Document:

<PAGE>

                                                        Lease to - EXHIBIT 10.11

                          SALEM BANK AND TRUST, N.A.
--------------------------------------------------------------------------------
TELEPHONE (540) 387-0223            P.O. BOX 979           SALEM, VIRGINIA 24153

May 14,1998

Radsue Texas Bar-B-Q
110 East Main Street
Salem, VA 24153

Dear Rad & Sue:

This letter will confirm the renewal of your lease at the current terms and
conditions through April 30, 2000.

We are pleased that you decided to continue your lease with us.

Sincerely,

Gill R. Roseberry

Senior Vice President & Cashier

GRR/Ibw-
<PAGE>

                             RADSUE TEXAS BAR-B-Q
                   110 E. Main Salem, VA 24153 540-389-7352

April 28, 1998

Gill R. Roseberry
Senior Vice President & Cashier
Salem Bank & Trust, N.A.
P.0. Box 979
Salem, VA 24153

Dear Gill:

This letter is pursuant to our recent conversations.  We know that you have had
other matters on your mind but we need to confirm our lease situation for the
next two years.

We hereby acknowledge that we will be renewing our lease at 110 East Main
Street, Salem Virginia for an additional two (2) years at our current lease
rate.  The lease will run from May 1, 1998 to April 30, 2000.

Looking forward to our continuing presence in your building we remain

Sincerely yours,

___________________,                         ___________________
Radford Thomas                               Sue S. Thomas
<PAGE>

                               ADDENDUM TO LEASE
                            OLDE NEWBERRY BUILDING

     THIS ADDENDUM TO LEASE is made this _____ day of ________,1993 by SALEM
BANK & TRUST, N. A. (hereinafter referred to as "Landlord") and RADFORD THOMAS
and SUE S. THOMAS (hereinafter referred to as "Tenant").

                                  WITNESSETH
                                  ----------

     WHEREAS, by Lease dated February 19, 1992 (herein "Lease"), certain
premises (herein "Leased Premises") in the Olde Newberry Building, 110 East Main
Street, Salem, Virginia 24153, were leased by Downtown East Realty, Inc. to the
Tenant; and

     WHEREAS, subsequent to said Lease, the Leased Premises were sold to Salem
Bank & Trust, N. A., and the Lease was assigned by Downtown East Realty, Inc. to
Salem Bank & Trust, N. A.; and

     WHEREAS, the Landlord has agreed to lease to Tenant and the Tenant has
agreed to lease from Landlord certain additional premises in the said Olde
Newberry Building.

     NOW, THEREFORE, IN CONSIDERATION of the covenants herein contained, the
parties hereto agree as follows:

     1.   In addition to the Leased Premises, the Landlord hereby leases to
Tenant and the Tenant hereby leases from the Landlord the space adjacent, and
just South of, the Leased Premises, as shown on Appendix A to the Lease (herein
"Additional Leased Premises").

     2.   In addition to the rent due and payable under the terms of the Lease,
the Tenant shall pay as Annual Rent on the Additional Leased Premises for each
Lease Year of the term hereof, the sum of $_________ payable in equal monthly
installments of $__________,_ the first monthly installment to be made on the
commencement date of this Lease and the second and all subsequent monthly
payments to be made on the first day of each and every calendar month after the
commencement date.

     3.   All other terms of the Lease shall be binding upon the Landlord and
Tenant and the terms of the Lease are hereby incorporated by reference and made
a part hereof.  These terms include, but are not limited to, the Consumer Price
Index Adjustment provision as contained in the Lease.

     4.   The Lease of the Additional Leased Premises shall commence on ________
_____, 1993 and expire at 11:59 p.m. on April 30, 1994.

     WITNESS the following the signatures and seals:
<PAGE>

                              SALEM BANK & TRUST, N. A.

