially increase the density of occupancy of the Premises,
(d) not be likely to cause a material increase in the insurance premiums for
insurance policies carried by Landlord with respect to the Premises, (e) not
result in the use on or about the Premises of any Hazardous Substances not used
by Tenant on the Premises in compliance with this Lease or which are in
concentrations or amounts materially in excess of the concentrations or amounts
of such Hazardous Substances used by Tenant on the Premises

                                       23
<PAGE>   24
in compliance with this Lease, or (f) not otherwise materially adversely impact
the Premises or Landlord's interest therein.

13.     DEFAULT; BREACH; REMEDIES.

        13.1. DEFAULT; BREACH. A "Default" is defined as a failure by the
Tenant to comply with or perform any of the terms, covenants, conditions or
rules under this Lease or the occurrence of any of the other events or
conditions described below. A "Breach" is defined as the occurrence of one or
more of the following Defaults, and the failure of Tenant to cure such Default
within any applicable grace period:

                (a) The abandonment of the Premises; or the vacating of the
Premises without providing a commercially reasonable level of security, or where
the coverage of the property insurance described in Paragraph 8.3 is jeopardized
as a result thereof, or without providing reasonable assurances to minimize
potential vandalism.

                (b) The failure of Tenant to make any payment of Rent or any
Security Deposit required to be made by Tenant hereunder, whether to Landlord or
to a third party, when due; provided, however, that, on not more than two
occasions during each year of the term of this Lease, Tenant's failure to make
any payment of Rent when due shall not constitute a Breach unless such failure
shall continue for more than 15 days following written notice thereof from
Landlord.

                (c) The failure by Tenant to provide (i) reasonable written
evidence of compliance with Applicable Requirements, (ii) the service contracts,
(iii) the rescission of an unauthorized assignment or subletting, (iv) an
Estoppel Certificate, (v) a requested subordination, (vi) evidence concerning
any guaranty and/or Guarantor, (vii) any document requested under Paragraph 42
(easements), (viii) reasonable evidence of insurance or surety bond, or to
fulfill any obligation under this Lease which endangers or threatens life or
property; or (ix) any other documentation or information which Landlord may
reasonably require of Tenant under the terms of this Lease, where any such
failure continues for a period of fifteen (15) days following written notice to
Tenant.

                (d) A Default by Tenant as to the terms, covenants, conditions
or provisions of this Lease, or of the rules adopted under Paragraph 40 hereof,
other than those described in subparagraphs 13.1 (a), (b) or (c), above, where
such Default continues for a period of thirty (30) days after written notice;
provided, however, that if the nature of Tenant's Default is such that more than
thirty (30) days are reasonably required for its cure, then it shall not be
deemed to be a Breach if Tenant commences such cure within said thirty (30) day
period and thereafter diligently prosecutes such cure to completion within an
additional thirty (30) days.

                                       24
<PAGE>   25

                (e) The occurrence of any of the following events: (i) the
making of any general arrangement or assignment for the benefit of creditors;
(ii) becoming a "debtor" as defined in 11 U.S.C. Section 101 or any successor
statute thereto (unless, in the case of a petition filed against Tenant, the
same is dismissed within sixty (60) days); (iii) the appointment of a trustee or
receiver to take possession of substantially all of Tenant's assets located at
the Premises or of Tenant's interest in this Lease, where possession is not
restored to Tenant within thirty (30) days; or (iv) the attachment, execution or
other judicial seizure of substantially all of Tenant's assets located at the
Premises or of Tenant's interest in this Lease, where such seizure is not
discharged within thirty (30) days; provided, however, in the event that any
provision of this subparagraph (e) is contrary to any applicable law, such
provision shall be of no force or effect, and not affect the validity of the
remaining provisions.

                (f) The discovery that any financial statement of Tenant or of
any Guarantor given to Landlord was materially false at the time delivered to
Landlord.

                (g) If the performance of Tenant's obligations under this Lease
is guaranteed: (i) the death of a Guarantor, (ii) the termination of a
Guarantor's liability with respect to this Lease other than in accordance with
the terms of such guaranty, (iii) a Guarantor's becoming insolvent or the
subject of a bankruptcy filing, (iv) a Guarantor's refusal to honor the
guaranty, or (v) a Guarantor's breach of its guaranty obligation on an
anticipatory basis, and Tenant's failure, within sixty (60) days following
written notice of any such event, to provide written alternative assurance or
security, which, when coupled with the then existing resources of Tenant, equals
or exceeds the combined financial resources of Tenant and the Guarantors that
existed at the time of execution of this Lease.

        13.2. REMEDIES. If Tenant fails to perform any of its affirmative duties
or obligations, within fifteen (15) days after written notice (or in case of an
emergency, without notice), Landlord may, at its option, perform such duty or
obligation on Tenant's behalf, including but not limited to the obtaining of
reasonably required bonds, insurance policies, or governmental licenses, permits
or approvals. The costs and expenses of any such performance by Landlord shall
be due and payable by Tenant within ten (10) days following receipt of an
invoice therefor. If more than one check given to Landlord by Tenant shall not
be honored by the bank upon which it is drawn, Landlord, at its option, may
require future payments to be made by Tenant to be by cashiers check. In the
event of a Breach, Landlord may, with or without further notice or demand, and
without limiting Landlord in the exercise of any right or remedy which Landlord
may have by reason of such Breach:

               (a) Terminate Tenant's right to possession of the Premises by any
lawful means, in which case this Lease shall terminate and Tenant shall
immediately surrender possession to Landlord. In such event Landlord shall be
entitled to recover from Tenant:

