Document:

<PAGE>

                                                                   EXHIBIT 10.24

                              TAX SHARING AGREEMENT

      TAX SHARING AGREEMENT, made as of November 25, 2003, by and among Crunch
Holding Corp., a Delaware corporation having its principal place of business at
1221 Avenue of the Americas, 39th Floor, New York, New York 10020 ("Holding"),
and those corporations that have executed this Agreement and whose names and
principal places of business are set forth on Exhibit A hereto (all of which are
direct or indirect domestic subsidiaries of Holding and are includible in the
consolidated Federal income tax return of the affiliated group (within the
meaning of Section 1504 of the Internal Revenue Code of 1986, as amended (the
"Code")) of which Holding is the common parent corporation (hereinafter, the
"Holding Group") for the fiscal year ended June 30, 2003), and such other
parties as may become members of the Holding Group in subsequent fiscal years
for which Holding files a consolidated Federal income tax return as the common
parent corporation of an affiliated group, and who execute this Agreement
(hereinafter, sometimes referred to as a "Subsidiary").

      Holding and each Subsidiary wish to provide for payment of the
consolidated Federal income tax and certain state and local tax liabilities of
the Holding Group by Holding; for the contribution to such payment by the
various members of the Holding Group, including Pinnacle Foods Holding
Corporation, a Delaware corporation having its principal place of business at
("PFHC"), and any direct and indirect subsidiaries of PFHC ("PFHC Subsidiaries")
that may be includible in the Holding Group (hereinafter, PFHC and such PFHC
Subsidiaries are sometimes collectively referred to as the "PFHC Group"), to
which such liability may be attributable in whole or in part; and for the
reimbursement by Holding to those Subsidiaries that produce losses or credits in
any fiscal year in the amount of the benefit that such Subsidiary would be
entitled to with respect to such losses or credits on a separate return basis,
or for the benefit, in whole or in part, that such losses or credits produce for
the Holding Group.

      In consideration of the foregoing, and of the mutual covenants and
promises herein contained, Holding and the Subsidiaries agree as follows:

      SECTION 1. Allocation and Payment of Tax Liability of Members of Group.

            (a) For the fiscal year ended June 30, 2004 and for each subsequent
fiscal year for which this Agreement may remain in effect, each Subsidiary, for
so long as it is a member of the Holding Group, shall be required to pay to
Holding (in the manner provided in paragraph 1(c) hereof), as its share of the
consolidated Federal income tax liability of the Holding Group, an amount equal
to the Federal income tax liability that would have been payable by such
Subsidiary for such year if it had filed a separate income tax return for such
year and all prior years; provided, however, that in computing separate return
tax liability, no account shall be taken of any deduction, loss or credit of any
Subsidiary to the extent that such Subsidiary has previously received payment
therefor, pursuant to Section 3 hereof. If a Subsidiary ceases to be a member of
the Holding Group during a taxable year, such Subsidiary shall be required to
pay to Holding only that portion of such Subsidiary's separate return tax
liability that is allocable to the portion of the taxable year in which such
Subsidiary was a member of the Holding Group. Payments shall be required to be
made in each fiscal year pursuant to this Section without regard to the actual
consolidated Federal income tax liability, if any, of the Holding Group for such
year.

<PAGE>

            (b) For the purposes of this Agreement, if, in any fiscal year, one
or more PFHC Subsidiaries are includible in the Holding Group, all members of
the PFHC Group shall be deemed to constitute a single member of the Holding
Group, and any portion of the Holding Group consolidated Federal income tax
liability for any fiscal year that is apportioned to the PFHC Group in
accordance with this Section shall be allocated among the members thereof in
such manner as they may agree. The amount of separate return tax liability
required to be paid to Holding by PFHC or the PFHC Group in any year pursuant to
this Section shall be determined as if PFHC had filed a consolidated Federal
income tax return for such year and for all prior years, on behalf of itself and
all PFHC Subsidiaries that were includible corporations described in Section
1504(a)(1) of the Code for such year or prior years, as the case may be. If
Holding engages in a merger or similar transaction with a corporation that is
the parent of a consolidated tax group for Federal income tax purposes, and the
Holding tax group is the continuing group for Federal income tax purposes, the
other group should be treated under this agreement in a similar way as the PFHC
Group.

            (c) Each member (or group of members) of the Holding Group shall
make payment to Holding of any consolidated Federal income tax liability
allocated to it pursuant to this Section 1, and Holding shall have sole
responsibility for making any required payments to the Internal Revenue Service
(the "IRS") in satisfaction of the consolidated Federal income tax liability of
the Holding Group for each fiscal year. Subject to the provisions of Section
1(d) below, for each quarter of each fiscal year after the year ended [June 30,
2003], each member (or group of members) of the Holding Group shall make payment
to Holding of any amount required to be paid pursuant to this Section no later
than the date upon which such member (or group of members) would be required to
make an installment payment of estimated income tax to the IRS for such quarter,
in accordance with Section 6655 of the Code. The amount of any overpayment or
underpayment pursuant to this Section shall be credited against or added to, as
the case may be, the amount otherwise required to be paid for the fiscal quarter
within which the amount of such overpayment or underpayment first becomes
reasonably ascertainable; provided, however, that, upon written request
(including supporting schedules) of any member (or group of members), made after
the close of any fiscal year but within the period described in Section
6425(a)(1) of the Code, Holding shall repay to such member (or group of
members), within the period described in Section 6425(b)(1) of the Code, the
amount of any net remaining overpayment of consolidated tax liability made by
such member (or group of members) for such year.

            (d) Anything contained in this Agreement to the contrary
notwithstanding, any payment to be made by any party hereto to any other party
hereto may be deferred until such time as either (i) the party obligated to make
such payment elects to make the relevant payment or (ii) the party entitled to
receive such payment demands that such payment be made. All such deferred
payments shall bear interest at an annual rate that approximates the average
interest rate under PFHC's revolving credit facility over the time period that
such payment is deferred, computed on the basis of the actual number of days
elapsed over a 365-day period.

      SECTION 2. Payment for Tax Benefits of Members. From and after the date
hereof, if any member (or group of members) of the Holding Group would be
entitled to a refund of Federal income taxes previously paid in any prior fiscal
year, computed on a separate return basis (in the manner described in Section 1
hereof), as a result of any losses, deductions or

                                       2

<PAGE>

credits claimed by such member (or group of members) for any fiscal year for
which this Agreement may be in effect (any such entitlement to a refund being
referred to herein as a "Separate Return Tax Benefit"), whether by reason of a
carryback of a net operating loss, or a net capital loss or tax credit, or
otherwise, then, upon written request (including supporting schedules) of such
member (or group of members), made within the period described in Section
6411(a) of the Code, Holding shall pay the amount of such Separate Return Tax
Benefit to such member, within the period described in Section 6411(b) of the
Code (subject to the provisions of Section 1(d) above). In the case of PFHC and
PFHC Subsidiaries, the amount of the Separate Return Tax Benefit for any year
shall be computed as if PFHC had filed a consolidated Federal income tax return
for such year and for all prior years on behalf of itself and all other PFHC
Subsidiaries that were includible corporations described in Section 1504(a)(1)
of the Code. The amount of any payment required to be made to any member (or
group of members) pursuant to this Section 2 shall be reduced by any amount
previously paid to such member (or group of members) with respect to such
losses, deductions or credits pursuant to Section 3 hereof.

      SECTION 3. Payment for Tax Benefits of Group.

            (a) If, for any fiscal year during which this Agreement is in
effect, any member (or group of members) shall have a negative separate return
tax liability (hereinafter, a "Loss Member"), Holding intends to pay to such
Loss Member an amount equal to the tax benefit realized by the Holding Group for
such year (the "Group Tax Benefit") as a result of such negative separate return
tax liability. For purposes of this Agreement, the Group Tax Benefit for any
fiscal year shall be equal to the excess, if any, of (i) the sum of the separate
return tax liabilities of each member of the Holding Group having a positive
separate return tax liability for such year, over (ii) the actual consolidated
Federal income tax liability of the Holding Group for such year. For purposes of
this Section 3, "separate return tax liability" shall be computed in accordance
with, and subject to the exceptions and limitations provided in Treas. Reg.
Section 1.1552-1(a)(2)(ii). "Negative separate return tax liability" shall
similarly be ascertained under the principles of Treas. Reg. Section
1.1552-1(a)(2)(ii), as if the Loss Member had filed a separate return for such
fiscal year as its first separate return year and allocated to such separate
return year carryover and carryback items of consolidated net operating loss,
consolidated net capital loss, consolidated unused investment credit,
consolidated unused foreign tax credit, and consolidated excess charitable
contributions under the provisions of Treas. Reg. Section 1.1502-79. In the case
of the PFHC Group, separate return tax liability and negative separate return
tax liability shall be computed in accordance with the principles set forth in
this Section 3, on a consolidated basis.

            (b) Within 90 days after the beginning of each fiscal year for which
this Agreement may be in effect, Holding shall give written notice to each
Subsidiary of its intention to pay one or more Loss Members an amount equal to
all, or any portion, of their proportionate part (determined in the manner
provided in paragraph 3(a)) of any Group Tax Benefit that may be realized by the
Holding Group for such year. Holding intends to make such payments on a
quarterly basis, in the manner described in paragraph 1(c) hereof; provided,
however, that all payments made pursuant to this Section 3 shall be made in the
sole discretion of Holding, and Holding shall have no obligations or liability
whatsoever with respect thereto to any Loss Member; and provided, further, that
any payment made to any Loss Member in a fiscal year pursuant to this Section 3
shall be reduced by any amount previously paid to such Loss Member with respect
to such year under Section 2 hereof.

                                       3

<PAGE>

      SECTION 4. Adjustments. Any adjustment of income, deduction, or credit
that results after the fiscal year in question by reason of any carryback,
amended return, claim for refund, or audit shall be given effect by
redetermining amounts payable and reimbursable for such fiscal year hereunder as
if such adjustment had been part of the original determination hereunder, with
interest payable in the amounts provided in Section 6611 of the Code. Any
increases in the consolidated Federal income tax liability of the Holding Group,
and any penalties and interest imposed with respect to any consolidated Federal
income tax return filed on behalf of the Holding Group, shall be given effect by
redetermining amounts payable for such fiscal year as if such adjustment had
been part of the original determination hereunder.

      SECTION 5. Alternative Minimum Tax. Each Subsidiary shall be required to
pay to Holding, as its share of any alternative minimum tax imposed on the
Holding Group pursuant to Section 55 of the Code, an amount of such liability
that Holding shall allocate to each Subsidiary, provided that any such amounts
so allocated pursuant to this Section 5 shall be allocated by Holding in a
manner that is equitable and is consistent with Section 55 and Section 1502 of
the Code, and the Treasury Regulations promulgated thereunder, including any
amendments thereto and consistent with the allocations of tax liability pursuant
to Section 1 hereof.

      SECTION 6. State Taxes. If, at any time from and after the date hereof,
the liability of Holding and the Subsidiaries for any state or local income or
franchise taxes is determined on a consolidated or combined basis, this
Agreement shall be applied in like manner to determine liability for, and tax
benefit payments with respect to, such taxes.

      SECTION 7. Termination. This Agreement may be terminated at any time upon
mutual agreement of the parties hereto; provided, however, that such termination
shall not relieve Holding of the obligation to make payments to any Subsidiary
pursuant to Section 2 hereof for any separate return tax benefit to which such
Subsidiary would have been entitled (if this Agreement had remained in effect)
as a result of any loss, deductions or credits taken by such Subsidiary for any
fiscal year for which this Agreement was in effect, nor will it relieve Holding
or the Subsidiaries of any obligations pursuant to Section 4 hereof.

      SECTION 8. Effective Date. This Agreement shall be effective for the
taxable year of the Holding Group ended [June 30, 2004], and for all taxable
years thereafter.

      SECTION 9. Captions. All section captions contained in this Agreement are
for convenience only and shall not be deemed a part of this Agreement.

      SECTION 10. Counterparts. This Agreement may be executed in counterparts,
each of which shall constitute an original and all of which, when taken
together, shall constitute one agreement.

      SECTION 11. Governing Law. This Agreement shall be governed by the laws
applicable to contracts entered into and to be fully performed within the State
of New York by residents thereof.

      SECTION 12. Successors and Assigns. This Agreement shall be binding upon
and shall inure to the benefit of the parties hereto and their respective
successors and assigns.

                                       4

<PAGE>

      IN WITNESS WHEREOF, Holding and the Subsidiaries have executed this
Agreement as of the day and year first above written.

                                        CRUNCH HOLDING CORP.

                                        By: /s/ C. DEAN METROPOULOS
                                            ---------------------------------
                                            Name: C. Dean Metropoulos

                                        PINNACLE FOODS HOLDING CORPORATION
                                        PINNACLE FOODS CORPORATION
                                        PINNACLE FOODS MANAGEMENT CORPORATION
                                        PINNACLE FOODS BRANDS CORPORATION
                                        PF SALES (N. CENTRAL REGION) CORP.
                                        PF SALES, LLC
                                        PF DISTRIBUTION, LLC
                                        PF STANDARDS CORPORATION

                                        By: /s/ N. MICHAEL DION
                                            --------------------------------
                                            Name: N. Michael Dion

                                      S-1

<PAGE>

                                    EXHIBIT A

           NAME                               PRINCIPAL PLACE OF BUSINESS
---------------------------                   ---------------------------
   PINNACLE FOODS HOLDING                         6 Executive Campus
      CORPORATION                              Cherry Hill, NJ 08002-4112

 PINNACLE FOODS CORPORATION                       6 Executive Campus
                                               Cherry Hill, NJ 08002-4112

  PINNACLE FOODS MANAGEMENT                       6 Executive Campus
        CORPORATION                            Cherry Hill, NJ 08002-4112

   PINNACLE FOODS BRANDS                          6 Executive Campus
       CORPORATION                             Cherry Hill, NJ 08002-4112

PF SALES (N. CENTRAL REGION)                      6 Executive Campus
        CORPORATION                            Cherry Hill, NJ 08002-4112

      PF SALES, LLC                               6 Executive Campus
                                               Cherry Hill, NJ 08002-4112

    PF DISTRIBUTION, LLC                          6 Executive Campus
                                               Cherry Hill, NJ 08002-4112

  PF STANDARDS CORPORATION                        6 Executive Campus
                                               Cherry Hill, NJ 08002-4112<PAGE>

                                                                   EXHIBIT 10.25

                                                                      NEW JERSEY

                                   NEW JERSEY
                               FULL SERVICE LEASE

                     BRANDYWINE OPERATING PARTNERSHIP, L.P.,

                                    LANDLORD

                                       AND

                           PINNACLE FOODS CORPORATION

                                     TENANT

                                  FOR SUITE 100

                         CHERRY HILL EXECUTIVE CAMPUS #6
                              ONE SOUTH UNION PLACE
                          CHERRY HILL, NEW JERSEY 08002

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<S>      <C>                                                                                                            <C>
1.       SUMMARY OF DEFINED TERMS...............................................................................         1

2.       PREMISES...............................................................................................         4

3.       TERM...................................................................................................         4

4.       CONSTRUCTION BY LANDLORD...............................................................................         4

5.       FIXED RENT; SECURITY DEPOSIT...........................................................................         4

6.       ADDITIONAL RENT........................................................................................         6

7.       ELECTRICITY CHARGES....................................................................................        11

8.       SIGNS; USE OF PREMISES AND COMMON AREAS................................................................        11

9.       ENVIRONMENTAL MATTERS..................................................................................        12

10.      TENANT'S ALTERATIONS...................................................................................        15

11.      CONSTRUCTION LIENS.....................................................................................        16

12.      ASSIGNMENT AND SUBLETTING..............................................................................        17

13.      LANDLORD'S RIGHT OF ENTRY..............................................................................        20

14.      REPAIRS AND MAINTENANCE................................................................................        21

15.      INSURANCE; SUBROGATION RIGHTS..........................................................................        22

16.      INDEMNIFICATION........................................................................................        23

17.      QUIET ENJOYMENT........................................................................................        24

18.      DAMAGE.................................................................................................        25

19.      SUBORDINATION; RIGHTS OF MORTGAGEE.....................................................................        26

20.      CONDEMNATION...........................................................................................        27

21.      ESTOPPEL CERTIFICATE...................................................................................        28

22.      DEFAULT................................................................................................        28

23.      LANDLORD'S LIEN; TENANT FINANCIAL INFORMATION..........................................................        33

24.      LANDLORD'S REPRESENTATIONS AND WARRANTIES..............................................................        34

25.      SURRENDER..............................................................................................        34

26.      RULES AND REGULATIONS..................................................................................        34

27.      GOVERNMENTAL REGULATIONS...............................................................................        35

28.      NOTICES................................................................................................        35

29.      BROKERS................................................................................................        36

30.      CHANGE OF BUILDING/PROJECT NAME........................................................................        36

31.      LANDLORD'S LIABILITY; TENANT'S LIABILITY...............................................................        36
</TABLE>

                                        i
<PAGE>

<TABLE>
<S>      <C>                                                                                                            <C>
32.      AUTHORITY..............................................................................................        37

33.      NO OFFER...............................................................................................        37

34.      RELOCATION.............................................................................................        37

35.      RENEWAL................................................................................................        37

36.      RIGHT OF EXPANSION.....................................................................................        38

37.      ROOF RIGHTS............................................................................................        39

38.      INTENTIONALLY OMITTED..................................................................................        40

39.      MISCELLANEOUS PROVISIONS...............................................................................        40

40.      WAIVER OF TRIAL BY JURY................................................................................        42

41.      CONSENT TO JURISDICTION................................................................................        42

42.      COMPETITORS............................................................................................        42

43.      ENVIRONMENTAL REPORTS..................................................................................        42

44.      EARLY TERMINATION......................................................................................        43
</TABLE>

EXHIBITS

EXHIBIT "A"-      SPACE PLAN OF PREMISES
EXHIBIT "B"-      CONFIRMATION OF LEASE TERM
EXHIBIT "C"-      RULES AND REGULATIONS
EXHIBIT "D"-      CLEANING SPECIFICATIONS
EXHIBIT "E"-      CERTIFICATION

                                       ii

<PAGE>

                                      LEASE

      THIS LEASE ("Lease") entered into as of the 23rd day of May, 2001, between
BRANDYWINE OPERATING PARTNERSHIP, L.P., a Delaware limited partnership
("Landlord"), and PINNACLE FOODS CORPORATION, a Delaware corporation, with its
principal place of business at One South Union Place, Suite 100, Cherry Hill,
New Jersey 08002 ("Tenant").