                              By___________________________________
                                   Its

                              _____________________________________
                              Radford Thomas

                              _____________________________________
                              Sue S. Thomas
<PAGE>

                                     LEASE

                            OLDE NEWBERRY BUILDING

     THIS LEASE is made this 19th day of February, 1992, by Downtown East
                             ----        --------  ----
Realty, Inc. (hereinafter referred to as "LANDLORD"), and Radford Thomas and Sue
                                                          ----------------------
S. Thomas (hereinafter referred to as "Tenant").
---------

                                  WITNESSETH

     Landlord hereby rents to Tenant and Tenant hereby rents from Landlord the
leased premises described, upon the following terms and conditions:

     1.   Leased Premises: Landlord hereby leases to Tenant, and Tenant hereby
          ---------------
leases from Landlord, for the term and upon the conditions hereinafter provided,
that certain storeroom, located in the Olde Newberry Building, 110 East Main
Street, Salem, Virginia 24153 (hereinafter referred to as the "Center"), 764
                                                                         ---
square feet, such space being hereinafter referred to as the "Leased Premises",
and outlined in Red on Exhibit A attached hereto.

     2.   Terms: The term of this Lease shall commence on May 1, 1992 and expire
          -----                                           -----------
at 11:59 o'clock p.m. April 30, 1994
                      --------------

     3.   Use of Leased Premises: The leased premises shall be used and promptly
          ----------------------
occupied by Tenant for the purpose of A Restaurant. Tenant shall not use or
                                      ------------
knowingly permit any part of the leased premises to be used for any unlawful
purpose.  Tenant agrees to comply with all federal, state, county and municipal
laws and ordinances and all rules and regulations and order of any duly
constituted authority, present or future, which affect the conduct of Tenant's
business on the leased premises.

     4.   Option to Renew: Tenant may, at its option, so long as it is not in
          ---------------
default under any of the terms hereof, upon written notice to Landlord more than
six (6) months prior to the end of the preceding term, renew this lease for one
                                                                            ---
(1) consecutive term(s) upon the same terms and conditions for two (2) years.
---                                                            -------

     5.   Rent: Tenant shall pay as Annual Rent for the Leased Premises for each
          ----
"Lease Year" of the term hereof the sum of $4,375.36 (Four Thousand Three
                                           ------------------------------
Hundred Seventy-Five Dollars & thirty-six cents) payable in equal monthly
------------------------------ -----------------
installments, in advance of $364.61 (Three Hundred Sixty-Four Dollars and sixty-
                            ---------------------------------------------------
one Cents) the first monthly installment to be made upon the Commencement Date
--------------
of this lease, and the second and all subsequent monthly payments to be made on
the first day of each and every calendar month after the Commencement Date.
Tenant shall pay rent to Landlord at 508 East Main Street, Salem, Virginia
24153, or to such other party and address as Landlord may designate from time to
time by written notice to Tenant, without demand and without deduction, set-off
or counterclaim. If Landlord shall at any time or times accept said rent after
it shall become due and payable, such acceptance shall not excuse

<PAGE>

delay upon subsequent occassions, or constitute or be construed as, a waiver of
any or all Landlord's rights hereunder.

     6.   Consumer Price Index Adjustment: Each calendar year during the
          -------------------------------
original term and any extension of the term of the lease, the annual rent shall
be adjusted using the preceding calendar year just ended as the base year and
averaged monthly, increase in the base year in accordance with changes in the
cost of living which shall be determined by the U.S. Consumer Price Index - "All
Items" - as compiled by the U.S. Department of Labor or an index substituted for
it by the U.S. Government.  In no event, however, shall the monthly basic rent
be reduced to an amount less than the initial monthly basic rent in effect as of
the Commencement Date of this Lease nor shall the increase exceed, in any one
given year, Four Percent (4%) of the then existing annual rental payments.

     7.   Hours: Tenant shall open for business no later than 11:00 a.m. each
          -----
day and close no earlier than 4:00 p.m. on weekdays; and open for business no
later than 12:00 noon and close no earlier than 3:00 p.m. on Saturdays, except
that Tenant is not required to remain open on Sundays or legal holidays.

Hours are subject to change.

     8.   Utilities: The utilities, included in the annual rental, required for
          ---------
the operation of the leased premises, include electricity, natural gas, sewage
treatment and water.  The cost of Tenant's phone service, however, is not
included and is the responsibility of each tenant.