                                       25
<PAGE>   26

(i) the unpaid Rent which had been earned at the time of termination; (ii) the
worth at the time of award of the amount by which the unpaid rent which would
have been earned after termination until the time of award exceeds the amount of
such rental loss that the Tenant proves could have been reasonably avoided;
(iii) the worth at the time of award of the amount by which the unpaid rent for
the balance of the term after the time of award exceeds the amount of such
rental loss that the Tenant proves could be reasonably avoided; and (iv) any
other amount necessary to compensate Landlord for all the detriment proximately
caused by the Tenant's failure to perform its obligations under this Lease or
which in the ordinary course of things would be likely to result therefrom,
including but not limited to the cost of recovering possession of the Premises,
expenses of reletting, including necessary renovation and alteration of the
Premises, reasonable attorneys' fees, and that portion of any leasing commission
paid by Landlord in connection with this Lease applicable to the unexpired term
of this Lease. The worth at the time of award of the amount referred to in
provision (iii) of the immediately preceding sentence shall be computed by
discounting such amount at the discount rate of the Federal Reserve Bank of the
District within which the Premises are located at the time of award plus one
percent (1%). The worth at the time of award of the amounts referred to in
clauses (i) and (ii) above shall be computed by allowing interest at the rate
provided for in Paragraph 13.5 below. Efforts by Landlord to mitigate damages
caused by Tenant's Breach of this Lease shall not waive Landlord's right to
recover damages under this Paragraph 13. If termination of this Lease is
obtained through the provisional remedy of unlawful detainer, Landlord shall
have the right to recover in such proceeding any unpaid Rent and damages as are
recoverable therein, or Landlord may reserve the right to recover all or any
part thereof in a separate suit. If a notice and grace period required under
Paragraph 13.1 was not previously given, a notice to pay rent or quit, or to
perform or quit given to Tenant under the unlawful detainer statute shall also
constitute the notice required by Paragraph 13.1. In such case, the applicable
grace period required by Paragraph 13.1 and the unlawful detainer statute shall
run concurrently, and the failure of Tenant to cure the Default within the
greater of the two such grace periods shall constitute both an unlawful detainer
and a Breach of this Lease entitling Landlord to the remedies provided for in
this Lease and/or by said statute.

                (b) Continue the Lease and Tenant's right to possession and
recover the Rent as it becomes due. Acts of maintenance, efforts to relet,
and/or the appointment of a receiver to protect the Landlord's interests, shall
not constitute a termination of the Tenant's right to possession.

                (c) Pursue any other remedy now or hereafter available under the
laws or judicial decisions of the state wherein the Premises are located. The
expiration or termination of this Lease and/or the termination of Tenant's right
to possession shall not relieve Tenant from liability under any indemnity
provisions of this Lease as to matters

                                       26
<PAGE>   27

occurring or accruing during the term hereof or by reason of Tenant's occupancy
of the Premises.

        13.3. LATE CHARGES. Tenant hereby acknowledges that late payment by
Tenant of Rent will cause Landlord to incur costs not contemplated by this
Lease, the exact amount of which will be extremely difficult to ascertain. Such
costs include, but are not limited to, processing and accounting charges, and
late charges which may be imposed upon Landlord by any Lender. Accordingly, if
any Rent shall not be received by Landlord within ten (10) days after such
amount shall be due, then, without any requirement for notice to Tenant, Tenant
shall pay to Landlord a late charge equal to five percent (5%) of each such
overdue amount for each month that such amount shall remain unpaid. The parties
hereby agree that such late charge represents a fair and reasonable estimate of
the costs Landlord will incur by reason of such late payment. Acceptance of such
late charge by Landlord shall in no event constitute a waiver of Tenant's
Default or Breach with respect to such overdue amount, nor prevent the exercise
of any of the other rights and remedies granted hereunder. In the event that a
late charge is payable hereunder, whether or not collected, for three (3)
consecutive installments of Base Rent, then notwithstanding any provision of
this Lease to the contrary, Base Rent shall, at Landlord's option, become due
and payable quarterly in advance. Notwithstanding anything to the contrary
contained in the foregoing provision, on not more than one occasion in any year
throughout the term of this Lease, Landlord shall not require that Tenant pay
the late charge otherwise payable with respect to an overdue installment or
payment of Rent if Tenant shall pay such Rent in full to Landlord within five
(5) days following the date of written notice thereof from Landlord.

        13.4. INTEREST. Any monetary payment due Landlord hereunder, other than
late charges, not received by Landlord when due as to scheduled payments (such
as Base Rent) or within thirty (30) days following the date on which it was due
for non-scheduled payment, shall bear interest from the date when due, as to
scheduled payments, or the thirty-first (31st) day after it was due as to
non-scheduled payments. The interest ("Interest") charged shall be equal to the
prime rate reported in the Wall Street Journal as published closest prior to the
date when due plus one percent (1%), but shall not exceed the maximum rate
allowed by law. Interest is payable in addition to the late charge provided for
in Paragraph 13.3.

        13.5. BREACH BY LANDLORD. Landlord shall not be deemed in breach of this
Lease unless Landlord fails within a reasonable time to perform an obligation
required to be performed by Landlord. For purposes of this Paragraph, a
reasonable time shall in no event be more than thirty (30) days after receipt by
Landlord, and any Lender whose name and address shall have been furnished Tenant
in writing for such purpose, of written notice specifying wherein such
obligation of Landlord has not been performed; provided, however, that if the
nature of Landlord's obligation is such that more than thirty (30) days

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<PAGE>   28

are reasonably required for its performance, then Landlord shall not be in
breach if performance is commenced within such thirty (30) day period and
thereafter diligently pursued to completion.

14.     CONDEMNATION. If the Premises or any portion thereof are taken under the
power of eminent domain or sold under the threat of the exercise of said power
(collectively "Condemnation"), this Lease shall terminate as to the part taken
as of the date the condemning authority takes title or possession, whichever
first occurs. If more than ten percent (10%) of building area portion of the
Premises is taken by Condemnation, Tenant may, at Tenant's option, to be
exercised in writing within ten (10) business days after Landlord shall have
given Tenant written notice of such taking (or in the absence of such notice,
within ten (10) business days after the condemning authority shall have taken
possession), terminate this Lease as of the date the condemning authority takes
such possession. If Tenant does not terminate this Lease in accordance with the
foregoing, this Lease shall remain in full force and effect as to the portion of
the Premises remaining, except that the Base Rent shall be reduced in proportion
to the reduction in utility of the Premises caused by such Condemnation.
Condemnation awards and/or payments shall be the property of Landlord, whether
such award shall be made as compensation for diminution in value of the
leasehold, the value of the part taken, or for severance damages; provided,
however, that Tenant shall be entitled to any compensation for Tenant's
relocation expenses and/or Trade Fixtures, without regard to whether or not this
Lease is terminated pursuant to the provisions of this Paragraph. In the event
that this Lease is not terminated by reason of the Condemnation, Landlord shall
repair any damage to the Premises caused by such Condemnation to the extent of
any condemnation proceeds received by Landlord as severance damages.