                                   WITNESSETH

      In consideration of the mutual covenants herein set forth, and intending
to be legally bound, the parties hereto covenant and agree as follows:

      1. SUMMARY OF DEFINED TERMS.

      The following defined terms, as used in this Lease, shall have the
meanings and shall be construed as set forth below:

            (a) "Building": The Building located at Cherry Hill Executive Campus
#6, One South Union Place, Cherry Hill, New Jersey 08002.

            (b) "Project": The Building, the land and all other improvements
located at Cherry Hill Executive Campus, Cherry Hill, New Jersey.

            (c) "Premises": Suite No. 100, which the parties stipulate and agree
is initially a 75,000 rentable square foot portion of the Building shown on the
space plan attached hereto as Exhibit "A" and made a part hereof. On August 1,
2001 the Premises shall be reduced to a 50,000 rentable square foot portion of
the Building shown on the space plan attached hereto as Exhibit "A-1" and Tenant
shall surrender the 25,000 square foot portion in the condition required by the
terms of this Lease. Notwithstanding the foregoing, Landlord shall, at its sole
cost and expense, within a reasonable time following renovations to the first
floor of the Building, engage an independent, third-party licensed architect to
review the existing computer assisted design ("CAD") drawings for the Building
and to certify to Landlord and Tenant the square footage of the common areas in
the Building, the Premises and the Building. Within ten (10) business days
following Tenant's receipt of such certification, Tenant shall notify Landlord
in writing if Tenant contests such measurements. If Tenant notifies Landlord
that it contests such measurements, Tenant shall, at its sole cost and expense,
within ten (10) business days, engage an independent, third-party licensed
architect to physically re-measure the common areas of the Building, the
Premises and the entire Building in accordance with industry and BOMA standards
and to certify to Tenant and Landlord, based on its own CAD drawings, the square
footages for such areas. In the event the Tenant's architect's measurements show
a different square footage then as set forth in this Lease for the Premises, the
parties shall negotiate in good faith to agree upon the final square footage for
the Premises, the common areas and the Building. Upon such agreement, this
Lease, and specifically, the provisions relating to Premises, Fixed Rent and
Allocated Share, shall be amended to reflect the actual agreed upon square
footage of the Premises.

<PAGE>

            (d) "Term": From the Commencement Date for a period of 120 months,
ending on the last calendar day of the 120th calendar month.

            (e) "Fixed Rent":

<TABLE>
<CAPTION>
                                                                               MONTHLY                  ANNUAL
LEASE YEAR                    PER R.S.F.                    RSF              INSTALLMENTS             FIXED RENT
----------                    ----------                    ---              ------------             ----------
<S>                      <C>                               <C>               <C>                     <C>
Months 1-2               $14.00, plus electric             75,000             87,500.00               1,050,000.00
Months 3- 24             $14.00, plus electric             50,000             58,333.33              $  700,000.00
Months 25-36             $15.00, plus electric             50,000             62,500.00              $  750,000.00
Months 37-48             $15.50, plus electric             50,000             64,583.33              $  775,000.00
Months 49-60             $16.00, plus electric             50,000             66,666.67              $  800,000.00
Months 61-72             $16.75, plus electric             50,000             69,791.67              $  837,500.00
Months 73-84             $17.50, plus electric             50,000             72,916.67              $  875,000.00
Months 85-96             $18.25, plus electric             50,000             76,041.67              $  912,500.00
Months 97-108            $19.00, plus electric             50,000             79,166.67              $  950,000.00
Months 109-210           $19.75, plus electric             50,000             82,291.67              $  987,500.00
</TABLE>

            (f) "Security Deposit": None, subject to Section 23

            (g) "Estimated Occupancy Date": May 23, 2001.

                  "Tenant's Allocated Share": initially 75.32%, reducing to
50.21%; (subject to Article 1(c))

                  "Expense Stop": $4.75 per rentable square foot. Landlord
represents that to its best knowledge 2001 Recognized Expenses are approximately
$4.80 per rentable square foot.

            (h) "Rentable Area": Premises 75,000 ft. (reducing to 50,000 ft)
(subject to Article 1(c))

                                 Building 99,573 ft. (subject to Article 1(c))

            (i) "Permitted Uses": Tenant's use of the Premises shall be limited
to general office use and incidental thereto including storage, a food research
facility, test kitchens for the testing and development of food products,
freezer use in the kitchens and any lawful activities necessary and incidental
thereto. Tenant's rights to use the Premises shall be subject to all applicable
laws and governmental rules and regulations and to all reasonable requirements
of the

                                       2
<PAGE>

insurers of the Building. Tenant shall have the right, but no obligation, to
allow other tenants in the Building to use Tenant's cafeteria and to charge such
tenants for such use.

            (j) "Broker" None

            (k) "Notice Address/Contact"

                  Tenant:     Pinnacle Foods Corporation
                              One South Union Place - Suite 100
                              Cherry Hill, NJ 08002
                              Attn: Mr. Dan Parker
                              Fax No:
                              E-Mail:

                  with a copy to:

                              Pinnacle Foods Corporation
                              200 Crescent Court - Suite 1600
                              Dallas, TX 75201
                              Attn: General Counsel
                              Fax No.: 214/720-7888
                              E-Mail:

                  with a copy to:

                              Vinson & Elkins, L.L.P.
                              2001 Ross Avenue - Suite 3700
                              Dallas, TX 75201
                              Attn: David E. Wolfe
                              Fax No.: 214/999-7798
                              E-Mail: DWolfe@velaw.com

                  Landlord:   Brandywine Operating Partnership, L.P.
                              10,000 Midlantic Drive, Suite 300 West
                              Mt. Laurel, NJ 08054
                              Attn: George D. Sowa
                              Fax No.: 856-787-1310
                              E-Mail: gsowa@brandywinerealty.com

                  with a copy to:

                              Brandywine Realty Trust
                              14 Campus Blvd., Suite 100
                              Newtown Square, Pennsylvania 19073
                              Attn: Brad A. Molotsky, General Counsel
                              Fax No.: 610-325-4628
                              E-Mail: bmolotsky@brandywinerealty.com

                                       3
<PAGE>

            (l) "Tenant's Standard Industrial Classification Number": 20

            (m) "Additional Rent": All sums of money or charges required to be
paid by Tenant under this Lease other than Fixed Rent, whether or not such sums
or charges are designated as "Additional Rent".

            (n) "Rent": All Annual Fixed Rent, monthly installments of Annual
Fixed Rent, Fixed Rent and Additional Rent payable by Tenant to Landlord under
this Lease.

      2. PREMISES.

      Landlord does hereby lease, demise and let unto Tenant and Tenant does
hereby hire and lease from Landlord the Premises for the Term, upon the
provisions, conditions and limitations set forth herein.

      3. TERM.

      The Term of this Lease shall commence (the "Commencement Date") the date
which is the later of (i) May 23, 2001 (ii) the first day after the date the
current lease for the space in the Building with Vlasic Foods International Inc.
or any of its affiliates is formally rejected by such tenant in its chapter 11
bankruptcy proceeding. The Term shall expire on the last day of the month which
is 120 full calendar months from the Commencement Date. The Commencement Date
shall be confirmed by Landlord and Tenant by the execution of a Confirmation of
Lease Term in the form attached hereto as Exhibit "B". If Tenant fails to
execute or object to the Confirmation of Lease Term within ten (10) business
days of Tenant's receipt thereof, Landlord's determination of such dates shall
be deemed accepted.

      4. CONSTRUCTION BY LANDLORD.

      Landlord shall, at its sole cost and expense, construct and do such other
work to the first floor of the Premises (collectively, the "Landlord's Work") in
substantial conformity with the drawing attached hereto as Exhibit A-1, which
drawing has been approved by the parties. Except for the Landlord's Work, and as
otherwise expressly set forth to the contrary, Tenant shall accept the Premises
in "AS IS" condition.

      5. FIXED RENT; SECURITY DEPOSIT.

            (a) Tenant shall pay to Landlord without notice or demand, and
without set-off, the annual Fixed Rent payable in the monthly installments of
Fixed Rent as set forth in Article 1(e), in advance on the first day of each
calendar month during the Term by wire transfer of immediately available funds
to the account at First Union National Bank, Salem NJ account no. 2030000359075
ABA #031201467; such transfer to be confirmed by Landlord's accounting
department (610-325-5622 - fax) by written facsimile upon written request by
Tenant. Notwithstanding the immediately preceding sentence, the first full
month's installment and any initial partial month and the Security Deposit shall
be paid upon the execution of this Lease by Tenant by one check.

                                       4
<PAGE>

            (b) In the event any Fixed Rent or Additional Rent, charge, fee or
other amount due from Tenant under the terms of this Lease are not paid to
Landlord when due, Tenant shall also pay as Additional Rent a service and
handling charge equal to ten (10%) percent of the total payment then due. The
aforesaid late fee shall begin to accrue on the initial date of a payment due
date, irrespective of any grace period granted hereunder. Notwithstanding the
foregoing, Tenant shall have a one-time grace period during each Lease Year
whereupon, such late fee shall not be due unless Tenant fails to pay such Rent
within five business days of notice from Landlord. This provision shall not
prevent Landlord from exercising any other remedy herein provided or otherwise
available at law or in equity in the event of any default by Tenant.

            (c) If Tenant shall be required to pay a Security Deposit under this
Lease (the "Collateral") pursuant and subject to Section 23 as security for the
prompt, full and faithful performance by Tenant of each and every provision of
this Lease and of all obligations of Tenant hereunder. No interest shall be paid
to Tenant on the Collateral, and Landlord shall have the right to commingle the
Collateral with other Security Deposits held by Landlord. If Tenant fails to
perform any of its obligations hereunder, Landlord may use, apply or retain the
whole or any part of the Collateral for the payment of (i) any rent or other
sums of money which Tenant may not have paid when due, (ii) any sum expended by
Landlord on Tenant's behalf in accordance with the provisions of this Lease,
and/or (iii) any sum which Landlord may expend or be required to expend by
reason of Tenant's default, including, without limitation, any damage or
deficiency in or from the reletting of the Premises as provided in this Lease.
The use, application or retention of the Collateral, or any portion thereof, by
Landlord shall not prevent Landlord from exercising any other right or remedy
provided by this Lease or by law (it being intended that Landlord shall not
first be required to proceed against the Collateral) and shall not operate as
either liquidated damages or as a limitation on any recovery to which Landlord
may otherwise be entitled. If any portion of the Collateral is used, applied or
retained by Landlord for the purposes set forth above, Tenant agrees, within ten
(10) days after the written demand therefor is made by Landlord, to deposit cash
with the Landlord in an amount sufficient to restore the Collateral to its
original amount. In addition to the foregoing, if Tenant defaults (irrespective
of the fact that Tenant cured such default) more than once in its performance of
a monetary obligation and such monetary defaults aggregate in excess of $20,000
under this Lease, Landlord may require Tenant to increase the Collateral, in the
aggregate to the greater of twice the (i) Fixed Rent paid monthly, or (ii) the
initial amount of the Collateral.

      If Tenant shall fully and faithfully comply with all of the provisions of
this Lease, the Collateral, or any balance thereof, shall be returned to Tenant
without interest after the expiration of the Term or upon any later date after
which Tenant has vacated the Premises. In the absence of evidence satisfactory
to Landlord of any permitted assignment of the right to receive the Collateral,
Landlord may return the same to the original Tenant, regardless of one or more
assignments of Tenant's interest in this Lease or the Collateral. Upon the
return of the Collateral, or the remaining balance thereof, to the original
Tenant or any successor to the original Tenant, Landlord shall be completely
relieved of liability with respect to the Collateral.

      In the event of a transfer of the Project or the Building, Landlord shall
have the right to transfer the Collateral to the vendee or lessee and Landlord
shall thereupon be released by Tenant from all liability for the return of such
Collateral. Upon the assumption of such

                                       5
<PAGE>

Collateral by the transferee, Tenant agrees to look solely to the new landlord
for the return of said Collateral, and the provisions hereof apply to every
transfer or assignment made of the Collateral to a new landlord. Tenant further
covenants that it will not assign or encumber or attempt to assign or encumber
the Collateral and that neither Landlord nor its successors or assigns shall be
bound by any such assignment, encumbrance, attempted assignment or attempted
encumbrance. The Collateral shall not be mortgaged, assigned or encumbered in
any manner whatsoever by Tenant without the prior written consent of Landlord.

      6. ADDITIONAL RENT.

            (a) Commencing on the Commencement Date, and in each calendar year
thereafter during the Term (as same may be extended), Tenant shall pay to
Landlord Tenant's Allocated Share of the following charges ("Recognized
Expenses"), without deduction or set off, to the extent such Recognized Expenses
exceed the Expense Stop.

                  (i) Operating Expenses. All costs and expenses related to the
Project incurred by Landlord, including, but not limited to:

                        (a) All costs and expenses related to the operation of
the Building and Project, including, but not limited to, lighting, cleaning the
Building exterior and common areas of the Building interior, trash removal and
recycling, repairs and maintenance of the roof and storm water management
system, policing and regulating traffic to and from the Project, fire
suppression and alarm systems, concierge services for the Project, utilities
(other than electricity), electricity for the common areas and other non-tenant
areas of the Building, removing snow, ice and debris and maintaining all
landscape areas, (including replacing and replanting flowers, shrubbery and
trees), maintaining and repairing all other exterior improvements on the
Project, all repairs and compliance costs necessitated by laws enacted or which
become effective after the date hereof (including, without limitation, any
additional regulations or requirements enacted after the date hereof regarding
the Americans With Disabilities Act (as such applies to the Project or common
areas but not to any individual tenant's space), if applicable) required of
Landlord under applicable laws and rules and regulations.

                        (b) All costs and expenses incurred by Landlord for
environmental testing, sampling or monitoring required by statute, regulation or
order of governmental authority, except any costs or expenses incurred in
conjunction with the spilling or depositing of any hazardous substance for which
any person or other tenant is legally liable.

                        (c) Any other expense or charge (including reasonably
allocated general and administrative charges) which would typically be
considered an expense of maintaining, operating or repairing the Project under
generally accepted accounting principles and customary in the local lease
market.

                        (d) Management fee not to exceed five (5%) percent of
Rent. It is expressly understood that legal fees incurred in an action against
an individual tenant shall not be deemed includable as an operating expense
pursuant to this provision. Notwithstanding

                                       6
<PAGE>

the foregoing, in no event during the initial Term of this Lease shall the
management fee exceed $.83 per rentable square foot.

                        (e) Capital expenditures and capital repairs and
replacements shall be included as operating expenses solely to the extent of the
amortized costs of same over the useful life of the improvement in accordance
with generally accepted accounting principles as such useful life may be
modified by act of the U.S. Congress or the I.R.S. from time to time.

                        (f) All insurance premiums paid or payable by Landlord
for insurance with respect to the Project as follows: (a) fire and extended
coverage insurance (including demolition and debris removal); (b) Landlord's
rental loss or abatement (but not including business interruption coverage on
behalf of Tenant), from damage or destruction from environmental hazards, fire
or other casualty; (c) Landlord's commercial general liability insurance
(including bodily injury and property damage) and boiler insurance; and (d) such
other insurance as Landlord or any reputable mortgage lending institution
holding a mortgage on the Premises may reasonably require. If the coverage
period of any of such insurance obtained by Landlord commences before or extends
beyond the Term, the premium therefore shall be prorated to the Term. Should
Tenant's occupancy or use of the Premises at any time change and thereby cause
an increase in such insurance premiums on the Premises, Building and/or Project,
Tenant shall pay to Landlord the entire amount of such reasonably documented
increase.