     9.   Taxes and Insurance: Included in the annual rental is a charge of
          -------------------
$173.36 per year to cover Tenant's pro rata share of all real estate and
-------
personal property taxes, fire and extended coverage insurance for the entire
premises including the Landlord's public liability and business interruption
insurance.

     10.  Pro rata Share: Pro rata share shall mean the ratio expressed as a
          --------------
percentage of the Tenant's leased area of the premises to the entire rentable
area in the building.  For the purpose of this lease, the Tenant's leasable area
is Four (4%)
   ---------

     11.  Taxes and Insurance Escalations: Each calendar year the Tenant shall
          -------------------------------
be provided by the Landlord with a detailed statement of all taxes and insurance
                   --------
costs.

          Recognizing that the costs mentioned above in paragraphs 8, 9 & 11
will vary from year to year, the Tenant and Landlord agree that the rent will be
adjusted to reflect any increases or decreases provided, however, that any
insurance increase is not due to the negligence of the Landlord.

          If there was an overpayment by the Tenant during the previous year,
the Landlord will repay the Tenant for such overpayment.  If there was an
underpayment by the Tenant during the previous year, then within 30 days upon
presentation of statement to Tenant by Landlord, Tenant shall pay Landlord for
such underpayment and annual rent shall be adjusted upward by an amount of the
previous year's shortage to cover the escalated costs.
<PAGE>

          Calculations for utility costs included in the annual calendar year
rental are based upon the Tenant's premises being used 55 hours per week and a
connected electrical load of __________ watts.  Should the hours be greater than
55 or the electrical load of exceed ___________ watts, then the Tenant shall pay
a surcharge to cover such excess.

     12.  Lease Year - Calendar Year: The term "lease year" shall mean the
          --------------------------
twelve (12) month period beginning on the first day of the first full month of
the initial term of this lease and ending on the last day of each twelfth (12th)
month thereafter.  If there shall be a period at the beginning or the ending of
the Tenant's term which is less than the full twelve (12) month calendar year
(beginning January 1 and ending December 31), then such shorter periods shall be
considered a separate calendar year and the calendar year costs prorated for
purposes of determining the amount of the charge for such shorter periods.

     13.  Indemnity and Public Liability Insurance: The Tenant agrees to
          ----------------------------------------
indemnify and save harmless the Landlord from and against all claims of whatever
arising from any act, omission, or negligence of the Tenant, or the Tenant's
contractors, licensees, agents, servants, or employees, or arising from any
accident, injury or damage whatsoever, caused to any person, or to the property
of any person occurring during the term hereof in or about the Tenant's leased
premises where such accident, damage or injury results or is claimed to have
resulted from an act, omission or negligence on the part of the Tenant or the
Tenant's agents or employees.

          Tenant agrees to maintain in full force during the term hereof, a
policy of public liability and property damage insurance under which Landlord
(and such other persons as are in privity of estate with the Landlord as may be
sent out in notice from time to time) is named as additional named insured with
the Tenant.  Each such policy shall be noncancellable with respect to the prior
written notice to the Landlord, and a duplicate original or certificate thereof
shall be delivered to the Landlord from the insurance agent no later than 30
days after commencement date of lease.  The minimum limits of liability of such
insurance shall be $500,000.00 for injury (or death) to any one person, and
                   -----------
$1,000,000.00 for injury (or death) to more than one person, and $50,000.00 with
-------------                                                    ----------
respect to property.  The above limits are subject to the Tenant's ability to
obtain such coverage through normal course of business.

     14.  Other Insurance: The Landlord shall keep the leased premises insured
          ---------------
against loss or damage by fire, with the usual extended coverage endorsement and
such other insurance as the then holder of the first mortgage may require, in
amounts not less than eighty (80%) percent of the full insurable value thereof.

          The Tenant agrees that it shall keep its fixtures, merchandise and
equipment insured against loss or damage with the usual extended coverage
endorsement. It is understood and agreed that the Tenant assumes all risk of
damage to its own property arising from any cause whatsoever, including, without
limitation, loss by theft or otherwise.