15.     BROKERS' FEE.

        15.1. Representations and Indemnities of Broker Relationships. Tenant
and Landlord each represent and warrant to the other that it has had no dealings
with any person, firm, broker or finder (other than the Brokers) in connection
with this Lease, and that no one other than said named Brokers is entitled to
any commission or finder's fee in connection herewith. Tenant and Landlord do
each hereby agree to indemnify, protect, defend and hold the other harmless from
and against liability for compensation or charges which may be claimed by any
such unnamed broker, finder or other similar party by reason of any dealings or
actions of the indemnifying Party, including any costs, expenses, and attorneys'
fees reasonably incurred with respect thereto. Tenant acknowledges that J.
Douglas Finney of Landlord is a licensed California real estate broker or
sales-person, and that J. Douglas Finney shall have no fiduciary or other
obligations to Tenant by reason thereof.

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<PAGE>   29

16.     ESTOPPEL CERTIFICATES.

                (a) Each Party (as "Responding Party") shall within fifteen (15)
days after written notice from the other Party (the "Requesting Party") execute,
acknowledge and deliver to the Requesting Party a statement in writing in form
similar to the then most current "Estoppel Certificate" form published by the
American Industrial Real Estate Association, plus such additional information,
confirmation and/or statements as may be reasonably requested by the Requesting
Party.

                (b) If the Responding Party shall fail to execute or deliver the
Estoppel Certificate within such fifteen day period, the Requesting Party may
execute an Estoppel Certificate stating that: (i) the Lease is in full force
and effect without modification except as may be represented by the Requesting
Party, (ii) there are no uncured defaults in the Requesting Party's performance,
and (iii) if Landlord is the Requesting Party, not more than one month's rent
has been paid in advance. Prospective purchasers and encumbrancers may rely upon
the Requesting Party's Estoppel Certificate, and the Responding Party shall be
estopped from denying the truth of the facts contained in said Certificate.

                (c) If Landlord desires to finance, refinance, or sell the
Premises, or any part thereof, Tenant and all Guarantors shall deliver to any
potential lender or purchaser designated by Landlord such financial statements
as may be reasonably required by such lender or purchaser, including but not
limited to Tenant's financial statements for the past three (3) years. All such
financial statements shall be received by Landlord and such lender or purchaser
in confidence and shall be used only for the purposes herein set forth.

17.     DEFINITION OF LANDLORD. The term "Landlord" as used herein shall mean
the owner or owners at the time in question of the fee title to the Premises,
or, if this is a sublease, of the Tenant's interest in the prior lease. In the
event of a transfer of Landlord's title or interest in the Premises or this
Lease, Landlord shall deliver to the transferee or assignee (in cash or by
credit) any unused Security Deposit held by Landlord. Upon such transfer or
assignment and delivery of the Security Deposit, as aforesaid, and the express
assumption of Landlord's obligations under this Lease by the transferee, the
prior Landlord shall be relieved of all liability with respect to the
obligations and/or covenants under this Lease thereafter to be performed by the
Landlord. Subject to the foregoing, the obligations and/or covenants in this
Lease to be performed by the Landlord shall be binding only upon the Landlord as
hereinabove defined.

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

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<PAGE>   30

19.     DAYS. Unless otherwise specifically indicated to the contrary, the word
"days" as used in this Lease shall mean and refer to calendar days.

20.     LIMITATION ON LIABILITY. Subject to the provisions of Paragraph 17
above, the obligations of Landlord under this Lease shall not constitute
personal obligations of Landlord, the individual partners of Landlord or its or
their individual partners, directors, officers or shareholders, and Tenant shall
look to the Premises, and to no other assets of Landlord, for the satisfaction
of any liability of Landlord with respect to this Lease, and shall not seek
recourse against the individual partners of Landlord, or its or their individual
partners, directors, officers or shareholders, or any of their personal assets
for such satisfaction.

21.     TIME OF ESSENCE. Time is of the essence with respect to the performance
of all obligations to be performed or observed by the Parties under this Lease.

22.     NO PRIOR OR OTHER AGREEMENTS; BROKER DISCLAIMER. This Lease contains all
agreements between the Parties with respect to any matter mentioned herein, and
no other prior or contemporaneous agreement or understanding shall be effective.
Landlord and Tenant each represents and warrants to the Brokers that it has
made, and is relying solely upon, its own investigation as to the nature,
quality, character and financial responsibility of the other Party to this Lease
and as to the nature, quality and character of the Premises. Brokers have no
responsibility with respect thereto or with respect to any default or breach
hereof by either Party. The liability (including court costs and attorneys'
fees) of any Broker with respect to negotiation, execution, delivery or
performance by either Landlord or Tenant under this Lease or any amendment or
modification hereto shall be limited to an amount up to the fee received by such
Broker pursuant to this Lease; provided, however, that the foregoing limitation
on each Broker's liability shall not be applicable to any gross negligence or
willful misconduct of such Broker.

23.     NOTICES.

        23.1. NOTICE REQUIREMENTS. All notices required or permitted by this
Lease shall be in writing and may be delivered in person (by hand or by courier,
including, without limitation, overnight courier service) or may be sent by
regular, certified or registered mail or U.S. Postal Service Express Mail, with
postage prepaid, or by facsimile transmission, and shall be deemed sufficiently
given if served in a manner specified in this Paragraph 23. The addresses noted
adjacent to a Party's signature on this Lease shall be that Party's address for
delivery or mailing of notices. Either Party may by written notice to the other
specify a different address for notice. A copy of all notices to Landlord shall
be concurrently transmitted to such party or parties at such addresses as
Landlord may from time to time hereafter designate in writing.

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<PAGE>   31

        23.2. DATE OF NOTICE. Any notice sent by registered or certified mail,
return receipt requested, shall be deemed given on the date of delivery shown on
the receipt card, or if no delivery date is shown, the postmark thereon. If sent
by regular mail the notice shall be deemed given forty-eight (48) hours after
the same is addressed as required herein and mailed with postage prepaid.
Notices delivered by United States Express Mail or overnight courier that
guarantee next day delivery shall be deemed given twenty-four (24) hours after
delivery of the same to the Postal Service or courier. Notices transmitted by
facsimile transmission or similar means shall be deemed delivered upon telephone
confirmation of receipt, provided a copy is also delivered via delivery or mail.
If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed
received on the next business day.