      Notwithstanding the foregoing, the term "Operating Expenses" shall not
include any of the following:

                        (a) Repairs or other work occasioned by fire, windstorm
or other insured casualty or by the exercise of the right of eminent domain to
the extent of insurance proceeds or condemnation awards received therefor;

                        (b) Leasing and brokerage commissions, accountants',
consultants', auditors or attorneys' fees, costs and disbursements and other
expenses incurred in connection with negotiations or disputes with other tenants
or prospective tenants or other occupants, or associated with the enforcement of
any other leases or the defense of Landlord's title to or interest in the real
property or any part thereof;

                        (c) Costs incurred by Landlord in connection with
construction of the Building and related facilities, the correction of latent
defects in construction of the Building or the discharge of Landlord's Work;

                        (d) Costs (including permit, licenses and inspection
fees) incurred in renovating or otherwise improving or decorating, painting, or
redecorating the Building or space for other tenants or other occupants or
vacant space;

                        (e) Depreciation and amortization;

                        (f) Costs incurred due to a breach by Landlord or any
other tenant of the terms and conditions of any lease;

                                       7
<PAGE>

                        (g) Overhead and profit increment paid to subsidiaries
or affiliates of Landlord for management or other services on or to the Building
or for supplies, utilities or other materials, to the extent that the costs of
such services, supplies, utilities or materials exceed the reasonable costs that
would have been paid had the services, supplies or materials been provided by
unaffiliated parties on a reasonable basis without taking into effect volume
discounts or rebates offered to Landlord as a portfolio purchaser;

                        (h) Interest on debt or amortization payments or
financing costs on any mortgage or deeds of trust or any other borrowings and
any ground rent;

                        (i) Ground rents or rentals payable by Landlord pursuant
to any over-lease;

                        (j) Any compensation paid to clerks, attendants or other
persons in commercial concessions operated by Landlord;

                        (k) Costs incurred in managing or operating any "pay
for" parking facilities within the Project;

                        (l) Expenses resulting from the negligence or willful
misconduct of Landlord;

                        (m) Any fines or fees for Landlord's failure to comply
with governmental, quasi-governmental, or regulatory agencies' rules and
regulations;

                        (n) Legal, accounting and other expenses related to
Landlord's financing, re-financing, mortgaging or selling the Building or the
Project;

                        (o) Taxes;

                        (p) Costs for maintaining sculpture, decorations,
painting or other objects of art in excess of amounts typically spent for such
items in office buildings of comparable quality in the competitive area of the
Building;

                        (q) Cost of any political, charitable or civic
contribution or donation; and

                        (r) Costs that are capital in nature except as provided
in subsection 6(a)(i)(e) hereof.

                  (i) Taxes. Taxes shall be defined as all taxes, assessments
and other governmental charges ("Taxes"), including special assessments for
public improvements or traffic districts which are levied or assessed against
the Project during the Term or, if levied or assessed prior to the Term, which
properly are allocable to the Term, and real estate tax appeal expenditures
incurred by Landlord to the extent of any reduction resulting thereby. Nothing
herein contained shall be construed to include as Taxes: (A) any inheritance,
estate, succession, transfer, gift, franchise, corporation, net income or profit
tax or capital levy that is or may be imposed upon Landlord or (B) any transfer
tax or recording charge resulting from a transfer of

                                       8
<PAGE>

the Building or the Project; provided, however, that if at any time during the
Term the method of taxation prevailing at the commencement of the Term shall be
altered so that in lieu of or as a substitute for the whole or any part of the
taxes now levied, assessed or imposed on real estate as such there shall be
levied, assessed or imposed (i) a tax on the rents received from such real
estate, or (ii) a license fee measured by the rents receivable by Landlord from
the Premises or any portion thereof, or (iii) a tax or license fee imposed upon
Premises or any portion thereof, then the same shall be included in the
computation of Taxes hereunder.

            (b) Tenant shall pay, in monthly installments in advance, on account
of Tenant's Allocated Share of Operating Expenses and Taxes, the estimated
amount of the increase of such Recognized Expenses and Taxes for such year in
excess of the Expense Stop as determined by Landlord in its reasonable
discretion and as set forth in a notice to Tenant, such notice to include the
basis for such calculation. Prior to the end of the calendar year in which the
Lease commences and thereafter for each successive calendar year (each, a "Lease
Year"), or part thereof, Landlord shall send to Tenant a statement of projected
increases in Recognized Expenses and Taxes in excess of the Expense Stop and
shall indicate what Tenant's projected share of Recognized Expenses and Taxes
shall be. Said amount shall be paid in equal monthly installments in advance by
Tenant as Additional Rent commencing January 1 of the applicable Lease Year.

      Tenant shall have the right, at its sole cost and expense, to audit or
have its appointed accountant audit Landlord's records related to Recognized
Expenses and Taxes provided that any such audit may not occur more frequently
than once each calendar year nor apply to any year other than the current Lease
Year and the Year immediately preceding the current Lease Year. In the event
Tenant's audit discloses any discrepancy, Landlord and Tenant shall use their
best efforts to resolve the dispute and make an appropriate adjustment, failing
which, they shall submit any such dispute to arbitration pursuant to the rules
and under the jurisdiction of the American Arbitration Association in
Philadelphia, Pennsylvania. The decision rendered in such arbitration shall be
final, binding and non-appealable. The expenses of arbitration, other than
individual legal and accounting expenses which shall be the respective parties'
responsibility, shall be divided equally between the parties. In the event, by
agreement or as a result of an arbitration decision, it is determined that the
actual Recognized Expenses and Taxes exceeded those claimed by the Landlord by
more than five percent (5%), the actual, reasonable hourly costs to Tenant of
Tenant's audit and such arbitration (including legal and accounting costs) shall
be reimbursed by Landlord. In the event Tenant utilizes a contingent fee auditor
and Landlord is responsible for the payment of such auditor, Landlord shall only
pay the reasonable hourly fee of such auditor.

            (c) If during the course of any Lease Year, Landlord shall have
reason to believe that the Operating Expenses and Taxes shall be different than
that upon which the aforesaid projections were originally based, then Landlord,
one time in any calendar year, shall be entitled to adjust the amount by
reallocating the remaining payments for such year, for the months of the Lease
Year which remain for the revised projections, and to advise Tenant of an
adjustment in future monthly amounts to the end result that the Operating
Expenses and Taxes shall be collected on a reasonably current basis each Lease
Year.

                                       9
<PAGE>

            (d) In calculating the Recognized Expenses as hereinbefore
described, if for thirty (30) or more days during the preceding Lease Year less
than ninety-five (95%) percent of the rentable area of the Building shall have
been occupied by tenants, then the Recognized Expenses attributable to the
Property shall be deemed for such Lease Year to be amounts equal to the
Recognized Expenses which would normally be expected to be incurred had such
occupancy of the Building been at least ninety-five (95%) percent throughout
such year, as reasonably determined by Landlord. Recognized Expenses grossed-up
to ninety-five (95%) percent under this Section 6(d) shall include only those
Recognized Expenses that vary with the occupancy of the Building (e.g.,
janitorial thus, excluding, for example, the cost of landscaping). In no event
shall Landlord be entitled to recover more than 100% of actual Operating
Expenses pursuant to this Section 6(d). Furthermore, if Landlord shall not
furnish any item or items of Recognized Expenses to any portions of the Building
because such portions are not occupied or because such item is not required by
the tenant of such portion of the Building, for the purposes of computing
Recognized Expenses, an equitable adjustment shall be made so that the item of
Operating Expense in question shall be shared only by tenants actually receiving
the benefits thereof.

            (e) By April 30th of each Lease Year or as soon thereafter as
administratively available, Landlord shall send to Tenant a statement of actual
expenses incurred for Recognized Expenses and Taxes for the prior Lease Year
showing the Allocated Share due from Tenant. Landlord shall use its best efforts
to provide Tenant with the aforesaid statements on or before April 30 of each
Lease Year; provided, however, if Landlord is unable to provide such statements
by April 30, Landlord shall not have been deemed to waive its right to collect
any such amounts as Additional Rent. Notwithstanding the foregoing, if Landlord
fails to provide Tenant with the aforesaid statement by June 30, Landlord shall
be deemed to waive its right to collect any such amounts as Additional Rent. In
the event the amount prepaid by Tenant exceeds the amount that was actually due
then Landlord shall issue a credit to Tenant in an amount equal to the over
charge, which credit Tenant may apply to future payments on account of
Recognized Expenses and Taxes until Tenant has been fully credited with the over
charge. If the credit due to Tenant is more than the aggregate total of future
rental payments, Landlord shall pay to Tenant the difference between the credit
in such aggregate total. In the event Landlord has undercharged Tenant, then
Landlord shall send Tenant an invoice with the additional amount due, which
amount shall be paid in full by Tenant within twenty (20) days of receipt.

            (f) Each of the Operating Expenses and Tax amounts, whether
requiring lump sum payment or constituting projected monthly amounts added to
the Fixed Rent, shall for all purposes be treated and considered as Additional
Rent and the failure of Tenant to pay the same as and when due in advance and
without demand shall have the same effect as failure to pay any installment of
the Fixed Rent and shall afford Landlord all the remedies in the Lease therefor
as well as at law or in equity.

            (g) If this Lease terminates other than at the end of a calendar
year, Landlord's annual estimate of Recognized Expenses and Taxes shall be
accepted by the parties as the actual Recognized Expenses and Taxes for the year
the Lease ends until Landlord provides Tenant with actual statements in
accordance with subsection 6(e) above.

                                       10
<PAGE>

      7. ELECTRICITY CHARGES.

      Landlord shall not be liable for any interruption or delay in electric or
any other utility service for any reason unless caused by the negligence or
willful misconduct of Landlord or its agents. Landlord shall have the right to
change the electric and other utility provider to the Project or Building at any
time. Tenant shall pay to Landlord, as Additional Rent, within fifteen (15)
business days of receipt of Landlord's billing statement therefor, all charges
incurred by Landlord, or its agent, for electricity, such charges to be based
upon Tenant's submeter/separate meter. The aforesaid electricity charges shall
commence upon occupancy by Tenant of the Premises. As long as Tenant is not in
default under any covenants of this Lease, Landlord, during the hours of 8:00
A.M. to 6:00 P.M. on weekdays and on Saturdays from 8:00 A.M. to 1:00 P.M.
("Working Hours"), excluding legal holidays, shall furnish the Premises with
heat and air-conditioning in the respective seasons, and provide the Premises
with electricity for lighting and usual office equipment. Landlord will provide
after-hours cooling, heating and ventilating at hourly rates based on the actual
cost incurred by Landlord in providing such service (and in no event more than
$65.00 per hour); provided, that Tenant shall give reasonable prior notice of
the desire for such services. If Landlord provides requested after hours service
of two or more tenants, Tenant shall only be charged its proportionate share of
these expenses. Notwithstanding the foregoing, throughout any renewal periods,
Tenant shall have the right to contract separately and have meters installed, at
its sole cost and expense, for both Tenant's electricity for the Premises and
Tenant's share of common electricity service. Any savings derived from Tenant's
contract with the electric provider will be credited or paid directly to Tenant
from the electric provider.

      8. SIGNS; USE OF PREMISES AND COMMON AREAS.

            (a) Tenant shall be entitled at Tenant's sole cost and expense to
have its name displayed on standard identification signage on all Building
directories and at the entrance to the Premises. In addition, provided that
Tenants occupies two floors of the Building and is occupying more square footage
than any other tenant in the Building, the existing Building exterior signage
may remain on the Building. In the event Tenant subleases space, such space will
not be deemed "occupied" by Tenant for the purposes of determining whether
Tenant is entitled to such exterior signage. If Tenant has the right to such
exterior signage, Tenant, at its sole cost and expense, shall have the right to
replace the exterior signage with a sign of comparable size and color (and if
Tenant elects with a new or different name, including Pinnacle Foods
Corporation), upon Landlord's approval of such sign, which approval will not be
unreasonably withheld, conditioned or delayed, and upon Township approval, if
required by applicable law. No other signs shall be placed, erected or
maintained by Tenant at any place upon the Premises, Building or Project.

            (b) Tenant may use and occupy the Premises only for the express and
limited purposes stated in Article1(i) above; and the Premises shall not be used
or occupied, in whole or in part, for any other purpose without the prior
written consent of Landlord; provided that Tenant's right to so use and occupy
the Premises shall remain expressly subject to the provisions of "Governmental
Regulations", Article 27 herein. No machinery or equipment shall be permitted
that shall cause vibration, noise or disturbance beyond the Premises.

                                       11
<PAGE>

            (c) Tenant shall not overload any floor or part thereof in the
Premises or the Building, including any public corridors or elevators therein,
bringing in, placing, storing, installing or removing any large or heavy
articles, and Landlord may prohibit, or may direct and control the location and
size of, safes and all other heavy articles, and may require, at Tenant's sole
cost and expense, supplementary supports of such materials and dimensions as
Landlord may deem necessary to properly distribute the weight.

            (d) Tenant shall not install in or for the Premises, without
Landlord's prior written approval, which approval shall not be unreasonably
withheld, delayed or conditioned, any equipment which requires more electric
current than Landlord is required to provide under this Lease, and Tenant shall
ascertain from Landlord the maximum amount of load or demand for or use of
electrical current which can safely be permitted in and for the Premises, taking
into account the capacity of electric wiring in the Building and the Premises
and the needs of Building common areas (interior and exterior) and the
requirements of other tenants or future office tenants of the Building (assuming
customary office needs), Tenant and shall not in any event connect a greater
load than such safe capacity.

            (e) Tenant shall not commit or suffer any waste upon the Premises,
Building or Project or any nuisance, or do any other act or thing which may
disturb the quiet enjoyment of any other tenant in the Building or Project.

            (f) Tenant shall have the right, non-exclusive and in common with
others, to use the exterior paved driveways and walkways of the Building for
vehicular and pedestrian access to the Building. Tenant shall also have the
right, in common with other tenants of the Building and Landlord, at no
additional charge, to use the designated parking areas of the Project for the
parking of automobiles of Tenant and its employees and business visitors,
incident to Tenant's permitted use of the Premises; provided that Landlord shall
have the right to restrict or limit Tenant's utilization of the parking areas in
the event the same become overburdened and in such case to equitably allocate on
proportionate basis or assign parking spaces among Tenant and the other tenants
of the Building. Notwithstanding the foregoing, Tenant shall have the right to
use at all times during the Term or any renewal term, at no additional charge,
four designated parking spaces per 1,000 square feet in the Premises.

      9. ENVIRONMENTAL MATTERS.

            (a) Hazardous Substances.

                  (i) Tenant shall not, except as provided in subparagraph (ii)
below, bring or otherwise cause to be brought or permit any of its agents,
employees, contractors or invitees to bring in, on or about any part of the
Premises, Building or Project, any hazardous substance or hazardous waste in
violation of law, as such terms are or may be defined in (x) the Comprehensive
Environmental Response, Compensation and Liability Act, 42 U.S.C. 9601 et seq.,
as the same may from time to time be amended, and the regulations promulgated
pursuant thereto ("CERCLA"); the United States Department of Transportation
Hazardous Materials Table (49 CFR 172.102); by the Environmental Protection
Agency as hazardous substances (40 CFR Part 302); the Clean Air Act, and the
Clean Water Act, and all amendments, modifications or supplements thereto; (y)
the Industrial Site Recovery Act, formerly known as the

                                       12
<PAGE>

Environmental Cleanup Responsibility Act, N.J.S.A.13:1K-6 et seq., as the same
may from time to time be amended, and the regulations promulgated pursuant
thereto ("ISRA"); and/or (z) any other rule, regulation, ordinance, statute or
requirements of any governmental or administrative agency regarding the
environment (collectively, (x) and (y) shall be referred to as an "Applicable
Environmental Law").

                  (ii) Tenant may bring to and use at the Premises, hazardous
substances incidental to its normal business operations under the SIC Code
referenced in Article 1(1) above solely in de minimis quantities and strictly in
accordance with all Applicable Environmental Law. Tenant shall store and handle
such substances in strict accordance with all Applicable Environmental Law.

            (b) SIC Numbers.

                  (i) Tenant represents and warrants that (Standard Industrial
Classification) number as designated in the Standard Industrial Classification
System Manual prepared by the Office of Management and Budget, and as set forth
in Article 1(1) hereof, is correct. Tenant represents that the specific
activities intended to be carried on in the Premises are in accordance with
Article 1(i) and Tenant covenants and agrees that it will not do or suffer
anything which will cause its SIC number (or that of any assignee or subtenant)
to fall within any of the following "major group" classifications of SIC numbers
during the Term (and any exercised renewal term) hereof: 22 through 39
inclusive, 46 through 49 inclusive, 51 and 76 (together the "Covered Numbers").
Tenant further covenants and agrees to notify Landlord at least thirty (30) days
prior to any change of facts which would result in the change of Tenant's SIC
number from its present number to any of the Covered Numbers. Upon such notice,
Landlord shall have the right, at its option, to terminate this Lease within
thirty (30) days of receipt of such notice by notifying Tenant in writing, if
the change is due solely to the conduct of Tenant.

                  (ii) Except as provided in subparagraph (a)(ii) above, Tenant
shall not engage in operations at the Premises which involve the generation,
manufacture, refining, transportation, treatment, storage, handling or disposal
of "hazardous substances" or "hazardous waste" as such terms are defined under
any Applicable Environmental Law. Tenant further covenants that it will not
cause or permit to exist (as a result of any action by Tenant, or its agents,
employees, contractors or invitees) any "discharge" (as such term is defined
under Applicable Environmental Laws) on or about the Premises.

                  (iii) (A) If Tenant's operations at the Premises now or
hereafter constitute an "Industrial Establishment" subject to the requirements
of ISRA, then prior to: (1) closing operations or transferring ownership or
operations of Tenant at the Premises (as defined under ISRA), (2) the expiration
or sooner termination of this lease, or (3) any assignment of this Lease or any
subletting of any portion of the Premises; Tenant shall, at its expense, comply
with all requirements of ISRA pertaining thereto. Without limitation of the
foregoing, Tenant's obligations shall include (i) the proper filing of an
initial notice under N.J.S.A. 13:1K-9(a) to the NJDEP and (ii) the performance
of all remediation and other requirements of ISRA, including without limitation
all requirements of N.J.S.A. 13:lK-9(b) through and including (1).