     15.  Sign: Tenant may erect one (1) interior window sign to be located in
          ----
the front window (in space provided) facing main street.  The sign shall be
subject to the approval of the Landlord as to location, size and design, and
shall be purchased, erected and maintained at the
<PAGE>

expense of the Tenant. Tenant shall not erect or paint any other sign without
prior written approval from Landlord which shall not be unreasonably withheld.

          Menu:  A menu is to be placed in a framed, plastic covered unit to be
          ----
secured to the inside of the building, in the window, as noted in Appendix A.

          Texas Flag: A 3'x 51 Texas Flag will be displayed on a free standing
          ----------
staff outside the building in a location as noted in Appendix A.

          No Political signage shall be erected on the exterior, common area, or
windows facing the common area of the building.

     16.  Improvements and Alterations: Tenant shall be free to make
          ----------------------------
alterations, redecorations, or improvements in and to the Leased Premises only
after written approval by Landlord.  All alterations, decorations, additions, or
improvements in or to the storeroom made by either party shall remain upon and
be surrendered with the Leased Premises as a part thereof at the end of the term
hereof without disturbance, molestation, or injury; provided, however, that if
Tenant is not in default in the performance of any of its obligations under this
Lease, Tenant shall have the right to remove, at Tenant's expense, prior to the
expiration or termination of the term of this Lease, all decorations, signs,
tables, computers, chairs, sinks, refrigeration equipment (refrigerators, ice
chests, freezers, etc.), cooking equipment (ranges, hot pots, steam units,
infrared units, etc.). Decorations to be removed by Tenant on vacation of lease
space include, but are not limited to: the Mobil Flying Red Horse, any prints
such as those by Frederic Remington, the RADSUE neon sign any stained glass or
other artifacts, signs, equipment, inventory or decorations as the Tenant from
time to time may place in the leased premises. If such property of Tenant is not
removed by Tenant prior to the expiration or termination of this Lease, the same
shall become the property of Landlord and shall be surrendered with the Leased
Premises as a part thereof, unless prior written permission is received, from
the Landlord, stating that Tenant's property may remain for a specified time.
None of the above shall affect the structural safety of the building and must be
in accordance with all building and safety codes whether they be federal, state,
county or municipal laws, ordinances, rules, regulations, or orders of any duly
constituted authority, present or future, which affect the Tenant's leased area.
Landlord will not be liable for any labor or materials furnished Tenant upon its
order and no lien therefore shall attach to or affect the interest of the
Landlord in and to the leased premises

     16A. Tenant shall have the right of first refusal to lease the adjacent
space just south of his leased space as noted on Appendix A.

     17.  Repairs By Landlord: Landlord will keep and maintain all exterior and
          -------------------
structural parts of the leased premises in good safe condition and in good order
and repair.

     18.  Landlord Not Liable For Damages: The Landlord shall not be liable for
          -------------------------------
any damage or injury to any person or property caused by or resulting from
faulty sprinkler, steam, electricity, gas, water, rain, ice or snow, of any leak
or flow from or into any part of the leased
<PAGE>

premises or the Center area of which the same is a part, or from any damage or
injury resulting or arising from any other cause or happening whatsoever, unless
notwithstanding any other provision hereof, Landlord shall not be liable to
Tenant or any insurance company insuring Tenant for any loss or damage to
Tenant's merchandise or property within the leased premises which was or could
have been covered by fire and extended coverage or boiler or sprinkler damage
insurance, even though such loss or damage may have been occassioned by the
negligence of Landlord, its agents or employees.

     19.  Maintenance Of Common Facilities: Landlord will provide adequate
          --------------------------------
lighting, during business hours, for the Center, and connecting corridors,
walkways and other appropriate common facilities within the Center, and keep and
maintain the same in good, safe condition, sightly in appearance, free of
obstructions and in good order and repair.

     20.  Landlord's Right To Enter: Tenant shall permit Landlord to erect, use
          -------------------------
and maintain pipes and conduits in and through the leased premises.  Landlord,
its agents or representatives, shall have the right to enter leased premises at
reasonable times to examine the same or show them to prospective purchasers or
tenants or to effect repairs.  Tenant shall permit, during the six months next
preceding expiration of its lease term, signs or notices indicating that
premises are for lease or sale, to be posted and remain on leased premises.