24.     WAIVERS. No waiver by Landlord of the Default or Breach of any term,
covenant or condition hereof by Tenant, shall be deemed a waiver of any other
term, covenant or condition hereof, or of any subsequent Default or Breach by
Tenant of the same or of any other term, covenant or condition hereof.
Landlord's consent to, or approval of, any act shall not be deemed to render
unnecessary the obtaining of Landlord's consent to, or approval of, any
subsequent or similar act by Tenant, or be construed as the basis of an estoppel
to enforce the provision or provisions of this Lease requiring such consent. The
acceptance of Rent by Landlord shall not be a waiver of any Default or Breach by
Tenant. Any payment by Tenant may be accepted by Landlord on account of moneys
or damages due Landlord, notwithstanding any qualifying statements or conditions
made by Tenant in connection therewith, which such statements and/or conditions
shall be of no force or effect whatsoever unless specifically agreed to in
writing by Landlord at or before the time of deposit of such payment.

25.     RECORDING. Tenant shall have no right to record any memorandum, short
form or other instrument relating to this Lease without Landlord's prior written
consent. Upon Landlord's request, Tenant shall execute, acknowledge and deliver
to Landlord a memorandum of this Lease for recording purposes.

26.     NO RIGHT TO HOLDOVER. Tenant has no right to retain possession of the
Premises or any part thereof beyond the expiration or termination of this Lease
without Landlord's written consent. In the event that Tenant holds over without
Landlord's written consent, then the Base Rent and all other amounts payable by
Tenant under this Lease shall be increased to one hundred fifty percent (150%)
of the amounts thereof applicable during the month immediately preceding the
expiration or termination of this Lease. Nothing contained herein shall be
construed as consent by Landlord to any holding over by Tenant. If Tenant shall
hold over with Landlord's written consent, than the Base Rent and other amounts
payable by Tenant under this Lease shall be increased to one hundred twenty five
percent (125%) of the amounts thereof applicable during the month immediately
preceding the expiration or termination of this Lease. If upon expiration of

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<PAGE>   32

the term of this Lease, Tenant shall holdover with Landlord's written consent,
and at such time the Parties are negotiating a renewal of the Lease in good
faith; then Tenant shall not be obligated to pay the increase in Rent required
under the preceding sentence; provided, however, that (a) upon agreement on such
renewal, Base Rent and other amounts payable by Tenant under this Lease shall be
deemed to have accrued from the date of expiration of the term of this Lease at
the new rates agreed upon by the Parties, and Tenant shall promptly pay to
Landlord the amount of any shortfall in Rent payments during such period of
time, and (b) if Landlord and Tenant shall not agree upon such renewal, Base
Rent and other amounts payable by Tenant under this Lease shall be deemed to
have accrued from the date of expiration of the term of this Lease at the rate
in effect as of the Expiration Date.

27.     CUMULATIVE REMEDIES. No remedy or election hereunder shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies at
law or in equity.

28.     COVENANTS AND CONDITIONS; CONSTRUCTION OF AGREEMENT. All provisions of
this Lease to be observed or performed by Tenant are both covenants and
conditions. In construing this Lease, all headings and titles are for the
convenience of the Parties only and shall not be considered a part of this
Lease. Whenever required by the context, the singular shall include the plural
and vice versa. This Lease shall not be construed as if prepared by one of the
Parties, but rather according to its fair meaning as a whole, as if both Parties
had prepared it.

29.     BINDING EFFECT; CHOICE OF LAW. This Lease shall be binding upon the
parties, their personal representatives, successors and assigns and be governed
by the laws of the State in which the Premises are located. Any litigation
between the Parties hereto concerning this Lease shall be initiated in the
county in which the Premises are located.

30.     SUBORDINATION; ATTORNMENT; NON-DISTURBANCE.

        30.1. SUBORDINATION. This Lease and any Option granted hereby shall be
subject and subordinate to any ground lease, mortgage, deed of trust, or other
hypothecation or security device (collectively, "Security Device"), now or
hereafter placed upon the Premises, to any and all advances made on the security
thereof, and to all renewals, modifications, and extensions thereof. Tenant
agrees that the holders of any such Security Devices (in this Lease together
referred to as "Lender") shall have no liability or obligation to perform any of
the obligations of Landlord under this Lease. Subject to the non-disturbance
provisions of Paragraph 30.3, Tenant agrees to execute and deliver upon demand
such further instruments evidencing such subordination of this Lease and any
Option to any Security Device as may be reasonably required by Landlord or any
Lender. Any Lender may elect to have this Lease and/or any Option granted hereby
superior to

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<PAGE>   33

the lien of its Security Device by giving written notice thereof to Tenant,
whereupon this Lease and such Options shall be deemed prior to such Security
Device, notwithstanding the relative dates of the documentation or recordation
thereof.

        30.2. ATTORNMENT. Subject to the non-disturbance provisions of Paragraph
30.3, Tenant agrees to attorn to a Lender or any other party who acquires
ownership of the Premises by reason of a foreclosure of a Security Device, and
that in the event of such foreclosure, such new owner shall not: (i) be liable
for any act or omission of any prior landlord or with respect to events
occurring prior to acquisition of ownership, but such new owner shall
nonetheless be required to perform the obligations of Landlord during the period
of such new owner's ownership of the Premises; (ii) be subject to any offsets or
defenses which Tenant might have against any prior landlord, or (iii) be bound
by prepayment of more than one (1) month's rent.

        30.3. NON-DISTURBANCE. With respect to Security Devices entered into by
Landlord after the execution of this Lease, Tenant's subordination of this Lease
shall be subject to receiving a commercially reasonable non-disturbance
agreement in a form reasonably acceptable to Tenant, Tenant's acceptance not to
be unreasonably withheld (a "Non-Disturbance Agreement") from the Lender which
Non-Disturbance Agreement provides that Tenant's possession of the Premises,
and this Lease, including any options to extend the term hereof, will not be
disturbed so long as Tenant is not in Default hereunder and attorns to the
record owner of the Premises. Further, within sixty (60) days after the
execution of this Lease, Landlord shall use its commercially reasonable efforts
to obtain a Non-Disturbance Agreement from the holder of any pre-existing
Security Device which is secured by the Premises.