                                       13
<PAGE>

                        (B) In addition, upon written request of Landlord,
Tenant shall cooperate with Landlord in obtaining Applicable Environmental Laws
approval of any transfer of the Building. Specifically in that regard, Tenant
agrees that it shall (1) execute and deliver all affidavits, reports, responses
to questions, applications or other filings required by Landlord and related to
Tenant's activities at the Premises, (2) allow inspections and testing of the
Premises during normal business hours, and (3) as respects the Premises, perform
any requirement reasonably requested by Landlord necessary for the receipt of
approvals under Applicable Environmental Law, provided the foregoing shall be at
no out-of-pocket cost or expense to Tenant except for clean-up and remediation
costs arising from Tenant's violation of this Article 9. The provisions of this
subparagraph (B) shall be binding upon Landlord with respect to Tenant's
compliance efforts concerning Applicable. Environmental laws.

                  (iv) The parties acknowledge and agree that, except as
provided in subparagraph (iii)(B) above, pursuant to the provisions of Section
20(c) of ISRA, Tenant shall be, and is hereby, designated the party responsible
(the "Party Responsible") to comply with the requirements of ISRA (P.L. 1983,
c.330) with respect to the Premises if there has been, and then only to the
extent of, a discharge on the Premises as a result of the actions of Tenant, or
its agents, employees, contractors or invitees, and that as a result, the NJDEP
may compel Tenant to so comply. In addition, any failure of Tenant to provide
any information and submission as required under Section 20(a) and Section 20(c)
of ISRA shall constitute a default under this Lease. Any assignee or subtenant
of Tenant shall be deemed to have, and by entering into such assignment or
sublease, and/or by entering into possession of the Premises, does hereby,
acknowledge that they shall be the Party Responsible, jointly and severally with
Tenant, under the provisions of this Lease. In all other respects, Landlord
shall be the party responsible to comply with Applicable Environmental Law.

                  (v) In the event that Tenant is not obligated to comply with
Article 9(b)(iii) for any reason, including without limitation inapplicability
of ISRA to Tenant, then prior to the expiration or sooner termination of this
Lease or any subletting of any portion of the Premises, Tenant shall, at
Tenant's expense, and at Landlord's option:

                        (A) Obtain from the NJDEP a "non-applicability letter"
confirming that the proposed termination, assignment or subletting shall not be
subject to the requirements of ISRA. Any representation or certification made by
Tenant in connection with the non-applicability letter request shall constitute
a representation and warranty by Tenant in favor of Landlord and any
misrepresentation or breach of warranty contained in Tenant's request shall
constitute a default under this Lease; provided, however, if a non-applicability
letter is not issued due to factors relating solely to the Building or parties
other than Tenant, then Tenant shall be deemed to have complied with this
provision.

                        (B) If reasonably indicated by a reputable environmental
consultant engaged by Landlord, at Landlord's expense, Tenant shall remove
"hazardous waste" or "hazardous waste" attributable to Tenant's occupancy at the
Premises in a manner which complies with NJDEP requirements under ISRA, at
Tenant's expense, as if ISRA applied to Tenant and/or the Premises.

                                       14
<PAGE>

                  (vi) In the event Tenant is obligated, under this Article or
otherwise, to perform and/or cooperate in performing any ISRA obligations and/or
obtain and/or cooperate in obtaining any ISRA approval, by way of a
non-applicability letter, "negative declaration", the performance of an approved
remedial action work plan, the obtaining of a no further action letter, the
performance under a remediation agreement and/or otherwise (collectively the
"ISRA Obligations") and, prior to fully performing such ISRA Obligations, there
occurs the scheduled expiration of the Term of this Lease or any other
termination of this Lease (collectively, a "Lease Termination"), and in the
event (i) Landlord is obligated to deliver possession to a new tenant and (ii)
Landlord is prevented from being able to deliver lawful possession because of
such failure of Tenant to fully perform same, then Tenant shall, following such
Lease Termination, pay, at the time and in the manner Fixed Rent payments were
due during the term, an amount equal to: (i) Fixed Rent at twice the rate in
effect immediately prior to such Lease Termination; and (ii) Additional Rent as
provided under the Lease until such time as all such ISRA Obligations have been
fully completed.

            (c) Additional Terms. In the event of Tenant's failure to comply in
full with this Article, Landlord may, after written notice to Tenant and
Tenant's failure to cure (or commence to cure and thereafter diligently continue
to do so) within thirty (30) days of its receipt of such notice, at Landlord's
option, perform any and all of Tenant's obligations as aforesaid and all costs
and expenses incurred by Landlord in the exercise of this right shall be deemed
to be Additional Rent payable on demand and with interest at the Default Rate.
The parties acknowledge and agree that Tenant shall not be held responsible for
any environmental issue at the Premises unless such issue was caused by an
action or omission of Tenant or its agents, employees, consultants or invitees.
This Article 9 shall survive the expiration or sooner termination of this Lease.

      10. TENANT'S ALTERATIONS.

      Tenant will not cut or drill into or secure any fixture, apparatus or
equipment or make alterations, improvements or physical additions (collectively,
"Alterations") of any kind to any part of the Premises without first obtaining
the written consent of Landlord, such consent not to be unreasonably withheld or
delayed. Notwithstanding the foregoing, Landlord's consent shall not be required
for (i) the installation of any office equipment or fixtures including internal
partitions which do not require disturbance of any structural elements or
systems (other than attachment thereto) within the Building costing less than
$50,000, or (ii) minor work, including decorations, which does not require
disturbance of any structural elements or systems (other than attachment
thereto) within the Building which costs in the aggregate less than $250,000. If
no approval is required or if Landlord approves Tenant's Alterations and agrees
to permit Tenant's contractors to do the work, Tenant, prior to the commencement
of labor or supply of any materials, must furnish to Landlord (i) a duplicate or
original policy or certificates of insurance evidencing (a) general public
liability insurance for personal injury and property damage in the minimum
amount of $1,000,000.00 combined single limit, (b) statutory workman's
compensation insurance, and (c) employer's liability insurance from each
contractor to be employed (all such policies shall be non-cancelable without
thirty (30) days prior written notice to Landlord and shall be in amounts and
with companies reasonably satisfactory to Landlord); (ii) construction documents
prepared and sealed by a registered New Jersey architect if such alteration
causes the aggregate of all Alterations to be in excess of $250,000; (iii) all
applicable

                                       15
<PAGE>

building permits required by law; and (iv) an executed, effective Waiver of
Mechanics Liens from such contractors and all sub-contractors in states allowing
for such waivers or the cost of such alteration exceeds $250,000 must be bonded
by Tenant. Any approval by Landlord permitting Tenant to do any or cause any
work to be done in or about the Premises shall be and hereby is conditioned upon
Tenant's work being performed by workmen and mechanics working in harmony and
not interfering with labor employed by Landlord, Landlord's mechanics or their
contractors or by any other tenant or their contractors. If at any time any of
the workmen or mechanics performing any of Tenant's work shall be unable to work
in harmony or shall interfere with any labor employed by Landlord, other tenants
or their respective mechanics and contractors, then the permission granted by
Landlord to Tenant permitting Tenant to do or cause any work to be done in or
about the Premises, may be withdrawn by Landlord upon forty-eight (48) hours
written notice to Tenant.

      All Alterations (whether temporary or permanent in character) made in or
upon the Premises, either by Landlord or Tenant, shall be Landlord's property
upon installation and shall remain on the Premises without compensation to
Tenant unless Landlord provides written notice to Tenant at the time approval is
granted, to remove same at the expiration of the Lease, in which event Tenant
shall promptly remove such Alterations and restore the Premises to good order
and condition. Landlord hereby notifies Tenant that unless Landlord states
differently at the time approval is granted, all Alterations must be removed at
the expiration of the Lease. All furniture, movable trade fixtures and equipment
(including telephone, security and communication equipment system wiring and
cabling) installed by Landlord at Tenant's request, Tenant, its assignees and
sublessees shall be removed by Tenant at the termination of this Lease. All such
installations, removals and restoration shall be accomplished in a good and
workmanlike manner so as not to damage the Premises or Building and in such
manner so as not to disturb other tenants in the Building. If Tenant fails to
remove any items required to be removed pursuant to this Article, Landlord may
do so and the reasonable costs and expenses thereof shall be deemed Additional
Rent hereunder and shall be reimbursed by Tenant to Landlord within fifteen (15)
business days of Tenant's receipt of an invoice therefor from Landlord.

      11. CONSTRUCTION LIENS.

            (a) Tenant will not suffer or permit any contractor's,
subcontractor's or supplier's lien (a "Construction Lien") to be filed against
the Premises or any part thereof by reason of work, labor services or materials
supplied or claimed to have been supplied to Tenant; and if any Construction
Lien shall at any time be filed against the Premises or any part thereof,
Tenant, within the shorter of ten (10) business days after notice of the filing
thereof or within one (1) business day of notification from Landlord of a
threatened forfeiture of Landlord's fee interest in the Building if such threat
requires sooner action to avoid such forfeiture, shall cause it to be discharged
of record by payment, deposit, bond, order of a court of competent jurisdiction
or otherwise. If Tenant shall fail to cause such Construction Lien to be
discharged within the period aforesaid, then in addition to any other right or
remedy, Landlord may, but shall not be obligated to, discharge it either by
paying the amount claimed to be due or by procuring the discharge of such lien
by deposit or by bonding proceedings. Any amount so paid by Landlord, plus all
of Landlord's costs and expenses associated therewith (including, without
limitation, reasonable legal fees), shall constitute Additional Rent payable by
Tenant under this

                                       16
<PAGE>

Lease and shall be paid by Tenant to Landlord on demand with interest from the
date of advance by Landlord at the Default Rate.

            (b) Nothing in this Lease, or in any consent to the making of
alterations or improvements shall be deemed or construed in any way as
constituting authorization by Landlord for the making of any alterations or
additions by Tenant within the meaning of Section 3 of the Construction Lien Law
(P.L. 1993, c. 318) or any amendment thereof, or constituting a request by
Landlord, express or implied, to any contractor, subcontractor or supplier for
the performance of any labor or the furnishing of any materials for the use or
benefit of Landlord.

      12. ASSIGNMENT AND SUBLETTING.

            (a) Subject to the remaining subsections of Article 12, except as
expressly permitted pursuant to this section and except for any leasehold
mortgage granted by Tenant to a lender, Tenant shall not, without the prior
written consent of Landlord, such consent not to be unreasonably withheld or
delayed, assign, transfer or hypothecate this Lease or any interest herein or
sublet the Premises or any part thereof. Any of the foregoing acts without such
consent shall be void and shall constitute an Event of Default under Section
22(d). Subject to subparagraph 12(i) below, this Lease shall not, nor shall any
interest herein, be assignable as to the interest of Tenant by operation of law
or by merger, consolidation or asset sale, without the written consent of
Landlord.

            (b) If at any time or from time to time during the term of this
Lease Tenant desires to assign this Lease or sublet all or any part of the
Premises, Tenant shall give notice to Landlord of such desire, including the
name, address and contact party for the proposed assignee or subtenant, a
description of such party's business history, the effective date of the proposed
assignment or sublease (including the proposed occupancy date by the proposed
assignee or sublessee), and in the instance of a proposed sublease, the square
footage to be subleased, a floor plan professionally drawn to scale depicting
the proposed sublease area, and a statement of the duration of the proposed
sublease (which shall in any and all events expire by its terms prior to the
scheduled expiration of this Lease, and immediately upon the sooner termination
hereof). Landlord may, at its option, and in its sole and absolute discretion,
exercisable by notice given to Tenant within thirty (30) days next following
Landlord's receipt of Tenant's notice (which notice from Tenant shall, as a
condition of its effectiveness, include all of the above-enumerated
information), elect to recapture the Premises if Tenant is proposing to sublet
or assign the Premises or such portion as is proposed by Tenant to be sublet
(and in each case, the designated and non-designated parking spaces included in
this demise, or a pro-rata portion thereof in the instance of the recapture of
less than all of the Premises), and terminate this Lease with respect to the
space being recaptured. If Landlord fails to notify Tenant that it elects to
recapture or not recapture the Premises (or so much thereof as Tenant proposed
to sublease) after two notices from Tenant of its intent to sublease or assign,
then Landlord shall be deemed to have elected not to recapture the Premises (or
so much thereof as Tenant proposed to sublease). Tenant may revoke its notice to
Landlord requesting consent to an assignment or sublet at any time prior to
Landlord's election on recapture. However, once Landlord elects to recapture
such Tenant notice shall be binding and Tenant shall be obligated to surrender
such space within the time period set forth in such notice.

                                       17
<PAGE>

            (c) If Landlord elects to recapture the Premises or a portion
thereof as aforesaid, then from and after the effective date thereof as set
forth in such initial notice, after Tenant shall have fully performed such
obligations as are enumerated herein to be performed by Tenant in connection
with such recapture, and except as to obligations and liabilities accrued and
unperformed (and any other obligations expressly stated in this Lease to survive
the expiration or sooner termination of this Lease), Tenant shall be released of
and from all lease obligations thereafter otherwise accruing with respect, to
the Premises (or such lesser portion as shall have been recaptured by Landlord).
The Premises, or such portion thereof as Landlord shall have elected to
recapture, shall be delivered by Tenant to Landlord free and clear of all
furniture, furnishings, personal property and removable fixtures, with Tenant
repairing and restoring any and all damage to the Premises resulting from the
installation, handling or removal thereof, and otherwise in the same condition
as Tenant is, by the terms of this Lease, required to redeliver the Premises to
Landlord upon the expiration or sooner termination of this Lease. In the event
of a sublease of less than all of the Premises, the cost of erecting any
required demising walls, entrances and entrance corridors, and any other or
further improvements required in connection therewith, including without
limitation, modifications to HVAC, electrical, plumbing, fire, life safety and
security systems (if any), painting, wallpapering and other finish items as may
be acceptable to or specified by Landlord shall be paid by Landlord. All of the
foregoing improvements shall be made in accordance with applicable legal
requirements and Landlord's then-standard base building specifications and shall
be performed by Landlord's contractors. Upon the completion of any recapture and
termination as provided herein, Tenant's Fixed Rent, Recognized Expenses and
other monetary obligations hereunder shall be adjusted pro-rated based upon the
reduced rentable square footage then comprising the Premises.

            (d) If Landlord provides written notification to Tenant electing not
to recapture the Premises (or so much thereof as Tenant had proposed to
sublease) or is deemed to have elected not to recapture the Premises (or so much
thereof as Tenant had proposed to sublease), then Tenant may proceed to market
the designated space and may complete such transaction and execute an assignment
of this Lease or a sublease agreement (in each case in form reasonably
acceptable to Landlord) within a period of five (5) months next following
Landlord's notice to Tenant that it declines to recapture such space or deemed
election not to recapture such space, provided that Tenant shall have first
obtained in any such case the prior written consent of Landlord to such
transaction, which consent shall not be unreasonably withheld, conditioned or
delayed. If Landlord fails to notify Tenant whether it approves or disapproves
of its consent to such transaction (and Landlord does not elect to recapture),
within the 30-day recapture notice period, or if not applicable, within 10
business days after Tenant's submission of its written request to assign or
sublease, Landlord shall be deemed to have approved such transaction. If,
however, Tenant shall not have assigned this Lease or sublet the Premises with
Landlord's prior written consent as aforesaid within five (5) months next
following Landlord's notice to Tenant that Landlord declines to recapture the
Premises (or such portion thereof as Tenant initially sought to sublease), then
in such event, Tenant shall again be required to request Landlord's consent to
the proposed transaction, whereupon Landlord's right to recapture the Premises
(or such portion as Tenant shall desire to sublease) shall be renewed upon the
same terms and as otherwise provided in subsection (b) above.

      For purposes of this Section 12(d), and without limiting the basis upon
which Landlord may withhold its consent to any proposed assignment or sublease,
the parties agree that it shall

                                       18
<PAGE>

not be unreasonable for Landlord to withhold its consent to such assignment or
sublease if: (i) the portion of the Premises requested to be subleased renders
the balance of the Premises unleasable as a separate area; or (ii) Tenant is
proposing to assign or sublease to an existing tenant of the Building or another
property owned by Landlord or by its partners, or to another prospect with whom
Landlord or its partners, or their affiliates are then negotiating; (iii) the
proposed assignee or sublessee will cause Landlord's existing parking facilities
to be reasonably inadequate, or in violation of code requirements, or require
Landlord to increase the parking area or the number of parking spaces to meet
code requirements, or the nature of such party's business shall reasonably
require more than four (4) parking spaces per 1,000 rentable square feet of
floor space.

            (e) Except to a subsidiary, parent or affiliate of Tenant, any sums
or other economic consideration received by Tenant as a result of any
subletting, assignment or license (except rental or other payments received
which are attributable to the amortization of the cost of leasehold improvements
made to the sublet or assigned portion of the premises by Tenant for subtenant
or assignee, and other reasonable expenses incident to the subletting or
assignment, including standard leasing commissions) whether denominated rentals
under the sublease or otherwise, which exceed, in the aggregate, the total sums
which Tenant is obligated to pay Landlord under this Lease (prorated to reflect
obligations allocable to that portion of the premises subject to such sublease
or assignment) shall be retained in its entirety by Landlord if Landlord or its
agents procure a replacement tenant or it shall be split equally between
Landlord and Tenant if Tenant is the procuring cause of such replacement Tenant
and Landlord's portion paid to Landlord as Additional Rental under this Lease
without affecting or reducing any other obligation of Tenant hereunder.