     21.  Insolvency or Bankruptcy of Tenant: In the event Tenant makes an
          ----------------------------------
assignment for the benefit of creditors, or a receiver of Tenant's assets is
appointed, or Tenant files a voluntary petition in any bankruptcy or insolvency
proceeding, or an involuntary petition in any bankruptcy or insolvency
proceeding is filed against Tenant and the same is not discharged within sixty
(60) days, or Tenant is adjudicated as bankrupt, Landlord shall have the option
of terminating this Lease by sending written notice, being given by Landlord to
Tenant, the term of this Lease shall, at the option of Landlord, end, and
Landlord shall be entitled to immediate possession of the Leased Premises.

     22.  Condemnation.  If the Leased Premises be taken under the power of
          ------------
eminent domain, this lease shall terminate upon the effective date thereof.  If
a portion of the Leased Premises, or a portion of the building of which the
Leased Premises are a part, or if twenty (20%) percent or more of the remainder
of the Center be taken under the power of eminent domain, the Landlord and
Tenant shall each have the right to terminate this Lease on notice to the other
within thirty (30) days after the date of such taking.  If the lease be
continued, the Landlord shall immediately proceed to restoring the remaining
portion of the Leased Premises or to enter to the extent necessary or possible
to render the premises reasonably suited for its intended purpose; and the
rental shall be reasonably apportioned.  If the lease shall be terminated, the
rental shall be adjusted as of the time of termination, and the Tenant shall
have no claim against Landlord for the value of the unexpired portion of the
lease term.  The Tenant shall not be entitled to any part of the condemnation
award, except that Tenant's right to compensation, if any, for its fixtures or
personal property shall not be affected thereby.

     23.  Fire or Other Casualty, If the Leased Premises be damaged by fire or
          ----------------------
other casualty without fault or negligence on the part of Tenant, its employees
or invitees, Landlord, unless it shall elect otherwise as hereinafter provided,
shall promptly repair the same.  If Leased
<PAGE>

Premises be damaged by fire or other casualty to such an extent as to render the
premises untenantable, or if substantial damage from fire or other casualty
shall occur within the last five (5) years of lease term or if the Leased
Premises should be damaged to such an extent that the cost of restoration would
exceed sixty (60%) percent of the amount it would have cost to restore the
Leased Premises in their entirety at the time of such damage, Landlord or
Tenant, if such damage is not the result of an act or negligence of the Tenant,
may elect, within thirty (30) days after the damage shall occur, to terminate
the lease, but if the Landlord elects to repair the Leased Premises, the rent
shall abate until the premises are restored to a tenantable condition, except
that there shall be no abatement of rent if damages be caused by act or
negligence of tenant, its employees or invitees.

     24.  Default: Abandonment of Leased Premises, a default of ten (10) days in
          -------
payment of rent, a breach of any of the covenants or conditions of this lease
continuing for more than five (5) days after notice thereof from Landlord,
death, dissolution or commencement of any proceedings to dissolve Tenant,
termination of existence, insolvency, business failure, appointment of a
Receiver, assignment for benefit of creditors of all or any part of the property
of Tenant, or commencement of any proceedings under any bankruptcy or insolvency
law by or against Tenant, shall be deemed a default by Tenant under this Lease.
No failure on the part of Landlord to enforce any covenant or provision herein,
nor the waiver of any right hereunder by Landlord shall discharge or invalidate
such covenant or provisions or any other covenant, condition, or provision
hereof, or affect the right of Landlord to enforce the same in event of a
subsequent breach of default.

     25.  Remedies on Default: In the event of default by Tenant, Landlord, may
          -------------------
at it's option, without notice to Tenant, terminate this lease and reenter the
Leased Premises and again have, possess and enjoy the same as of its former
estate, but no such reentry shall be deemed an acceptance of a surrender of this
lease.  In the event of reentry for default, Landlord may, at it's option, relet
the leased premises or any part thereof, as agent for Tenant, or any sum which
it may deem reasonable, but Landlord shall not be under any obligation to relet
the premises for any purpose other than that specified in this Lease.  In event
of termination for default,

          Tenant shall remain liable for all its obligations under this lease,
and for such loss and damages as Landlord may sustain as a result of Tenant's
breach hereof.