        30.4. SELF-EXECUTING. The agreements contained in this Paragraph 30
shall be effective without the execution of any further documents; provided,
however, that, upon written request from Landlord or a Lender in connection with
a sale, financing or refinancing of the Premises, Tenant and Landlord shall
execute such further writings as may be reasonably required to separately
document any subordination, attornment and/or Non-Disturbance Agreement provided
for herein.

31.     ATTORNEYS' FEES. If any Party or Broker brings an action or proceeding
involving the Premises to enforce the terms hereof or to declare rights
hereunder, the Prevailing Party (as hereafter defined) in any such proceeding,
action, or appeal thereon, shall be entitled to reasonable attorneys' fees. Such
fees may be awarded in the same suit or recovered in a separate suit, whether or
not such action or proceeding is pursued to decision or judgment. The term,
"Prevailing Party" shall include, without limitation, a Party or Broker who
substantially obtains or defeats the relief sought, as the case may be, whether
by compromise, settlement, judgment, or the abandonment by the other Party or
Broker of its claim or defense. The attorneys' fees award shall not be computed
in

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accordance with any court fee schedule, but shall be such as to fully reimburse
all attorneys' fees reasonably incurred.

32.     LANDLORD'S ACCESS; SHOWING PREMISES; REPAIRS. Landlord and Landlord's
agents shall have the right to enter the Premises at any time, in the case of an
emergency, and otherwise at reasonable times upon not less than 48 hours'
advance notice delivered during regular business hours, for the purpose of
showing the same to prospective purchasers, lenders, or tenants, and making such
alterations, repairs, improvements or additions to the Premises as Landlord may
deem reasonably necessary. All such activities shall be without abatement of
rent or liability to Tenant; provided, however, that Landlord shall use
commercially reasonable efforts to minimize interference with the operation of
Tenant's business in the Premises. Landlord may at any time place on the
Premises any ordinary "For Sale" signs and Landlord may during the last six (6)
months of the term hereof place on the Premises any ordinary "For Lease" signs.

33.     AUCTIONS. Tenant shall not conduct, nor permit to be conducted, any
auction upon the Premises without Landlord's prior written consent. Landlord
shall not be obligated to exercise any standard of reasonableness in determining
whether to permit an auction.

34.     SIGNS. Tenant shall not place any sign upon the Premises without
Landlord's prior written consent. Notwithstanding the foregoing, Tenant, at its
sole cost and expense, shall have the right to install monument and/or building
signage identifying its occupancy of the Premises, subject to Landlord's prior
written approval, which shall not be unreasonably withheld or delayed, and
subject to any sign ordinance or other required governmental approvals. All
signs must comply with all Applicable Requirements.

35.     TERMINATION; MERGER. Unless specifically stated otherwise in writing by
Landlord, the voluntary or other surrender of this Lease by Tenant, the mutual
termination or cancellation hereof, or a termination hereof by Landlord for
Breach by Tenant, shall automatically terminate any sublease or lesser estate in
the Premises; provided, however, that Landlord may elect to continue any one or
all existing subtenancies. Landlord's failure within ten (10) days following any
such event to elect to the contrary by written notice to the holder of any such
lesser interest, shall constitute Landlord's election to have such event
constitute the termination of such interest.

36.     CONSENTS. Landlord's actual reasonable costs and expenses (including but
not limited to architects', attorneys', engineers' and other consultants' fees)
incurred in the consideration of, or in response to, a request by Tenant for any
Landlord consent, including but not limited to consents to an assignment, a
subletting or the presence or use of a Hazardous Substance, shall be paid by
Tenant upon receipt of an invoice and supporting documentation therefor;
provided, however, that this sentence shall not apply to approvals granted by
Landlord in conjunction with Tenant's Work under Paragraph

                                       34
<PAGE>   35

55.2 below. Landlord's consent to any act, assignment or subletting shall not
constitute an acknowledgment that no Default or Breach by Tenant of this Lease
exists, nor shall such consent be deemed a waiver of any then existing Default
or Breach, except as may be otherwise specifically stated in writing by Landlord
at the time of such consent. The failure to specify herein any particular
condition to Landlord's consent shall not preclude the imposition by Landlord at
the time of consent of such further or other conditions as are then reasonable
with reference to the particular matter for which consent is being given. In the
event that either Party disagrees with any determination made by the other
hereunder and reasonably requests the reasons for such determination, the
determining party shall furnish its reasons in writing and in reasonable detail
within ten (10) business days following such request.

37.     GUARANTOR.

        37.1. Execution. The Guarantors, if any, shall each execute a guaranty
in the form most recently published by the American Industrial Real Estate
Association, and each such Guarantor shall have the same obligations as Tenant
under this Lease.

        37.2. DEFAULT. It shall constitute a Default of the Tenant if any
Guarantor fails or refuses, upon request to provide: (a) evidence of the
execution of the guaranty, including the authority of the party signing on
Guarantor's behalf to obligate Guarantor, and in the case of a corporate
Guarantor, a certified copy of a resolution of its board of directors
authorizing the making of such guaranty, (b) current financial statements, (c)
an Estoppel Certificate, or (d) written confirmation that the guaranty is still
in effect.

38.     QUIET POSSESSION. Subject to payment by Tenant of the Rent and
performance of all of the covenants, conditions and provisions on Tenant's part
to be observed and performed under this Lease, Tenant shall have quiet
possession and quiet enjoyment of the Premises during the term hereof as against
any parties lawfully claiming under Landlord.

39.     OPTIONS.

        39.1. DEFINITION. "Option" shall mean: (a) the right to extend the term
of or renew this Lease or to extend or renew any lease that Tenant has on other
property of Landlord; (b) the right of first refusal or first offer to lease
either the Premises or other property of Landlord; (c) the right to purchase or
the right of first refusal to purchase the Premises or other property of
Landlord.

        39.2. OPTIONS PERSONAL TO ORIGINAL TENANT. Each Option granted to Tenant
in this Lease is personal to the original Tenant and to any permitted transferee
under Paragraph 12.5 above, and cannot be assigned or exercised by anyone other
than said

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<PAGE>   36

 original Tenant (or permitted transferee) and only while the original Tenant
 (or permitted transferee) is in full possession of the Premises and, if
 requested by Landlord, with Tenant certifying that Tenant has no intention of
 thereafter assigning or subletting.

        39.3. MULTIPLE OPTIONS. In the event that Tenant has any multiple
Options to extend or renew this Lease, a later Option cannot be exercised unless
the prior Options have been validly exercised.