            (f) Regardless of Landlord's consent, no subletting or assignment
shall release Tenant of Tenant's obligation or alter the primary liability of
Tenant to pay the Rent and to perform all other obligations to be performed by
Tenant hereunder. The acceptance of rental by Landlord from any other person
shall not be deemed to be a waiver by Landlord of any provision hereof. Consent
to one assignment or subletting shall not be deemed consent to any subsequent
assignment or subletting. In the event of default by any assignee of Tenant or
any successor of Tenant in the performance of any of the terms hereof, Landlord
may proceed directly against Tenant without the necessity of exhausting remedies
against such assignee or successor.

            (g) In the event that (i) the Premises or any part thereof are
sublet and an Event of Default exists under this Lease, or (ii) this Lease is
assigned by Tenant, then, Landlord may collect Rent from the assignee or
subtenant and apply the net amount collected to the rent herein reserved; but no
such collection shall be deemed a waiver of the provisions of this Article 12
with respect to assignment and subletting, or the acceptance of such assignee or
subtenant as Tenant hereunder, or a release of Tenant from further performance
of the covenants herein contained.

            (h) In connection with each proposed assignment or subletting of the
Premises by Tenant, Tenant shall pay to Landlord (i) an administrative fee of
$250 per request (including requests for non-disturbance agreements and
Landlord's or its lender's waivers) in order to defer

                                       19
<PAGE>

Landlord's administrative expenses arising from such request, plus (ii)
Landlord's reasonable attorneys' fees (not to exceed $1,000 per request).

            (i) Tenant may, after notice to, but without the consent of
Landlord, assign this Lease to an affiliate (i.e., a corporation 50% or more of
whose capital stock is owned by the same stockholders owning 50% or more of
Tenant's capital stock), parent or subsidiary corporation of Tenant or to a
corporation to which it sells or assigns all of substantially all of its assets
or stock or with which it may be consolidated or merged ("Affiliate"), provided
such purchasing, consolidated, merged, affiliated or subsidiary corporation
shall, in writing, assume and agree to perform all of the obligations of Tenant
under this Lease, shall have a net worth at least equal to $10,000,000, and it
shall deliver such assumption with a copy of such assignment to Landlord within
ten (10) days thereafter, and provided further that Tenant shall not be released
or discharged from any liability under this Lease by reason of such assignment.
Tenant represents to Landlord that as of the Commencement Date, its net worth is
approximately $160,000,000.

            (j) Anything in this Article 12 to the contrary notwithstanding, no
assignment or sublease shall be permitted under this Lease if Tenant is in
default at the time of such assignment.

      13. LANDLORD'S RIGHT OF ENTRY.

            (a) Tenant, its employees, agents and invitees shall have access to
the Premises twenty-four (24) hours a day, seven days a week. During
non-business hours Landlord may restrict access by requiring persons to show a
badge or identification card issued by Landlord. Landlord shall not be liable
for denying entry persons unable to show proper identification. Landlord shall
provide an electronic key pad system on the exterior entrances of the building
or another means of entry.

            (b) Landlord and persons authorized by Landlord may enter the
Premises at all reasonable times, after two business, days prior telephonic
notice to Tenant (except in the case of an emergency in which case no prior
notice is necessary) for the purpose of inspections, repairs, alterations to
adjoining space, appraisals, or other reasonable purposes; including enforcement
of Landlord's rights under this Lease. Except in the event of Landlord's sole
negligence or willful misconduct, Landlord shall not be liable for inconvenience
to or disturbance of Tenant by reason of any such entry; provided, however, that
in the case of repairs or work, such shall be done, so far as practicable, so as
to not unreasonably interfere with Tenant's use of the Premises. Provided,
however, that such efforts shall not require Landlord to use overtime labor
unless Tenant shall pay for the increased costs to be incurred by Landlord for
such overtime labor. Landlord also shall have the right to enter the Premises at
all reasonable times after giving prior oral notice to Tenant, to exhibit the
Premises to any prospective purchaser and/or mortgagee. During the last twelve
(12) months of the Term (unless Tenant has elected to extend the Term), Landlord
also shall have the right to enter the Premises at all reasonable times after
giving prior oral notice to Tenant to exhibit the Premises to any prospective
tenants.

                                       20
<PAGE>

      14. REPAIRS AND MAINTENANCE.

            (a) Except as specifically otherwise provided in subparagraphs (b)
and (c) of this Article, Tenant, at its sole cost and expense and throughout the
Term of this Lease, shall keep and maintain the Premises in good order and
condition, free of accumulation of dirt and rubbish, and shall promptly make all
non-structural repairs necessary to keep and maintain such good order and
condition. Tenant shall have the option of replacing lights, ballasts, tubes,
ceiling tiles, outlets and similar equipment itself or it shall have the ability
to advise Landlord of Tenant's desire to have Landlord make such repairs. If
requested by Tenant, Landlord shall make such repairs to the Premises within a
reasonable time of notice to Landlord and shall charge Tenant for such services
at Landlord's standard rate (such rate not to exceed the market rate for such
services). When used in this Article 14, the term "repairs" shall include
replacements and renewals when necessary. All repairs made by Tenant shall
utilize materials and equipment which are at least equal in quality and
usefulness to those originally used in constructing the Building and the
Premises.

            (b) Landlord, throughout the Term of this Lease and at Landlord's
sole cost and expenses, shall make all necessary repairs to the footings and
foundations and the structural steel columns and girders forming a part of the
Premises.

            (c) Landlord shall maintain all HVAC systems, plumbing and electric
systems serving the Building and the Premises. Tenant's Allocated Share of
Landlord's cost for HVAC, electric and plumbing service, maintenance and
repairs, as limited under Article 6 with respect to capital expenditures, shall
be included as a portion of Recognized Expenses as provided in Article 6 hereof.

            (d) Landlord, throughout the Term of this Lease, shall make all
necessary repairs to the Building outside of the Premises and the common areas,
including the roof, walls, exterior portions of the Premises and the Building,
utility lines, equipment and other utility facilities in the Building, which
serve more than one tenant of the Building, and to any driveways, sidewalks,
curbs, loading, parking and landscaped areas, and other exterior improvements
for the Building; provided, however, that Landlord shall have no responsibility
to make any repairs unless and until Landlord receives written notice of the
need for such repair or Landlord has actual knowledge of the need to make such
repair. Tenant shall pay its Allocated Share of the cost of all repairs, as
limited under Article 6 with respect to capital repairs, to be performed by
Landlord pursuant to this Article 14(d) as Additional Rent as provided in
Article 6 hereof.

            (e) Landlord shall keep and maintain all common areas appurtenant to
the Building and any sidewalks, parking areas, curbs and access ways adjoining
the Property in a clean and orderly condition, free of accumulation of dirt,
rubbish, snow and ice, and shall keep and maintain all landscaped areas in a
neat and orderly condition. Tenant shall pay its Allocated Share of the cost of
all work to be performed by Landlord pursuant to this subparagraph (e) as
Additional Rent as provided in Article 6 hereof. Landlord's obligation to
provide snow removal services shall be limited to the parking areas and the
sidewalk entrances to the Building.

                                       21
<PAGE>

            (f) Notwithstanding anything herein to the contrary, repairs to the
Premises, Building or Project and its appurtenant common areas made necessary by
a negligent or willful act or omission of Tenant or any employee, agent,
contractor, or invitee of Tenant shall be made at the sole cost and expense of
Tenant (to the extent caused by such person's act or omission), except to the
extent of insurance proceeds received by Landlord.

            (g) Landlord shall provide Tenant with janitorial services for the
Premises Monday through Friday of each week in accordance with the guidelines
set forth in Exhibit "D" attached hereto and the Tenant shall pay its Allocated
Share of the cost thereof as Additional Rent as provided in Article 6 hereof.

            (h) Tenant, at its sole cost and expense, shall be responsible for
all maintenance and repair of trade fixtures and cafeteria (i.e. Freezers,
research labs).

            (i) Multiple elevator facilities, Monday through Friday from 6:30
a.m to 6:00 p.m and on Saturday from 8:00 a.m to 1:00 p.m. (holidays recognized
by the US Government excepted) and at least one elevator available on a 24-hour
basis.

            (j) Adequate hot and cold water for all of Tenant's reasonable
needs.

            (k) Adequate gas supply for all of Tenant's reasonable needs

            (l) Notwithstanding anything herein to the contrary, if any
essential services (such as HVAC, passenger elevators if necessary for
reasonable access, electricity, water) supplied by Landlord are interrupted, and
the interruption does not result from the negligence or willful misconduct of
Tenant, its employees, invitees, or agents, Tenant shall be entitled to an
equitable abatement of Fixed Rent. The abatement shall begin on the fourth (4th)
consecutive business day of the interruption. The abatement shall end when the
services are restored. Such right shall be construed as an additional remedy
granted to Tenant and not in limitation of any other rights or remedies which
Tenant may have.

      15. INSURANCE; SUBROGATION RIGHTS.

            (a) Tenant shall obtain and keep in force at all times during the
term hereof, at its own expense, commercial general liability insurance
including contractual liability and personal injury liability and all similar
coverage, with combined single limits of $3,000,000.00 on account of bodily
injury to or death of one or more persons as the result of any one accident or
disaster and on account of damage to property, or in such other amounts as
Landlord may from time to time require. Tenant shall also require its movers to
procure and deliver to Landlord a certificate of insurance naming Landlord as an
additional insured.

            (b) Tenant shall, at its sole cost and expense, maintain in full
force and effect on all Tenant's trade fixtures, equipment and personal property
on the Premises, a policy of "special form" property insurance covering the full
replacement value of such property.

            (c) All liability insurance required hereunder shall not be subject
to cancellation without at least thirty (30) days prior notice to all insureds,
and shall name Landlord, Brandywine Realty Trust, Landlord's Agent and Tenant as
insureds, as their interests

                                       22
<PAGE>

may appear, and, if requested by Landlord, shall also name as an additional
insured any mortgagee or holder of any mortgage which may be or become a lien
upon any part of the Premises. Prior to the commencement of the Term, Tenant
shall provide Landlord with certificates which evidence that the coverages
required have been obtained for the policy periods. Tenant shall also furnish to
Landlord throughout the term hereof replacement certificates at least thirty
(30) days prior to the expiration dates of the then current policy or policies.
All the insurance required under this Lease shall be issued by insurance
companies authorized to do business in the State of New Jersey with a financial
rating of at least an A-X as rated in the most recent edition of Best's
Insurance Reports and in business for the past five years. The limit of any such
insurance shall not limit the liability of Tenant hereunder. If Tenant fails to
procure and maintain such insurance, Landlord may, but shall not be required to,
procure and maintain the same, at Tenant's expense to be reimbursed by Tenant as
Additional Rent within ten (10) days of written demand. Any deductible under
such insurance policy or self-insured retention under such insurance policy in
excess of Twenty Five Thousand ($25,000) must be approved by Landlord in writing
prior to issuance of such policy. Tenant shall not self-insure without
Landlord's prior written consent. The policy limits set forth herein shall be
subject to periodic review, and Landlord reserves the right to require that
Tenant increase the liability coverage limits if, in the reasonable opinion of
Landlord, the coverage becomes inadequate or is less than commonly maintained by
tenants of similar buildings in the area making similar uses.

            (d) Landlord shall obtain and maintain the following insurance
during the Term of this Lease: (i) replacement cost insurance including "special
form" property insurance on the Building and on the Project, (ii) builder's risk
insurance for the Landlord Work to be constructed by Landlord in the Project,
and (iii) commercial general liability insurance (including bodily injury and
property damage) covering Landlord's operations at the Project in amounts
reasonably required by the Landlord's lender or Landlord, but in no event less
than $3,000,000.

            (e) Each party hereto, and anyone claiming through or under them by
way of subrogation, waives and releases any cause of action it might have
against the other party and Brandywine Realty Trust and their respective
employees, officers, members, partners, trustees and agents, on account of any
loss or damage that is insured against under any insurance policy required to be
obtained hereunder (to the extent that such loss or damage is recoverable under
such insurance policy) that covers the Project, Building or Premises, Landlord's
or Tenant's fixtures, personal property, leasehold improvements or business and
which names Landlord and Brandywine Realty Trust or Tenant, as the case may be,
as a party insured. Each party hereto agrees that it will cause its insurance
carrier to endorse all applicable policies waiving the carrier's right of
recovery under subrogation or otherwise against the other party. During any
period while such waiver of right of recovery is in effect, each party shall
look solely to the proceeds of such policies for compensation for loss, to the
extent such proceeds are paid under such policies.

      16. INDEMNIFICATION.

            (a) Tenant shall defend, indemnify and hold harmless Landlord,
Brandywine Realty Services Corp. and Brandywine Realty Trust and their
respective employees and agents from and against any and all third-party claims,
actions, damages, liability and expense

                                       23
<PAGE>

(including all reasonable attorney's fees, expenses and liabilities incurred in
defense of any such claim or any action or proceeding brought thereon) arising
from (i) Tenant's improper use of the Premises, (ii) the improper conduct of
Tenant's business, (iii) any activity, work or things done, permitted or
suffered by Tenant or its agents, licensees or invitees in or about the Premises
or elsewhere contrary to the requirements of the Lease, (iv) any breach or
default in the performance of any obligation of Tenant's part to be performed
under the terms of this Lease, and (v) any negligence or willful act of Tenant
or any of Tenant's agents, contractors, employees or invitees. Without limiting
the generality of the foregoing, Tenant's obligations shall include any case in
which Landlord, Brandywine Realty Services Corp. or Brandywine Realty Trust
shall be made a party to any litigation commenced by or against Tenant, its
agents, subtenants, licensees, concessionaires, contractors, customers or
employees, then Tenant shall defend, indemnify and hold harmless Landlord,
Brandywine Realty Services Corp. and Brandywine Realty Trust and shall pay all
costs, expenses and reasonable attorney's fees incurred or paid by Landlord,
Brandywine Realty Services Corp. and Brandywine Realty Trust in connection with
such litigation, after notice to Tenant and Tenant's refusal to defend such
litigation, and upon notice from Landlord shall defend the same at Tenant's
expense by counsel satisfactory to Landlord.

            (b) Landlord shall defend, indemnify and hold harmless Tenant, its
affiliates, agents and employees (collectively a "Tenant Party") from and
against any and all third-party claims, actions, damages, liability and expense
(including all attorney's fees, expenses and liabilities incurred in defense of
any such claim or any action or proceeding brought thereon) arising from (i)
Landlord's improper use of the Premises or Building, (ii) the improper conduct
of Landlord's business, (iii) any activity, work or things done, permitted or
suffered by Landlord in or about the Premises or elsewhere contrary to the
requirements of the Lease, (iv) any breach or default in the performance of any
obligation of Landlord's part to be performed under the terms of this Lease, and
(v) any negligence or willful act of Landlord or any of Landlord's agents,
contractors, employees or invitees without limiting the generality of the
foregoing, Landlord's obligations shall include any case in which a Tenant Party
shall be made a party to any litigation commenced by or against Landlord, its
agents, subtenants, licensees, concessionaires, contractors, customers or
employees, then Landlord shall defend, indemnify and hold harmless such Tenant
Party and shall pay all costs, expenses and reasonable attorney's fees incurred
or paid by such Tenant Party in connection with such litigation, after notice to
Landlord and Landlord's refusal to defend such litigation, and upon notice from
Tenant shall defend the same at Landlord's expense by counsel satisfactory to
such Tenant Party.

      17. QUIET ENJOYMENT.

      Provided no Event of Default exists, including the payment of Fixed Rent
and Additional Rent, to be performed by Tenant, Tenant shall peaceably and
quietly hold and enjoy the Premises for the Term, without hindrance from
Landlord, or anyone claiming by through or under Landlord under and subject to
the terms and conditions of this Lease and of any mortgages now or hereafter
affecting all of or any portion of the Premises.

                                       24
<PAGE>

      18. DAMAGE.

            (a) Except as provided below, in case of damage to the Premises by
fire or other insured casualty, Landlord shall repair the damage. Such repair
work shall be commenced promptly following notice of the damage and completed
with due diligence, taking into account the time required for Landlord to effect
a settlement with and procure insurance proceeds from the insurer, except for
delays due to governmental regulation, scarcity of or inability to obtain labor
or materials, intervening acts of God or other causes beyond Landlord's
reasonable control.

            (b) Notwithstanding the foregoing, if (i) the damage is of a nature
or extent that, in Landlord's reasonable judgment (to be communicated to Tenant
within sixty (60) days from the date of the casualty), the repair and
restoration work would require more than one hundred eighty (180) consecutive
days to complete after the casualty (assuming normal work crews not engaged in
overtime) or (ii) the casualty occurs in the last Lease Year of the Term and
Tenant has not exercised a renewal right, either party shall have the right to
terminate this Lease and all the unaccrued obligations of the parties hereto, by
sending written notice of such termination to the other within ten (10) days of
Tenant's receipt of the notice from Landlord described above. Such notice is to
specify a termination date no less than fifteen (15) days after its
transmission.

            (c) If the insurance proceeds received by Landlord (or the proceeds
Landlord would have received had Landlord carried the insurance required to be
maintained by Landlord under Section 15(d) as dictated by the terms and
conditions of any financing then existing on the Building, (excluding any rent
insurance proceeds) would not be sufficient to pay for repairing the damage or
are required to be applied on account of any mortgage which encumbers any part
of the Premises or Building, or if the nature of loss is not covered by
Landlord's insurance coverage, Landlord may elect either to (i) repair the
damage as above provided notwithstanding such fact or (ii) terminate this Lease
by giving Tenant notice of Landlord's election as aforesaid.