     26.  Landlord May Cure Tenant's Default: In event of any breach of any
          ----------------------------------
covenant, condition or provision of this lease by Tenant, Landlord may, after
reasonable notice to Tenant, cure such breach for the account and at the expense
of the Tenant.  Tenant shall promptly reimburse Landlord for any expenses,
including reasonable attorney's fee, it may incur as a result of any breach
hereof by Tenant.

     27.  Other Instruments: Tenant agrees to execute all such other and
          -----------------
additional instruments or letters as Landlord may consider necessary or
appropriate hereto, including, but not limited to, confirmation of completion
date, confirmation of beginning date of lease terms, memorandum of lease for
recordations, and instruments necessary to effect subordination of this lease.
<PAGE>

     28.  Quiet Enjoyment: Landlord expressly covenants for the Tenant's quiet
          ---------------
enjoyment of its term.

     29.  Tenant Holding Over: If Tenant continues to occupy the Leased Premises
          -------------------
after expiration of its lease term, and Landlord elects to accept rent
thereafter, a tenancy from month to month, upon the same terms and conditions,
including rental, terminable by either party in not less than one month's
notice, shall be created.

     30.  Rights and Duties On Renewal: All rights and duties for Landlord and
          ----------------------------
Tenant during the term of this lease shall continue during any renewal or
extension hereof.

     31.  Notices And Payments: Any notice which, under the terms of this lease,
          --------------------
or any applicable statute, may or must be given by or to the parties hereto,
shall be in writing and may be given by mailing the same by registered or
certified mail addressed to the other party at the address set forth in the
caption hereof, or at such other address as the party may designate from time to
time by notice given in the same manner.

     32.  This lease shall be governed by, construed and enforced in accordance
with the laws of the State of Virginia.

     33.  This lease contains the entire agreement between the parties and shall
not be modified in any manner except by an instrument in writing executed by the
parties.

          WITNESS the following signatures and seals the date hereof:

ATTEST:                                 LANDLORD

____________________________            _____________________________

                                        BY___________________________

ATTEST:                                 TENANT

____________________________            _____________________________
                                        Radford Thomas

____________________________            _____________________________
                                        Sue S. Thomas<PAGE>

                                                        Lease to - EXHIBIT 10.12

January 28, 2000

Gill Roseberry
Salem Bank & Trust
P.0. Box 979
Salem, Virginia 24153

Dear Gill:

As discussed this morning, T.A. Carter will probably be able to give up the
storage space (rented from Salem Bank & Trust), by at least the end of May 2000
if not sooner.

We have cleaned out most of the records, but have to wait until at least April
15 before disposing of the remainder of the boxes.  I will be in touch with you
around that time with a more definite date.

Thanks for your patience.

Sincerely,

Sandra S. Ferris
<PAGE>

                          SALEM BANK AND TRUST, N.A.
--------------------------------------------------------------------------------
TELEPHONE (540) 387-0223            P.O. BOX 979           SALEM, VIRGINIA 24153

July 16, 1997

Mrs. Sandra S. Ferris
T.A. Carter, Jr., Architect
P.0. Box 622
Salem, VA 24153

RE:  Storeroom Lease
     Olde Newberry Building

Dear Sandy:

I apologize for being so later in getting this lease out to you, but I have been
in the midst of a computer conversion which has taken all my time.

The lease is exactly like the old one except the dollars have changed.

Since you wanted it to start on January 1, I have dated it as of the first
business day in January (January 2, 1997).

If everything is in order, please sign one copy and return it to me in the
postage paid envelope enclosed.

Should you have any questions, please feel free to call me.

Sincerely,

Gill R. Roseberry

Senior Vice President & Cashier

Encl.

<PAGE>

                                     LEASE

                      STOREROOM - OLDE NEWBERRY BUILDING

                                SALEM, VIRGINIA

     THIS LEASE is made this 2/nd/  day of January,1997, by SALEM BANK& TRUST,
                             -----         -------   --
N.A. (hereinafter referred to as "Landlord"), and CARTER ASSOCIATES, INC.
(hereinafter referred to as "Tenant").