        39.4. EFFECT OF DEFAULT ON OPTIONS.

                (a) Tenant shall have no right to exercise an Option: (i) during
the time Tenant is in Breach of this Lease, or (ii) in the event of any holding
over under this Lease without Landlord's written consent following the
expiration of the Original Term or any Lease Renewal Term.

                (b) The period of time within which an Option may be exercised
shall not be extended or enlarged by reason of Tenant's inability to exercise an
Option because of the provisions of Paragraph 39.4(a).

                (c) An Option shall terminate and be of no further force or
effect, notwithstanding Tenant's due and timely exercise of the Option, if,
after such exercise and prior to the commencement of the extended term, Tenant
commits a Breach of this Lease.

40.     RULES. Tenant agrees that it will observe all reasonable rules and
regulations which Landlord may make from time to time for the management,
safety, and care of the Premises, including the care and cleanliness of the
grounds.

41.     SECURITY MEASURES. Tenant hereby acknowledges that the rental payable to
Landlord hereunder does not include the cost of guard service or other security
measures, and that Landlord shall have no obligation whatsoever to provide same.
Tenant assumes all responsibility for the protection of the Premises, Tenant,
its agents and invitees and their property from the acts of third parties.

42.     RESERVATIONS. Landlord reserves to itself the right, from time to time,
to grant, without the consent or joinder of Tenant, such easements, rights and
dedications that Landlord deems necessary, and to cause the recordation of
parcel maps and restrictions, so long as such easements, rights, dedications,
maps and restrictions do not unreasonably interfere with the use of the Premises
by Tenant. Tenant agrees to sign any documents reasonably requested by Landlord
to effectuate any such easement rights, dedication, map or restrictions.

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<PAGE>   37

43.     COUNTERPARTS. This Lease may be executed in two or more counterparts,
each of which shall be deemed to be an original, but all of which, taken
together, shall constitute one and the same instrument.

44.     AUTHORITY. If either Party hereto is a corporation, trust, limited
liability company, partnership, or similar entity, each individual executing
this Lease on behalf of such entity represents and warrants that he or she is
duly authorized to execute and deliver this Lease on its behalf. Each party
shall, within thirty (30) days after written request, deliver to the other party
satisfactory evidence of such authority.

45.     CONFLICT. Any conflict between the printed provisions of this Lease and
the typewritten or handwritten provisions shall be controlled by the typewritten
or handwritten provisions.

46.     OFFER. Preparation of this Lease by either Party or their agent and
submission of same to the other Party shall not be deemed an offer to lease to
the other Party. This Lease is not intended to be binding until executed and
delivered by all Parties hereto.

47.     AMENDMENTS. This Lease may be modified only in writing, signed by the
Parties in interest at the time of the modification. As long as they do not
materially change Tenant's obligations or entitlements hereunder, Tenant agrees
to make such reasonable, non-monetary modifications to this Lease as may be
reasonably required by a Lender in connection with the obtaining of financing or
refinancing of the Premises.

48.     MULTIPLE PARTIES. If more than one person or entity is named herein as
either Landlord or Tenant, such multiple Parties shall have joint and several
responsibility to comply with the terms of this Lease.

49.     MEDIATION AND ARBITRATION OF DISPUTES. An Addendum requiring the
Mediation and/or the Arbitration of all disputes between the Parties and/or
Brokers arising out of this Lease is not attached to this Lease.

50.     COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT. Tenant, at its sole
cost and expense, shall be solely responsible for the installation and cost of
any and all improvements, alterations or other work required on or to the
Premises or to any other portion of the property and/or building of which the
Premises are a part, required or reasonably necessary under Applicable
Requirements because of (i) the use to which the Premises or any portion thereof
is put, or any alterations, additions, improvements, or other work constructed
on or about the Premises; (ii) the use to which the Premises or any portion
thereof is put (or any alterations, additions, improvements or other work
constructed) by any assignee or subtenant under any assignment or sublease; or
(iii) both, including any improvements, alterations or other work required under
the Americans

                                       37
<PAGE>   38

With Disabilities Act of 1990. Compliance with the provisions of this Paragraph
shall be a condition of Landlord granting its consent to any assignment or
sublease of all or a portion of this Lease and the Premises described in this
Lease. Landlord and Cornish & Carey Commercial make no representation or
warranty with respect to compliance or noncompliance of the facility or any
contemplated use with ADA requirements. Cornish & Carey Commercial recommends
that Tenant consult its attorney to determine if this act applies to Tenant and
if so the requirements that must be met. The applicability of the act is a legal
issue and Cornish & Carey Commercial cannot give Tenant legal advice on such
matters.

51.     TOXIC CONTAMINATION DISCLOSURE. Landlord and Tenant acknowledge that
they have been advised that numerous federal, state, and/or local laws,
ordinances and regulations ("Laws") affect the existence and removal, storage,
disposal, leakage of and contamination by materials designated as hazardous or
toxic ("Toxics"). Many materials, some utilized in everyday business activities
and property maintenance, are designated as hazardous or toxic. Some of the Laws
require that Toxics be removed or cleaned up by landowners, future landowners or
former landowners without regard to whether the party required to pay for "clean
up" caused the contamination, owned the property at the time the contamination
occurred or even knew about the contamination. Some items, such as asbestos or
PCBs, which were legal when installed, now are classified as Toxics, and are
subject to removal requirements. Civil lawsuits for damages resulting from
Toxics may be filed by third parties in certain circumstance. Cornish & Carey
Commercial has recommended, and hereby recommends, that each of the parties have
competent professional environmental specialists review the Premises and make
recommended tests so that a reasonably informed assessment of these matters can
be made by each of the parties. Landlord and Tenant acknowledge that neither
Cornish & Carey Commercial nor its agents or salespersons have been retained to
investigate or arrange investigation by others, and have not made any
recommendations or representations with regard to the presence or absence of
Toxics on, in or beneath the Premises. Landlord and Tenant agree that they will
rely only on persons who are experts in this field and will obtain such expert
advice so each of them will be as fully informed as possible with regards to
Toxics in entering into this Agreement.