            (d) In the event Landlord has not completed restoration of the
Premises within one hundred eighty (180) days from the date of casualty (subject
to delay due to weather conditions, shortages of labor or materials or other
reasons beyond Landlord's control, Tenant may terminate this Lease by written
notice to Landlord within thirty (30) business days following the expiration of
such 180 day period (as extended for reasons beyond Landlord's control as
provided above) unless, within thirty (30) business days following receipt of
such notice, Landlord has substantially completed such restoration and delivered
the Premises to Tenant for legal occupancy. If Landlord does substantially
complete such work within such time period, Landlord shall complete all punch
list items within sixty (60) days thereafter, provided such items can be
completed within such time and if not, within a reasonable time thereafter
provided Landlord is diligently pursuing such completion.

            (e) In the event of damage or destruction to the Premises or any
part thereof, Tenant's obligation to pay Fixed Rent and Additional Rent shall be
equitably adjusted or abated.

                                       25
<PAGE>

      19. SUBORDINATION; RIGHTS OF MORTGAGEE.

            (a) This Lease shall be subject and subordinate at all times to the
lien of any mortgages now or hereafter placed upon the Premises, Building and/or
Project and land of which they are a part without the necessity of any further
instrument or act on the part of Tenant to effectuate such subordination.
Landlord hereby represents to Tenant that as of the date hereof no mortgage
encumbers the Building or Project. Tenant further agrees to execute and deliver
upon demand such further instrument or instruments evidencing such subordination
of this Lease to the lien of any such mortgage and such further instrument or
instruments of attornment as shall be desired by any mortgagee or proposed
mortgagee or by any other person. Notwithstanding the foregoing, any mortgagee
may at any time subordinate its mortgage to this Lease, without Tenant's
consent, by notice in writing to Tenant, and thereupon this Lease shall be
deemed prior to such mortgage without regard to their respective dates of
execution and delivery and in that event such mortgagee shall have the same
rights with respect to this Lease as though it had been executed prior to the
execution and delivery of the mortgage. Upon written request of Tenant, Landlord
shall use its reasonable efforts to deliver a subordination, attornment and
nondisturbance agreement ("Nondisturbance Agreement") from Landlord's Mortgagee,
on each such mortgagee's standard form, which shall provide, inter alia, that
the leasehold estate granted to Tenant under this Lease will not be terminated
or disturbed by reason of the foreclosure of the mortgage held by Landlord's
Mortgagee, so long as Tenant shall not be in default under this Lease and shall
pay all sums due under this Lease without offsets or defenses thereto (except as
expressly permitted herein) and shall fully perform and comply with all of the
terms, covenants and conditions of this Lease on the part of Tenant to be
performed and/or complied with, and in the event a mortgagee or its respective
successor or assigns shall enter into and lawfully become possessed of the
Premises covered by this Lease and shall succeed to the rights of Landlord
hereunder, Tenant will attorn to the successor as its landlord under this Lease
and, upon the request of such successor landlord, Tenant will execute and
deliver an attornment agreement in favor of the successor landlord.

            (b) In the event Landlord shall be or is alleged to be in default of
any of its obligations owing to Tenant under this Lease, Tenant agrees to give
to the holder of any mortgage (collectively the "Mortgagee") now or hereafter
placed upon the Premises, Building and/or Project, notice by overnight mail of
any such default which Tenant shall have served upon Landlord, provided that
prior thereto Tenant has been notified in writing (by way of Notice of
Assignment of Rents and/or Leases or otherwise in writing to Tenant) of the name
and addresses of any such Mortgagee. Tenant shall not be entitled to exercise
any right or remedy (except for any abatement of Fixed Rent or self-help rights
expressly provided herein) as there may be because of any default by Landlord
without having given such notice to the Mortgagee; and Tenant further agrees
that if Landlord shall fail to cure such default the Mortgagee shall have
forty-five (45) additional days (measured from the later of the date on which
the default should have been cured by Landlord or the Mortgagee's receipt of
such notice from Tenant) but in no event more than sixty (60) days from the
original date of notice to Landlord of such default, within which to cure such
default, provided that if such default be such that the same could not be cured
within such period and Mortgagee is diligently pursuing the remedies necessary
to effectuate the cure (including but not limited to foreclosure proceedings if
necessary to effectuate the cure); then Tenant shall not exercise any right or
remedy as there may be arising because of Landlord's default, including but not
limited to, termination of this Lease as may be expressly

                                       26
<PAGE>

provided for herein or available to Tenant as a matter of law, if the Mortgagee
either has cured the default within such applicable time periods, or as the case
may be, has initiated the cure of same within such period and is diligently
pursuing the cure of same as aforesaid.

      Provided Tenant leases 15,000 square feet or more, Landlord shall deliver
a subordination, attornment and nondisturbance agreement ("Nondisturbance
Agreement") from each future Landlord's Mortgagee, on each such mortgagee's
standard form, which shall provide, inter alia, that the leasehold estate
granted to Tenant under this Lease will not be terminated or disturbed by reason
of the foreclosure of the mortgage held by Landlord's Mortgagee, so long as
Tenant shall not be in default under this Lease and shall pay all sums due under
this Lease without offsets or defenses thereto (except as expressly permitted
herein) and shall fully perform and comply with all of the terms, covenants and
conditions of this Lease on the part of Tenant to be performed and/or complied
with, and in the event a future mortgagee or its respective successor or assigns
shall enter into and lawfully become possessed of the Premises covered by this
Lease and shall succeed to the rights of Landlord hereunder, Tenant will attorn
to the successor as its landlord under this Lease and, upon the request of such
successor landlord, Tenant will execute and deliver an attornment agreement in
favor of the successor landlord. In the event a future mortgagee shall be
unwilling to enter into a Nondisturbance Agreement as aforesaid, this Lease
shall remain in full force and effect and the obligations of Tenant shall not in
any manner be affected except that, anything to the contrary contained in this
Lease notwithstanding, this Lease shall not be subject and subordinate to such
future mortgage.

      20. CONDEMNATION.

            (a) If more than twenty (20%) percent of the floor area of the
Premises is taken or condemned for a public or quasi-public use (a sale in lieu
of condemnation to be deemed a taking or condemnation for purposes of this
Lease), or less than twenty percent (20%) of the floor area of the Premises or
any portion of the Building taken or sold if such taking or sale will prevent
Tenant from conducting its business in the Premises in a manner reasonably
comparable to that conduct immediately before such taking or sale for a period
of more than sixty (60) days, this Lease shall, at either party's option,
terminate as of the date title to the condemned real estate vests in the
condemnor, and the Fixed Rent and Additional Rent herein reserved shall be
apportioned and paid in full by Tenant to Landlord to that date and all rent
prepaid for period beyond that date shall forthwith be repaid by Landlord to
Tenant and neither party shall thereafter have any liability hereunder.

            (b) If neither Landlord nor Tenant have elected to terminate this
Lease pursuant to the preceding sentence, Landlord shall do such work as may be
reasonably necessary to restore the portion of the Premises not taken to the
condition immediately prior to such taking (to the extent reasonably
practicable) for Tenant's uses, but shall not be required to expend more than
the net award Landlord reasonably expects to be available for restoration of the
Premises. If Landlord determines that the damages available for restoration of
the Building and/or Project will not be sufficient to pay the cost of
restoration, or if any material portion of the condemnation damage award is
required to be applied on account of any mortgage which encumbers any part of
the Premises, Building and/or Project, Landlord may terminate this Lease by
giving Tenant thirty (30) days prior notice specifying the termination date.

                                       27
<PAGE>

            (c) If this Lease is not terminated after any such taking or
condemnation, the Fixed Rent and the Additional Rent shall be equitably reduced
in proportion to the area of the Premises which has been taken for the balance
of the Term.

            (d) INTENTIONALLY OMITTED.

      21. ESTOPPEL CERTIFICATE.

      Each party agrees at any time and from time to time, within ten (10)
business days after the other party's written request, to execute, acknowledge
and deliver to the other party a written instrument in recordable form
certifying all information reasonably requested, including but not limited to,
the following: that this Lease is unmodified and in full force and effect (or if
there have been modifications, that it is in full force and effect as modified
and stating the modifications), the Commencement Date, the expiration date of
this Lease, the square footage of the Premises, the rental rates applicable to
the Premises, the dates to which Rent, Additional Rent, and other charges have
been paid in advance, if any, and stating whether or not to the best knowledge
of the party signing such certificate, the requesting party is in default in the
performance of any covenant, agreement or condition contained in this Lease and,
if so, specifying each such default of which the signer may have knowledge. It
is intended that any such certification and statement delivered pursuant to this
Article may be relied upon by any prospective purchaser of the Project or any
mortgagee thereof or any assignee of Landlord's or Tenant's interest in this
Lease or of any mortgage upon the fee or leasehold of the Premises or any part
thereof.

      22. DEFAULT.

      If:

            (a) Tenant fails to pay any installment of Fixed Rent or any amount
of Additional Rent when due; provided, however, Landlord shall provide written
notice of the failure to pay such Rent and Tenant shall have a five (5) business
day grace period from its receipt of such Landlord's notice (facsimile receipt
being deemed to be notice hereunder) within which to pay such Rent without
creating a default hereunder; provided, however, an Event of Default shall occur
hereunder without any obligation of Landlord to give any notice if Tenant fails
to pay Rent when due and during the 12 month interval preceding such failure,
Landlord has given Tenant written notice of failure to pay Rent on one or more
occasions. NO ADDITIONAL NOTICE SHALL BE REQUIRED THEREAFTER AND LANDLORD SHALL
BE ENTITLED TO IMMEDIATELY EXERCISE ITS REMEDIES HEREUNDER IF PAYMENT IS NOT
RECEIVED DURING THE GRACE PERIOD,

            (b) Tenant "vacates" the first floor for more than sixty (60) days
(other than in the case of a permitted subletting or assignment) or permits the,
same to be unoccupied. The first floor shall be deemed "vacated" or "unoccupied"
if such space is not kept in an orderly, neat fashion or if typical office
furniture or a receptionist is not located on the first floor.

            (c) Tenant fails to bond over a construction or mechanics lien
within the time period set forth in Article 11,

                                       28
<PAGE>

            (d) Tenant fails to observe or perform any of Tenant's other
non-monetary agreements or obligations herein contained within thirty (30) days
after written notice specifying the default, or the expiration of such
additional time period as is reasonably necessary to cure such default, provided
Tenant immediately commences and thereafter proceeds with all due diligence and
in good faith to cure such default,

            (e) Tenant makes any assignment for the benefit of creditors,

            (f) a petition is filed or any proceeding is commenced against
Tenant under any federal or state bankruptcy or insolvency law and such petition
or proceeding is not dismissed within ninety (90) days or a voluntary petition
is filed or a proceeding is commenced by Tenant under any federal or state
bankruptcy or insolvency law and such petition or proceeding is not dismissed
within thirty (30) days,

            (g) a receiver or other official is appointed for Tenant or for a
substantial part of Tenant's assets or for Tenant's interests in this Lease,

            (h) any attachment or execution against a substantial part of
Tenant's assets or of Tenant's interests in this Lease remains unstayed or
undismissed for a period of more than ninety (90) days, or

            (i) a substantial part of Tenant's assets or of Tenant's interest in
this Lease is taken by legal process in any action against Tenant.

Each of the foregoing, after the expiration of any applicable cure period shall
constitute an "Event of Default".

      If an Event of Default shall occur, the following provisions shall apply
and Landlord shall have, in addition to all other rights and remedies available
at law or in equity, the rights and remedies set forth therein, which rights and
remedies may be exercised upon or at any time following the occurrence of an
Event of Default unless, prior to such exercise, Landlord shall agree in writing
with Tenant that the Event(s) of Default has been cured by Tenant in all
respects.

            (a) Acceleration of Rent. Upon one (1) business day's prior notice
to Tenant and Tenant's failure to cure same within such cure period (upon such
cure no Event of Default shall be deemed to have occurred), Landlord shall have
the right to accelerate all Fixed Rent and all expense installments due
hereunder and otherwise payable in installments over the remainder of the Term,
and, at Landlord's option, any other Additional Rent to the extent that such
Additional Rent can be determined and calculated to a fixed sum; and the amount
of accelerated rent to the termination date, without further notice or demand
for payment, shall be due and payable by Tenant within five (5) days after
Landlord has so notified Tenant, such amount collected from Tenant shall be
discounted to present value using an interest rate of six percent (6%) per
annum. Additional Rent which has not been included, in whole or in part, in
accelerated rent, shall be due and payable by Tenant during the remainder of the
Term, in the amounts and at the times otherwise provided for in this Lease.

                                       29
<PAGE>

      Notwithstanding the foregoing or the application of any rule of law based
on election of remedies or otherwise, if Tenant fails to pay the accelerated
rent in full when due, Landlord thereafter shall have the right by notice to
Tenant, (i) to terminate Tenant's further right to possession of the Premises
and (ii) to terminate this Lease under subparagraph (b) below; and if Tenant
shall have paid part but not all of the accelerated rent, the portion thereof
attributable to the period equivalent to the part of the Term remaining after
Landlord's termination of possession or termination of this Lease shall be
applied by Landlord against Tenant's obligations owing to Landlord, as
determined by the applicable provisions of subparagraphs (c) and (d) below.

      In the event Landlord accelerates and Tenants pays such accelerated Rent,
Landlord shall use best efforts to mitigate its loss and relet the Premises.
Landlord shall, as required by law and subsection (d) below, promptly refund to
Tenant any net funds received from successful mitigation after costs and
commissions.

            (b) Termination of Lease. By notice to Tenant, Landlord shall have
the right to terminate this Lease as of a date specified in the notice of
termination and in such case, Tenant's rights, including any based on any option
to renew, to the possession and use of the Premises shall end absolutely as of
the termination date; and this Lease shall also terminate in all respects except
for the provisions hereof regarding Landlord's damages and Tenant's liabilities
arising prior to, out of and following the Event of Default and the ensuing
termination.

      Following such termination and the notice of same provided above (as well
as upon any other termination of this Lease by expiration of the Term or
otherwise) Landlord immediately shall have the right to recover possession of
the Premises; and to that end, Landlord may enter the Premises and take
possession, without the necessity of giving Tenant any notice to quit or any
other further notice, with or without legal process or proceedings, and in so
doing Landlord may remove Tenant's property (including any improvements or
additions to the Premises which Tenant made, unless made with Landlord's consent
which expressly permitted Tenant to not remove the same upon expiration of the
Term), as well as the property of others as may be in the Premises, and make
disposition thereof in such manner as Landlord may deem to be commercially
reasonable and necessary under the circumstances.

            (c) Tenant's Continuing Obligations/Landlord's Reletting Rights.

                  (i) Unless and until Landlord shall have terminated this Lease
under subparagraph (b) above, Tenant shall remain fully liable and responsible
to perform all of the covenants and to observe all the conditions of this Lease
throughout the remainder of the Term to the early termination date; and, in
addition, Tenant shall pay to Landlord, upon demand and as Additional Rent, the
total sum of all costs, losses, damages and expenses, including reasonable
attorneys' fees, as Landlord incurs, directly or indirectly, because of any
Event of Default having occurred.

                  (ii) If Landlord either terminates Tenant's right to
possession without terminating this Lease or terminates this Lease and Tenant's
leasehold estate as above provided, then, subject to the provisions below,
Landlord shall have the unrestricted right to relet the Premises or any part(s)
thereof to such tenant(s) on such provisions and for such period(s) as

                                       30
<PAGE>

Landlord may deem appropriate. Landlord agrees, however, to use reasonable
efforts to mitigate its damages, provided that Landlord shall not be liable to
Tenant for its inability to mitigate damages if it shall endeavor to relet the
Premises in like manner as it offers other comparable vacant space or property
available for leasing to others in the Project of which the Building is a part.
If Landlord relets the Premises after such a default, the costs recovered from
Tenant shall be reallocated to take into consideration any additional rent which
Landlord receives from the new tenant which is in excess to that which was owed
by Tenant.

            (d) Landlord's Damages.

                  (i) The damages which Landlord shall be entitled to recover
from Tenant shall be the sum of:

                        (A) all Fixed Rent and Additional Rent accrued and
unpaid as of the termination date; and

                        (B) (i) all costs and expenses incurred by Landlord in
recovering possession of the Premises, including removal and storage of Tenant's
property, (ii) the costs and expenses of restoring the Premises to the condition
in which the same were to have been surrendered by Tenant as of the expiration
of the Term, and (iii) the costs of reletting commissions; and

                        (C) all Fixed Rent and Additional Rent (to the extent
that the amount(s) of Additional Rent has been then determined) otherwise
payable by Tenant over the remainder of the Term as reduced to present value.

Less deducting from the total determined under subparagraphs (A), (B) and (C)
all Rent and all other Additional Rent to the extent determinable as aforesaid,
(to the extent that like charges would have been payable by Tenant) which
Landlord receives from other tenant(s) by reason of the leasing of the Premises
or part during or attributable to any period falling within the otherwise
remainder of the Term.

                  (ii) The damage sums payable by Tenant under the preceding
provisions of this subparagraph (d) shall be payable on demand from time to time
as the amounts are determined; and if from Landlord's subsequent receipt of rent
as aforesaid from reletting, there be any excess payment(s) by Tenant by reason
of the crediting of such rent thereafter received, the excess payment(s) shall
be refunded by Landlord to Tenant, without interest.

                  (iii) Landlord may enforce and protect the rights of Landlord
hereunder by a suit or suits in equity or at law for the specific performance of
any covenant or agreement contained herein, and for the enforcement of any other
appropriate legal or equitable remedy, including, without limitation, injunctive
relief, and for recovery of consequential damages and all moneys due or to
become due from Tenant under any of the provisions of this Lease.

            (e) Landlord's Right to Cure. Without limiting the generality of the
foregoing, if Tenant shall be in default in the performance of any of its
obligations hereunder, Landlord, without being required to give Tenant any
notice or opportunity to cure, may (but shall not be obligated to do so), in
addition to any other rights it may have in law or in equity, cure

                                       31
<PAGE>

such default on behalf of Tenant, and Tenant shall reimburse Landlord upon
demand for any sums paid or costs incurred by Landlord in curing such default,
including reasonable attorneys' fees and other legal expenses, together with
interest at 10% per annum Rate from the dates of Landlord's incurring of costs
or expenses.

            (f) Interest on Damage Amounts. Any sums payable by Tenant
hereunder, which are not paid after the same shall be due, shall bear interest
from that day until paid at the rate of four (4%) percent over the then Prime
Rate as published daily under the heading "Money Rates" in The Wall Street
Journal, unless such rate be usurious as applied to Tenant, in which case the
highest permitted legal rate shall apply (the "Default Rate").

            (g) Landlord's Statutory Rights. Landlord shall have all rights and
remedies now or hereafter existing at law or in equity with respect to the
enforcement of Tenant's obligations hereunder and the recovery of the Premises.
No right or remedy herein conferred upon or reserved to Landlord shall be
exclusive of any other right or remedy, but shall be cumulative and in addition
to all other rights and remedies given hereunder or now or hereafter existing at
law. Landlord shall be entitled to injunctive relief in case of the violation,
or attempted or threatened violation, of any covenant, agreement, condition or
provision of this Lease, or to a decree compelling performance of any covenant,
agreement, condition or provision of this Lease.

            (h) Remedies Not Limited. Nothing herein contained shall limit or
prejudice the right of Landlord to exercise any or all rights and remedies
available to Landlord by reason of default or to prove for and obtain in
proceedings under any bankruptcy or insolvency laws, an amount equal to the
maximum allowed by any law in effect at the time when, and governing the
proceedings in which, the damages are to be proved, whether or not the amount be
greater, equal to, or less than the amount of the loss or damage referred to
above.

            (i) No Waiver. No delay or forbearance by either party in exercising
any right or remedy hereunder, or either party's undertaking or performing any
act or matter which is not expressly required to be undertaken by such party
shall be construed, respectively, to be a waiver of such party's rights or to
represent any agreement by such party to undertake or perform such act or matter
thereafter. Waiver by either party hereto of any breach by the other party of
any covenant or condition herein contained (which waiver shall be effective only
if so expressed in writing by such party) or failure by either party hereto to
exercise any right or remedy in respect of any such breach shall not constitute
a waiver or relinquishment for the future of such party's right to have any such
covenant or condition duly performed or observed by Landlord or Tenant, or of
either party' rights arising because of any subsequent breach of any such
covenant or condition nor bar any right or remedy of Landlord or Tenant in
respect of such breach or any subsequent breach. Landlord's receipt and
acceptance of any payment from Tenant which is tendered not in conformity with
the provisions of this Lease or following an Event of Default (regardless of any
endorsement or notation on any check or any statement in any letter accompanying
any payment) shall not operate as an accord and satisfaction or a waiver of the
right of Landlord to recover any payments then owing by Tenant which are not
paid in full, or act as a bar to the termination of this Lease and the recovery
of the Premises because of Tenant's previous default.

                                       32
<PAGE>

            (j) Default By Landlord. If Landlord defaults in the performance or
observance of any provision of this Lease or there is a breach of a material
representation contained in this Lease, Tenant shall give Landlord written
notice specifying in what manner Landlord has defaulted or the nature of such
breach and if such default or breach shall not be cured by Landlord within the
period of time provided for elsewhere in this Lease, and otherwise within thirty
(30) days after the delivery of such notice (except that if such default or
breach cannot be cured within said thirty (30) day period, this period shall be
extended for a reasonable additional time, provided that Landlord commences to
cure such default or breach within the thirty (30) day period and proceeds
diligently thereafter to effect such cure) Tenant may cure such default or
breach and invoice Landlord for reasonable costs and expenses (including,
without limitation, reasonable attorney's fees and court costs) incurred by
Tenant therefor, which amount shall be paid to Tenant within thirty (30) days
thereafter, failing which Tenant may offset Fixed Rent in such amount.

      23. LANDLORD'S LIEN; TENANT FINANCIAL INFORMATION.

      Tenant hereby represents to Landlord that the credit facility Tenant
enters will affirmatively prohibit Tenant from recognizing a landlord's lien in
favor of Landlord and requires that Landlord waive such lien, failing which
Tenant will be in default under such credit facility. In order to avoid a
potential default under Tenant's current or prospective credit facility,
Landlord waives all lien, right, interest and claim it might otherwise have in
and waives its right of distraint of, the machinery, fixtures and other property
of Tenant, and many other property of any nature whether on or off the Premises,
belonging to Tenant. The provisions of this Section are intended to apply to
Landlord's common law (if any) and statutory right of distraint because of
failure to pay Fixed Rent and Additional Rent.

      In return for this waiver, Tenant agrees to: (i) provide to Landlord by
November 15th of each calendar year during the Term, a current, accurate,
complete and detailed set of financial statements of Tenant audited by an
independent certified public accountant for the last applicable fiscal year
together with a certification of its chief financial officer, in the form of
Exhibit "E" attached hereto and made a part hereof, certifying that Tenant's net
worth less aggregate cash losses exceeds $80,000,000 ("Certification") and (ii)
provide to Landlord (but not more than once during any twelve month period
unless a default has occurred under this Lease or Landlord has a reasonable
basis to suspect that Tenant has suffered a material adverse change in its
financial position) within five (5) business days of Landlord's request, the
most recent monthly financial statements (including a current, accurate,
complete and detailed balance sheet of Tenant (dated no more than forty five
(45) days prior to such delivery), a profit and loss statement, a cash flow
summary and all relevant accounting footnotes, all prepared in accordance with
generally accepted accounting principles consistently applied and certified by
the Chief Financial Officer (or like financial officer at least of the level of
Vice President) of Tenant to be a fair and true presentation of Tenant's current
financial position, all of which are provided to Tenant's lender, which Landlord
understands are provided to such lender within forty-five days of the end of
each calendar month, together with the aforesaid Certification. In the event
Tenant fails to provide either (x) the annual audited financials and
Certification or (y) upon request, the monthly financials and Certification,
then upon one (1) business days' prior written notice from Landlord and failure
by Tenant to produce the requested information, Tenant shall be required to
immediately post with Landlord a Security Deposit in the amount of $125,000.
Notwithstanding

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<PAGE>

that the events noted in the previous sentence have not become operative such
that Tenant has not historically been required to post a Security Deposit, if
any Certification indicates that Tenant's net worth less aggregate cash losses
do NOT exceed $80,000,000, Tenant shall be required to provide with such
Certification a Security Deposit in the amount of $125,000. If Tenant is
required by this Section to post a Security Deposit, thereafter, on a monthly
basis, Tenant shall provide to Landlord the same monthly financial statements at
the same time such statements are provided to Tenant's lender, forty-five (45)
days following the end of every calendar month. Tenant agrees that its failure
to strictly comply with the required time periods set forth in this Article 23
and the failure to post the Security Deposit when required hereunder shall
constitute an immediate Event of Default by Tenant under this Lease and no
additional notice or cure period shall be provided. Landlord shall keep all
information provided hereunder strictly confidential.

      24. LANDLORD'S REPRESENTATIONS AND WARRANTIES.

      Landlord represents and warrants to Tenant that: (a) Landlord is the owner
of the Building and the Project; (b) Landlord has the authority to enter into
this Lease and (c) the person executing this Lease is duly authorized to execute
and deliver this Lease on behalf of Landlord and (d) Landlord has not received
any written notice of violation and to Landlord's knowledge, the Building,
including its structure and common areas is in substantial compliance with all
laws effecting the Building in existence as of the date of the Lease.

      25. SURRENDER.

      Tenant shall, at the expiration of the Term, promptly quit and surrender
the Premises in good order and condition and in conformity with the applicable
provisions of this Lease, excepting only reasonable wear and tear and damage by
fire or other insured casualty. Tenant shall have no right to hold over beyond
the expiration of the Term and in the event Tenant shall fail to deliver
possession of the Premises as herein provided, such occupancy shall not be
construed to effect or constitute other than a tenancy at sufferance. During the
first thirty (30) days of occupancy beyond the expiration of the Term the amount
of rent owed to Landlord by Tenant shall automatically become two hundred
percent (200%) the sum of the Rent as those sums are at that time calculated
under the provisions of the Lease. If Tenant fails to surrender the space within
thirty (30) days of the termination date, Landlord may elect to automatically
extend the Term for an additional month, at Landlord's option, with a Rent of
two hundred percent (200%) the sum of the Rent as those sums are at that time
calculated under the provisions of the Lease. The acceptance of rent by Landlord
or the failure or delay of Landlord in notifying or evicting Tenant following
the expiration or sooner termination of the Term shall not create any tenancy
rights in Tenant and any such payments by Tenant may be applied by Landlord
against its costs and expenses, including attorney's fees, incurred by Landlord
as a result of such holdover.

      26. RULES AND REGULATIONS.

      Tenant agrees that at all times during the terms of this Lease (as same
may be extended) it, its employees, agents, invitees and licenses shall comply
with all rules and regulations specified on Exhibit "C" attached hereto and made
a part hereof, together with all reasonable

                                       34
<PAGE>

Rules and Regulations as Landlord may from time to time promulgate provided (a)
they do not increase the financial burdens of Tenant or unreasonably restrict
Tenant's rights under this Lease or use of the Premises and (b) such changes are
applicable to all tenants of the Building. In case of any conflict or
inconsistency between the provisions of this Lease and any Rules and
Regulations, the provisions of this Lease shall control. Landlord shall have no
duty or obligation to enforce any Rule and Regulation, or any term, covenant or
condition of any other lease, against any other tenant, and Landlord's failure
or refusal to enforce any Rule or Regulation or any term, covenant of condition
of any other lease against any other tenant shall be without liability of
Landlord to Tenant. However, if Landlord does enforce Rules or Regulations,
Landlord shall enforce same equally in a non-discriminatory manner.

      27. GOVERNMENTAL REGULATIONS.

            (a) Tenant shall, in the use and occupancy of the Premises and the
conduct of Tenant's business or profession therein, at all times comply with all
applicable laws, ordinances, orders, notices, rules and regulations of the
federal, state and municipal governments, or any of their departments and the
regulations of the insurers of the Premises, Building and/or Project.

            (b) Without limiting the generality of the foregoing, Tenant shall
(i) obtain, at Tenant's expense, before engaging in Tenant's business or
profession within the Premises, all necessary licenses and permits including
(but not limited to) state and local business licenses or permits, and (ii)
remain in compliance with and keep in full force and effect at all times all
licenses, consents and permits necessary for the lawful conduct of Tenant's
business or profession at the Premises. Tenant shall pay all personal property
taxes, income taxes and other taxes, assessments, duties, impositions and
similar charges which are or may be assessed, levied or imposed upon Tenant and
which, if not paid, could be liened against the Premises or against Tenant's
property therein or against Tenant's leasehold estate.

            (c) Landlord shall be responsible for compliance with Title III of
the Americans with Disabilities Act of 1990, 42 U.S.C. Section 12181 et seq. and
its regulations, (collectively, the "ADA") (i) as to the design and construction
of exterior common areas (e.g. sidewalks and parking areas) and (ii) with
respect to the initial design and construction by Landlord of Landlord's Work
(as defined in Article 4 hereof). Except as set forth above in the initial
sentence hereto, Tenant shall be responsible for compliance with the ADA in all
other respects concerning the use and occupancy of the Premises, which
compliance shall include, without limitation (i) provision for full and equal
enjoyment of the goods, services, facilities, privileges, advantages or
accommodations of the Premises as contemplated by and to the extent required by
the ADA, (ii) compliance relating to requirements under the ADA or amendments
thereto arising after the date of this Lease and (iii) compliance relating to
the design, layout, renovation, redecorating, refurbishment, alteration, or
improvement to the Premises made or requested by Tenant at any time following
completion of the Landlord's Work.

      28. NOTICES.

      Wherever in this Lease it shall be required or permitted that notice or
demand be given or served by either party to this Lease to or on the other
party, such notice or demand shall be deemed to have been duly given or served
if in writing and either: (i) personally served;

                                       35
<PAGE>

(ii) delivered by pre-paid nationally recognized overnight courier service
(e.g., Federal Express) with evidence of receipt required for delivery; (iii)
forwarded by Registered or Certified mail, return receipt requested, postage
prepaid; (iv) facsimile with a copy mailed by first class United States mail or
(v) e-mail provided that a copy of such e-mail is sent overnight mail; in all
such cases addressed to the parties at the addresses set forth in Article 1(k)
hereof. Each such notice shall be deemed to have been given to or served upon
the party to which addressed on the date the same is delivered or delivery is
refused. Either party hereto may change its address to which said notice shall
be delivered or mailed by giving written notice of such change to the other
party hereto, as herein provided.

      29. BROKERS.

      Landlord and Tenant each represents and warrants to the other that such
party has had no dealings, negotiations or consultations with respect to the
Premises or this transaction with any broker or finder other than the Broker
identified in Article 1(j); and that otherwise no broker or finder called the
Premises to Tenant's attention for lease or took any part in any dealings,
negotiations or consultations with respect to the Premises or this Lease. Each
party agrees to indemnify and hold the other harmless from and against all
liability, cost and expense, including attorney's fees and court costs, arising
out of any misrepresentation or breach of warranty under this Article.

      30. CHANGE OF BUILDING/PROJECT NAME.

      Landlord reserves the right at any time and from time to time to change
the name by which the Building and/or Project is designated. Landlord agrees to
pay for the reasonably documented costs of stationery charges (including
letterhead and cards) necessitated by any such name change, such cost not to
exceed $2,500.

      31. LANDLORD'S LIABILITY; TENANT'S LIABILITY.

            (a) Landlord's obligations hereunder shall be binding upon Landlord
only for the period of time that Landlord is in ownership of the Building; and,
upon termination of that ownership, Tenant, except as to any obligations which
are then due and owing, shall look solely to Landlord's successor in interest in
the Building for the satisfaction of each and every obligation of Landlord
hereunder. Landlord shall have no personal liability under any of the terms,
conditions or covenants of this Lease and Tenant shall look solely to the equity
of Landlord in the Building of which the Premises form a part, net proceeds
derived from the sale thereof, and, to the extent actually received by Landlord
(thus excluding amounts paid to Landlord's mortgagee), insurance proceeds, and
condemnation awards for the satisfaction of any claim, remedy or cause of action
accruing to Tenant as a result of the breach of any section of this Lease by
Landlord. In addition to the foregoing, no recourse shall be had for an
obligation of Landlord hereunder, or for any claim based thereon or otherwise in
respect thereof, against any past, present or future trustee, member, partner,
shareholder, officer, director, partner, agent or employee of Landlord, whether
by virtue of any statute or rule of law, or by the enforcement of any assessment
or penalty or otherwise, all such other liability being expressly waived and
released by Tenant with respect to the above-named individuals and entities.

                                       36
<PAGE>

            (b) Except for any damages which Landlord may suffer because of
Tenant's holding over in the Premises following the expiration of the Term (for
which Landlord may recover consequential damages from Tenant), the liability of
Tenant to Landlord for any monetary damages arising from any default by Tenant
under the terms of this Lease shall be limited to Landlord's actual direct, but
not consequential dams ages therefor. Nothing in this Section 31(b) shall affect
or limited Landlord's right to file legal actions to recover the possession of
the Premises, or if injunctive relief against Tenant, or any other non-monetary
relief as provided elsewhere in this Lease.

      32. AUTHORITY.

      Tenant represents and warrants that (a) Tenant is duly organized, validly
existing and legally authorized to do business in the State of New Jersey and,
(b) the persons executing this Lease are duly authorized to execute and deliver
this Lease on behalf of Tenant.

      33. NO OFFER.

      The submission of the Lease by Landlord to Tenant for examination does not
constitute a reservation of or option for the Premises or of any other space
within the Building or in other buildings owned or managed by Landlord or its
affiliates. This Lease shall become effective as a Lease only upon the execution
and legal delivery thereof by both parties hereto.

      34. RELOCATION.

      INTENTIONALLY DELETED.