52.     FIRST OPTION TO RENEW. Tenant is given the option to extend the term of
this Lease upon all the provisions contained in this Lease, except that the
monthly Base Rent shall be equal to ninety-five percent (95%) of the Fair Market
Rent (as defined below). The first renewal term shall be for a period of five
(5) years (hereinafter referred to as the "First Renewal Lease Term") following
expiration of the Lease term (hereinafter referred to as the "Initial Lease
Term"). Tenant may exercise such option by giving written notice of exercise of
the option (hereinafter referred to as the "Option Notice") to Landlord at least
two hundred ten (210) days, but not more than three

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<PAGE>   39

hundred sixty five (365) days before the expiration of the Initial Lease Term.
Provided that, if there exists a Breach on the date of giving the Option Notice,
the Option Notice shall be totally ineffective, or if there exists a Breach on
the date the First Renewal Lease Term is to commence, the First Renewal Lease
Term shall not commence and this Lease shall expire at the end of the Initial
Lease term.

As used in this Lease, "Fair Market Rent" shall mean the rental rate then being
charged for comparable space in comparable buildings in the Mountain View,
California area as of the date of commencement of the First Renewal Lease Term
or the Second Renewal Lease Term (as defined below), as applicable, with similar
amenities, taking into consideration the size, location, proposed term of the
lease, the fact that the Premises have been improved with the Landlord's Work
and the Tenant's Work and other relevant factors. Fair Market Rent as so
determined shall include then-prevailing annual market increases (if any) for
each subsequent year of the First Renewal Lease Term or the Second Renewal Lease
Term as applicable.

The parties shall have thirty (30) days after Landlord receives the Option
Notice in which to agree on the Fair Market Rent for the First Renewal Lease
Term. If the parties agree on the Fair Market Rent for the First Renewal Lease
Term during that period, they shall immediately execute an amendment to this
Lease stating the monthly Base Rent for the First Renewal Lease Term and the
annual market rent increases, if any, for the five (5) year period of the First
Renewal Lease Term. If the parties are unable to agree on the Fair Market Rent
within that period, then within thirty (30) days after the expiration of that
period, each party, at its cost and by giving written notice to the other party,
shall appoint a commercial real estate broker/agent from a recognized real
estate brokerage firm having offices in Santa Clara County, California
(hereinafter referred to as "Agent") with at least ten (10) years full-time
commercial real estate brokerage experience in the area in which the Premises
are located, to give an opinion of Fair Market Rent and set the monthly Base
Rent for the First Renewal Lease Term, and shall give written notice of such
selection to the other party specifying therein the name and address of the
Agent. If one party does not appoint an Agent within such 30-day period, the
single, Agent appointed shall be the sole judge of opinion of Fair Market Rent
and shall set the monthly Base Rent for the First Renewal Lease Term. If the two
Agents are appointed by the parties as stated in this Paragraph, they shall meet
promptly and attempt to set the monthly Base Rent for the First Renewal Lease
Term. If they are unable to agree within thin (30) days after the second Agent
has been appointed, they shall attempt to elect a third Agent meeting the
qualifications stated in this Paragraph within thirty (30) days after the last
day the two Agents are given to set the monthly Base Rent. If they are unable to
agree on the third Agent, either of the parties to this Lease, by giving fifteen
(15) days written notice to the other party can apply to the then President of
the county real estate board of the county in which the Premises are located for
the selection of a

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<PAGE>   40

third Agent who meets the qualifications stated in this Paragraph. Each of the
parties shall bear one-half (1/2) of the cost of appointing the third Agent and
of paying the third Agent's fee. The third Agent, however selected, shall be a
person who has not previously acted in any capacity for either party. Within
fifteen (15) days after the selection of the third Agent, a majority of the
Agents shall set the monthly Base Rent for the First Renewal Lease Term. If a
majority of the Agents are unable to set the monthly Base Rent within the
stipulated period of time, the three (3) opinions of Fair Market Rent shall be
added together and their total divided by three (3); ninety-five percent (95%)
of the resulting quotient shall be the monthly Base Rent for the Premises during
the first year of the First Renewal Lease Term. If, however, the low
determination of the Fair Market Rent and/or high determination of Fair Market
Rent are more than ten percent (10%) lower and/or higher than the middle
determination, any such low determination and/or high determination shall be
disregarded. If only one determination is more than ten percent (10%) above or
below the middle determination, such that only one determination needs to be
disregarded, the remaining two determinations shall be added together and their
total divided by two; the resulting quotient shall be the Fair Market Rent. If
both the low determination and the high determination are disregarded, then the
middle determination shall be used to establish the Monthly Base Rent for the
Premises during the first year of the First Renewal Lease Term. The annual
market rate increases to be applicable following the first year of the First
Rental Lease Term, if any, shall be calculated in a like manner as the Fair
Market Rent if the Agents are not able to agree upon their respective amounts.

53.     SECOND OPTION TO RENEW. Tenant is given the second option to extend the
term of this Lease upon all the provisions contained in this Lease, except that
the monthly Base Rent shall be equal to ninety-five percent (95%) of the Fair
Market Rent (as defined above). The second renewal term shall be for a period of
five (5) years (hereinafter referred to as the "Second Renewal Lease Term")
following expiration of the First Renewal Lease Term. Tenant may exercise such
option by giving written notice of exercise of the option (hereinafter referred
to as the "Option Notice") to Landlord at least two hundred ten (210) days, but
not more than three hundred sixty five (365) days before the expiration of the
First Renewal Lease Term. Provided that, if there exists a Breach on the date of
giving the Option Notice, the Option Notice shall be totally ineffective, or if
there exists a Breach on the date the Second Renewal Lease Term is to commence,
the Second Renewal Lease Term shall not commence and this Lease shall expire at
the end of the First Renewal Lease Term.

The monthly Base Rent applicable during the first year of the Second Renewal
Lease Term, and the annual market increases in monthly Base Rent applicable
during the Second Renewal Lease Term, shall be determined in accordance with the
procedure set forth in Paragraph 52 above.

                                       40
<PAGE>   41

54.     PARKING. Tenant shall have the exclusive right to use all parking spaces
located on the Premises for the purpose of parking automobiles by Tenant, its
employees, agents and invitees. Notwithstanding the foregoing, Tenant
acknowledges that Landlord shall have no obligation to monitor the use of any of
the parking areas located on the Premises or otherwise to take any measures to
prohibit any unauthorized use thereof by any other parties.