      35. RENEWAL.

      Provided Tenant is neither in default at the time of exercise nor has an
Event of Default occurred (irrespective of the fact that Tenant cured such
default) for Tenant's failure to pay monetary obligations under this Lease more
than twice during the Term and such monetary default aggregates in excess of
$200,000, and the Lease is in full force and effect, Tenant shall have the right
to renew this Lease for two (2) terms of five years each beyond the end of the
initial Term (each, a "Renewal Term"). Tenant shall furnish written notice of
intent to renew one (1) year prior to the expiration of the applicable Term,
failing which, such renewal right shall be deemed waived; time being of the
essence. The terms and conditions of this Lease during each Renewal Term shall
remain unchanged except that the annual Fixed Rent for each Renewal Term shall
be Fair Market Rent (as such term is hereinafter defined). All factors regarding
Additional Rent shall remain unchanged, and no tenant allowance shall be
included in the absence of further agreement by the parties (except in
determining Fair Market Rent). Anything herein contained to the contrary
notwithstanding, Tenant shall have no right to renew the term hereof other than
or beyond the two (2) consecutive five (5) year terms hereinabove described.
Subject to the timely determination of Fair Market Rent, it shall be a condition
of each such Renewal Term that Landlord and Tenant shall have executed, not less
than nine (9) months prior to the expiration of the then expiring term hereof,
an appropriate amendment to this Lease, in form and content satisfactory to each
of them, memorializing the extension of the term hereof for the next ensuing
Renewal Term. In any event, Landlord and Tenant shall agree to the form of

                                       37
<PAGE>

amendment not less than nine (9) months prior to the end of the Term with the
only remaining term being the Fixed Rent.

      For purposes of this Lease, "Fair Market Rent" shall mean the base rent,
for comparable space. In determining the Fair Market Rent, Landlord, Tenant and
any appraiser shall take into account applicable measurement and the loss
factors, applicable lengths and nature of lease and lease term (i.e. renewal of
existing lease, expansion of existing premises, etc.), differences in size of
the space demised, the location of the Building and comparable buildings,
amenities in the Building and comparable buildings the ages of the Building and
comparable buildings, renovations completed in the Building, differences in base
years or stop amounts for operating expenses and tax escalations, brokerage
costs and other factors normally taken into account in determining Fair Market
Rent. The Fair Market Rent shall reflect the level of improvement made or to be
made by Landlord to the space and the Recognized Expenses and Taxes under this
Lease. If Landlord and Tenant cannot agree on the Fair Market Rent, the Fair
Market Rent shall be established by the following procedure: (1) Tenant and
Landlord shall agree on a single MAI certified appraiser who shall have a
minimum of ten (10) years experience in real estate leasing in the market in
which the Premises is located, (2) Landlord and Tenant shall each notify the
other (but not the appraiser), of its determination of such Fair Market Rent and
the reasons therefor, (3) during the next seven (7) days both Landlord and
Tenant shall prepare a written critique of the other's determination and shall
deliver it to the other party, (4) on the tenth (10th) day following delivery of
the critiques to each other, Landlord's and Tenant's determinations and
critiques (as originally submitted to the other party, with no modifications
whatsoever) shall be submitted to the appraiser, who shall decide whether
Landlord's or Tenant's determination of Fair Market Rent is more correct. The
determinations so chosen shall be the Fair Market Rent. The appraiser shall not
be empowered to choose any number other than the Landlord's or Tenant's. The
fees of the appraiser shall be paid by the non-prevailing party.

      36. RIGHT OF EXPANSION.

      Subject to (a) Tenant not being in default at the time of exercise nor an
Event of Default having occurred (irrespective of the fact that Tenant cured
such default) for Tenant's failure to pay monetary obligations under this Lease
more than twice during the Term and such monetary defaults aggregates in excess
of $200,000; (b) Tenant or its affiliate occupying not less than one hundred
(100%) percent of the Premises originally demised hereunder; (c) the rights of
other tenants within the Building from time to time, and (d) such limitations as
are imposed by other tenant leases; then provided that Tenant has notified
Landlord that it requires additional space, Landlord shall notify Tenant with
regard to space that is or Landlord expects to become vacant and available for
lease in the Building, and Landlord shall propose to Tenant the Fair Market Rent
for such space as of the date of vacancy (subject to Tenant's rights to contest
same as provided above) (and, except for Rent, such space shall be leased on all
of the same terms and conditions as are set forth in this Lease) and present an
amendment to this Lease with which the parties would add such space to the
description of the "Premises," for a term which would be coterminous with this
Lease, whereupon Tenant shall have thirty (30) days next following Landlord's
delivery of such notice within which to accept such terms (subject to the timely
determination of Fair Market Rent as provided above), time being of the essence.
In the absence of any further agreement by the parties, such additional space
shall be delivered in "AS-IS" condition, and Rent for such additional space
shall commence on that date which is the earlier of:

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<PAGE>

(x) Tenant's occupancy thereof, and (y) five (5) days after Landlord delivers
such additional space to Tenant free of other tenants and occupants. If Tenant
shall not accept Landlord's terms (subject to the timely determination of Fair
Market Rent as provided above) within such thirty (30) day period, or if the
parties shall not have executed and delivered a mutually satisfactory new lease
or lease amendment within forty (40) days next following Landlord's original
notice under this Article 36, then Tenant's rights to lease such space shall
lapse and terminate, and Landlord may, at its discretion, lease such space on
such terms and conditions as Landlord shall determine. Tenant's rights hereunder
shall not include the right to lease less than all of the space identified in
Landlord's notice, provided Landlord may not lease a premises consisting of
materially less square footage then originally presented to Tenant, without
offering such portion to Tenant on the terms and conditions of this Section 36.

      Anything herein contained to the contrary notwithstanding, Landlord may at
any time modify or extend any existing or future tenant lease, or choose to use
any space that is or about to become vacant within the Building for marketing or
property management purposes (provided such rights of Landlord must be exercised
in good faith), without in any such case notifying or offering such space to
Tenant, or giving rise to any right of Tenant hereunder. Nothing contained in
this Article 36 is intended nor may anything herein be relied upon by Tenant as
a representation by Landlord as to the availability of expansion space within
the Building at any time, except to the extent such space becomes available as
provided above.

      37. ROOF RIGHTS.

      So long as it (i) does not impact Landlord's roof warranty and (ii)
complies with all applicable laws, rules and regulations, Tenant, at Tenant's
sole cost and expense, shall have access to the roof of the Building in
designated areas mutually agreed upon for the purpose of installation of
microwave satellite, antenna and other communications devices ("Roof
Equipment"). Notwithstanding the foregoing, all such Roof Equipment shall be for
the sole benefit of Tenant, shall relate specifically to Tenant's use of the
Premises or its operations therein, and shall not be used by or for the benefit
of other tenants or third parties. Tenant shall make a request for approval of
the Roof Equipment hereunder by submission of specific plans and specifications
for the work to be performed by Tenant. Landlord shall respond in writing within
fifteen (15) business days from receipt of the same, advising Tenant of approved
contractors and those portions of the work that are acceptable and disapproving
those portions of the work that are, in Landlord's judgment, reasonably
exercised, unacceptable and with respect to the plans, specifying in detail the
nature of Landlord's objection. Tenant shall be solely responsible for all
damages caused by its Roof Equipment, for the removal of all Roof Equipment and
the restoration of the roof upon the expiration or early termination of this
Lease unless directed in writing by Landlord otherwise prior to Tenant's
installation thereof. Landlord shall be named as an additional insured on all
Tenant insurance relating to the Roof Equipment. All installation, repair,
replacement and modification of the Roof Equipment shall be coordinated with
Landlord, shall only use those approved contractors and shall be in accordance
with the Rules and Regulations set forth herein.

                                       39
<PAGE>

      38. Intentionally Omitted.

      39. MISCELLANEOUS PROVISIONS.

            (a) Successors. The respective rights and obligations provided in
this Lease shall bind and inure to the benefit of the parties hereto, their
successors and assigns; provided, however, that no rights shall inure to the
benefit of any successors or assigns of Tenant unless Landlord's written consent
for the transfer to such successor and/or assignee has first been obtained as
provided in Article 12 hereof.

            (b) Governing Law. This Lease shall be construed, governed and
enforced in accordance with the laws of the State of New Jersey, without regard
to principles relating to conflicts of law.

            (c) Severability. If any provisions of this Lease shall be held to
be invalid, void or unenforceable, the remaining provisions hereof shall in no
way be affected or impaired and such remaining provisions shall remain in full
force and effect.

            (d) Captions. Marginal captions, titles or exhibits and riders and
the table of contents in this Lease are for convenience and reference only, and
are in no way to be construed as defining, limiting or modifying the scope or
intent of the various provisions of this Lease.

            (e) Gender. As used in this Lease, the word "person" shall mean and
include, where appropriate, an individual, corporation, partnership or other
entity; the plural shall be substituted for the singular, and the singular for
the plural, where appropriate; and the words of any gender shall mean to include
any other gender.

            (f) Entire Agreement. This Lease, including the Exhibits and any
Riders hereto (which are hereby incorporated by this reference, except that in
the event of any conflict between the printed portions of this Lease and any
Exhibits or Riders, the term of such Exhibits or Riders shall control),
supersedes any prior discussions, proposals, negotiations and discussions
between the parties and the Lease contains all the agreements, conditions,
understandings, representations and warranties made between the parties hereto
with respect to the subject matter hereof, and may not be modified orally or in
any manner other than by an agreement in writing signed by both parties hereto
or their respective successors in interest. Without in any way limiting the
generality of the foregoing, this Lease can only be extended pursuant to the
terms hereof, and in Tenant's case, with the terms hereof, with the due exercise
of an option (if any) contained herein pursuant to a written agreement signed by
both Landlord and Tenant specifically extending the term. No negotiations,
correspondence by Landlord or offers to extend the term shall be deemed an
extension of the termination date for any period whatsoever.

            (g) Counterparts. This Lease may be executed in any number of
counterparts, each of which when taken together shall be deemed to be one and
the same instrument.

            (h) Telefax Signatures. The parties acknowledge and agree that
notwithstanding any law or presumption to the contrary a telefaxed signature of
either party whether upon this Lease or any related document shall be deemed
valid and binding and admissible by either party against the other as if same
were an original ink signature.

                                       40
<PAGE>

            (i) Calculation of Time. In computing any period of time prescribed
or allowed by any provision of this Lease, the day of the act, event or default
from which the designated period of time begins to run shall not be included.
The last day of the period so computed shall be included, unless it is a
Saturday, Sunday or a legal holiday, in which event the period runs until the
end of the next day which is not a Saturday, Sunday, or legal holiday. Unless
otherwise provided herein, all Notices and other periods expire as of 5:00 p.m.
(local time in Cherry Hill, New Jersey) on the last day of the Notice or other
period.

            (j) No Merger. There shall be no merger of this Lease or of the
leasehold estate hereby created with the fee estate in the Premises or any part
thereof by reason of the fact that the same person, firm, corporation, or other
legal entity may acquire or hold, directly or indirectly, this Lease of the
leasehold estate and the fee estate in the Premises or any interest in such fee
estate, without the prior written consent of Landlord's mortgagee.

            (k) Time of the Essence. TIME IS OF THE ESSENCE IN ALL PROVISIONS OF
THIS LEASE, INCLUDING ALL NOTICE PROVISIONS TO BE PERFORMED BY OR ON BEHALF OF
TENANT AND LANDLORD.

            (l) Recordation of Lease. Tenant shall not record this Lease without
the written consent of Landlord. Tenant may however record a short memorandum of
lease in connection with its leasehold mortgage, provided such memorandum does
not contain any financial terms and has been forwarded to Landlord for its
review prior to recordation.

            (m) Accord and Satisfaction. No payment by Tenant or receipt by
Landlord of a lesser amount than any payment of Fixed Rent or Additional Rent
herein stipulated shall be deemed to be other than on account of the earliest
stipulated Fixed Rent or Additional Rent due and payable hereunder, nor shall
any endorsement or statement or any check or any letter accompanying any check
or payment as Rent be deemed an accord and satisfaction. Landlord may accept
such check or payment without prejudice to Landlord's right to recover the
balance of such Rent or pursue any other right or remedy provided for in this
Lease, at law or in equity.

            (n) No Partnership. Landlord does not, in any way or for any
purpose, become a partner of Tenant in the conduct of its business, or
otherwise, or joint venturer or a member of a joint enterprise with Tenant. This
Lease establishes a relationship solely of that of a landlord and tenant.

            (o) Guaranty. INTENTIONALLY DELETED.

            (p) No Presumption Against Drafter. Landlord and Tenant understand,
agree, and acknowledge that: (i) this Lease has been freely negotiated by both
parties; and (ii) that, in the event of any controversy, dispute, or contest
over the meaning, interpretation, validity, or enforceability of this Lease, or
any of its terms or conditions, there shall be no inference, presumption, or
conclusion drawn whatsoever against either party by virtue of that party having
drafted this Lease or any portion thereof.

            (q) Force Majeure. If by reason of strikes or other labor disputes,
fire or other casualty (or reasonable delays in adjustment of insurance),
accidents, orders or regulations of any Federal, State, County or Municipal
authority, or any other cause beyond either party's

                                       41
<PAGE>

reasonable control, Landlord is unable to furnish or is delayed in furnishing
any utility or service required to be furnished by Landlord under the provisions
of this Lease or either party is unable to perform or make or is delayed in
performing or making any installations, decorations, repairs, alterations,
additions or improvements, or is unable to fulfill or is delayed in fulfilling
any of such party's other obligations under this Lease, no such inability or
delay shall constitute an actual or constructive eviction, in whole or in part,
or, except as expressly provided herein, entitle Tenant to any abatement or
diminution of Fixed Rent, or relieve either party from any of its obligations
under this Lease, so long as the party incurring the applicable delay gives
written notification to the other party hereto within ten (10) business days
after the discovery of the occurrence of such delay.

      40. WAIVER OF TRIAL BY JURY.

      TO THE EXTENT PERMITTED BY LAW, LANDLORD AND TENANT WAIVE THE RIGHT TO A
TRIAL BY JURY IN ANY ACTION OR PROCEEDING BASED UPON, OR RELATED TO, THE SUBJECT
MATTER OF THIS LEASE. THIS WAIVER IS KNOWINGLY, INTENTIONALLY, AND VOLUNTARILY
MADE BY TENANT AND LANDLORD AND TENANT AND LANDLORD ACKNOWLEDGE THAT NEITHER
LANDLORD NOR TENANT NOR ANY PERSON ACTING ON BEHALF OF EITHER OF THEM HAS MADE
ANY REPRESENTATIONS OF FACT TO INDUCE THIS WAIVER OF TRIAL BY JURY OR IN ANY WAY
TO MODIFY OR NULLIFY ITS EFFECT. TENANT AND LANDLORD FURTHER ACKNOWLEDGE THAT IT
HAS BEEN REPRESENTED (OR HAS HAD THE OPPORTUNITY TO BE REPRESENTED) IN THE
SIGNING OF THIS LEASE AND IN THE MAKING OF THIS WAIVER BY INDEPENDENT LEGAL
COUNSEL, SELECTED OF ITS OWN FREE WILL, AND THAT EACH HAS HAD THE OPPORTUNITY TO
DISCUSS THIS WAIVER WITH COUNSEL. TENANT AND LANDLORD FURTHER ACKNOWLEDGE THAT
THEY HAVE READ AND UNDERSTAND THE MEANING AND RAMIFICATIONS OF THIS WAIVER
PROVISION AND AS EVIDENCE OF SAME HAS EXECUTED THIS LEASE.

      41. CONSENT TO JURISDICTION.

      Tenant hereby consents to the exclusive jurisdiction of the state courts
located in Camden and Burlington County and to the federal courts located in the
District of New Jersey.

      42. COMPETITORS.

      So long as Tenant is conducting its Permitted Uses in 50% of the Building,
Landlord shall not lease any space in the Building on a floor occupied by
Tenant, to a company which has Campbell's, Heinz, Con-Agra and Nestle' in its
name and which is a competitor of Tenant.

      43. ENVIRONMENTAL REPORTS

      Tenant has received from Landlord the following reports prepared by REACT
Environmental Services: (i) Phase One Environmental Site Assessment dated
November 21, 1997 with respect to 5 Cherry Hill Executive Campus, Cherry Hill,
NJ 08002 and (ii) Phase One Environmental Site Assessment dated December 9, 1997
with respect to 6 Cherry Hill Executive Campus, Cherry Hill, NJ 08002 (jointly,
the "Environmental Reports"). Tenant has relied on

                                       42
<PAGE>

these studies in analyzing this site and entering into this Lease. Landlord
represents that the Environmental Reports are the only reports commissioned by
Landlord in connection with its acquisition of the Property and to the best of
Landlord's knowledge such Environmental Reports are accurate and no other
environmental reports or studies regarding the Project are in Landlord's
possession.

      44. EARLY TERMINATION. Provided no Event of Default has occurred, Tenant
shall have the option to terminate this Lease at the end of the eighty-fourth
(84) month of the Term by paying Landlord the sum of $1,750,000 ("Termination
Fee") provided that not less than one year prior to the end of the eighty-fourth
(84th) mouth, Tenant (i) gives Landlord written notice of its election to
terminate this Lease and (ii) pays the Termination Fee. Tenant and Landlord
acknowledge and agree that the Termination Fee is not a penalty and is fair and
reasonable compensation to Landlord for the loss of expected rentals from Tenant
over the remainder of the scheduled term. The Termination Fee is not subject to
waiver or reduction if Landlord is able to relet the Premises.

                                       43
<PAGE>

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

                                        LANDLORD:

                                        BRANDYWINE OPERATING PARTNERSHIP, L.P.

                                        By: Brandywine Realty Trust,
                                            its general partner

                                        By: /S/ GEORGE D. SOWA
                                            ------------------
                                            George D. Sowa,
                                            Senior Vice President

                                        TENANT:

                                        PINNACLE FOODS CORPORATION,

                                        By: /S/ ANDREW S. ROSEN
                                            -------------------
                                        Name: Andrew S. Rosen
                                        Title: Senior Vice President

                                       44

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