55.     LANDLORD'S, TENANT'S WORK.

        55.1. LANDLORD'S WORK.

                On or before the Commencement Date, Landlord, at its sole cost
and expense, shall (a) cause the existing shed/small building (including
foundation) located on the parking areas of the Premises to be removed, (b)
cause all of such parking areas to be slurried, striped and otherwise in good
repair, and (c) repair the parking area at the rear of the building that is
damaged because of the trash container.

        55.2. TENANT'S WORK. In order to prepare the Premises for Tenant's
occupancy thereof, Tenant, at its sole cost and expense, shall perform the
following alterations, additions, improvements and other work on the Premises:
replacement of the roof of the Premises; replacement of the HVAC system in the
Premises; replacement of the existing restroom with a new restroom, including
showers; renovation of the interior of the Premises to Tenant's specifications,
as approved by Landlord; renovation and/or replacement of the operating systems
in the Premises; seismic upgrades (limited to wall-to-roof anchors);
installation of carpeting, tile and new offices; and other interior improvements
to Tenant's specifications, as approved by Landlord (collectively "Tenant's
Work"). Tenant shall cause the Tenant's Work to be completed to Landlord's
reasonable satisfaction. Prior to commencing Tenant's Work, Tenant shall obtain
Landlord's prior written consent (not to be unreasonably withheld or delayed) to
plans and specifications for the Tenant's Work (which shall include a detail of
all finishes), the contractor performing the Tenant's Work and the schedule for
performing Tenant's Work, and Tenant shall also provide Landlord with copies of
any required building or other permits of governmental authorities and evidence
of the contractor's insurance coverage acceptable to Landlord. Tenant shall not
be obligated to provided any performance and/or payment bonds with respect to
the Tenant's Work, and the Landlord shall impose no construction management fees
in connection with Tenant's performance of Tenant's Work. Tenant's Work shall be
completed by Tenant in accordance with the plans and specifications therefor
approved by Landlord, shall be carried out in a good, workmanlike and prompt
manner, shall comply with all applicable statutes, ordinances, rules and
regulations of governmental authorities having jurisdiction thereof, and shall
be subject to supervision by Landlord. If the performance of Tenant's Work shall
trigger any code upgrades to any portion of the Premises or otherwise obligate
the Landlord

                                       41
<PAGE>   42

and/or Tenant to make any alterations, additions or improvements to any portion
of the Premises, including, without limitation, under the Americans with
Disabilities Act, Title 24 or any laws relating to seismic safety, all such
upgrades, alterations, additions or improvements shall be made by Tenant at its
sole cost and expense. Landlord shall have the right to post on the Premises any
notices of nonresponsibility and other notices that Landlord may deem
appropriate for the protection of Landlord's interest in connection with
Tenant's performance of the Tenant's Work. Tenant shall provide Landlord with
one set of as-built drawings of the Tenant's Work and one set of construction
drawings based on the final build-out of Tenant's Work.

56.     FINANCIAL STATEMENTS. Wherever, in this Lease, Tenant is required to
provide Landlord with copies of Tenant's "audited financial statements",
Landlord shall accept a copy of Tenant's most recent annual report.

57.     AREA OF PREMISES. The rentable square footage of the Premises set forth
in Paragraph 1.2 above has been calculated by measuring to the exterior surface
of the outside walls of the Premises, with no deductions for any interior
portions of the Premises.

58.     REPORTS. If Sun Microsystems shall cause to be prepared any reports
relating to the Premises in connection with its vacation of the Premises, and if
Sun Microsystems shall provide promptly copies of such reports to Landlord,
Landlord shall provide copies of such reports to Tenant. Landlord shall
reasonably cooperate with Tenant in Tenant's preparation of a Phase I
environmental assessment of the Premises prior to the Early Possession Date. Any
entries onto the Premises by Tenant, its employees, agents and contractors, for
such purposes shall be subject to the rights of Sun Microsystems under its lease
of the Premises, and shall also be subject to the provisions of Paragraph 8.7 of
this Lease. Tenant shall have no right to conduct any invasive environmental
testing, including, without limitation, taking any soils or groundwater samples,
without Landlord's prior written consent.

LANDLORD AND TENANT HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM
AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE
TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE
AND EFFECTUATE THE INTENT AND PURPOSE OF LANDLORD AND TENANT WITH RESPECT TO THE
PREMISES.

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<PAGE>   43

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY ANY BROKER AS TO THE
LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE
TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

  1.    SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS
        LEASE.

  2.    RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION
        OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED
        TO THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE
        PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND
        OPERATING SYSTEMS, AND THE SUITABILITY OF THE PREMISES FOR TENANT'S
        INTENDED USE.

The parties hereto have executed this Lease as of the date first above written.

LANDLORD:

LANDLORD'S ADDRESS:
                                                  /s/ J. DOUGLAS FINNEY
                                                  ------------------------------
J. Douglas Finney                                 J. DOUGLAS FINNEY
400 Sand Hill Road
Menlo Park, CA 94025

                                                  /s/ CLAY DELSECCO
                                                  ------------------------------
Clay DelSecco                                     CLAY DELSECCO, TRUSTEE
7 Betty Lane
Atherton, CA 94027

                                                  /s/ CAROL DELSECCO
                                                  ------------------------------
                                                  CAROL DELSECCO, TRUSTEE

                                                  /s/ JAMES SAMMET
                                                  ------------------------------
James Sammet                                      JAMES SAMMET, TRUSTEE
179 Starfish Court
Marina, CA 93933

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<PAGE>   44

TENANT:                                           INTUIT INC.,
                                                  a Delaware corporation
TENANT'S ADDRESS:

Intuit Inc.
2632 Marine Way                                   By: /s/ [SIGNATURE ILLEGIBLE]
Mountain View, CA 94043                               --------------------------
Attn: Real Estate Manager                           Title: Chief Financial
                                                           Officer and
                                                           Senior Vice President
With a copy to:

Intuit Inc.
2550 Garcia Avenue, 2nd Floor                            APPROVED
Mountain View, CA 94043                                  Intuit Legal Dept.
Attn: Vice President of Finance and                      Date March 29, 1999
      Corporate Services                                      ------------------
Fax: (650) 944-5499                                      By /s/ Beverly Bellows
                                                           ---------------------

And with a copy to:

Intuit Inc.
2550 Garcia Avenue, 2nd Floor
Mountain View, CA 94043
Attn: General Counsel
Fax: (650) 944-6622

                                       44

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