                                  WITNESSETH

     In consideration of the mutual agreements hereinafter set forth, the
parties hereto mutually agree as follows:

     1.   Demised Premises.  Landlord hereby leases to Tenant, and Tenant hereby
          ----------------
leases from Landlord, for the term and upon the conditions hereinafter provided,
1 Storeroom of 1,215 square feet located in the Olde Newberry Building, 110 East
Main Street, Salem, Virginia 24153 (hereinafter referred to as the "Storeroom"),
as outlined in red on Exhibit A attached hereto and made a part hereof (such
space being hereinafter referred to as the "Demised Premises").

     2.   Term.  The term of this Lease shall commence on January 1, 1997 and
          ----
shall expire at 11:59 o'clock p.m. December 31, 2004.

     3.   Option to Renew.  Tenant may at its option, so long as it is not in
          ---------------
default under any of the terms hereof, upon written notice to Landlord one (1)
month prior to the end of the preceding term, renew this lease for 1 consecutive
                                                                   -
term upon the same terms and conditions for-ONE (1) YEAR EACH.
                                            ------------------

     4.   Rent.  Tenant shall pay as base rent for the Demised Premises for each
          ----
year of the term hereof the sum of $4,896.36 (Four Thousand Eight Hundred
                                    -------- ----------------------------
Ninety-Six Dollars and Thirty-Six Cents) payable in equal monthly installments,
----------------------------------------
in advance of $408.03 (Four Hundred Eight Dollars and Three Cents) the first
              ----------------------------------------------------
monthly installment to be made upon the Commencement Date of this lease, and the
second and all subsequent monthly payments to be made on the first day of each
and every calendar month after the Commencement Date.  Tenant shall pay rent to
Landlord at 110 East Main Street, Salem, Virginia 24153, or to such other party
and address as Landlord may designate from time to time by written notice to
Tenant, without demand and without deduction, set-off or counterclaim.  If
Landlord shall at any time or times accept said rent after it shall become due
and payable, such acceptance shall not excuse delay upon subsequent occasions,
or constitute, or be construed as, a waiver of any or all Landlord's right
hereunder.
<PAGE>

     5.   Use of Demised Premises.  Tenant will promptly use and occupy the
          -----------------------
Demised Premises following the Commencement Date, solely for a storage facility.

     6.   Indemnity and Public Liability Insurance.  The Tenant agrees to
          ----------------------------------------
indemnify and save harmless the Landlord from and against all claims of whatever
arising from any act, omission, or negligence of the Tenant, or the Tenant's
contractors, licenses, agents, servants, or employees, or arising from any
accident, injury or damage whatsoever caused to any person, or to the property
of any person occurring during the term hereof in or about the Tenant's leased
premises where such accident, damage or injury results or is claimed to have
resulted from an act, omission or negligence on part of the Tenant or the
Tenant's agents or employees.

          Tenant agrees to maintain in full force during the term hereof a
policy of public liability and property damage insurance under which Landlord
(and such other persons as are in privity of estate with the Landlord as may be
set out in notice from time to time) are named as additional named insured with
the Tenant.  Each such policy shall be noncancellable with respect to the
Landlord and the Landlord's said designess without ten (10) day's prior written
notice to the Landlord, and a duplicate original or certificate thereof shall be
delivered to the Landlord.  The minimum limits of liability of such insurance
shall be $1,000,000.00 for injury (or death) to any one person, and
         -------------
$3,000,000.00 for injury (or death) to more than one person, and $250,000.00
-------------                                                    -----------
with respect to property.  The above limits are subject to the Tenant's ability
to obtain coverage through normal course of business.

     7.   Other Insurance.  The Tenant agrees that it shall keep its fixtures,
          ---------------
merchandise, and equipment insured against loss or damage by fire with the usual
extended coverage endorsement.  It is understood and agreed that the Tenant
assumes all risk of damage to its own property arising from any cause
whatsoever, including, without limitation loss by theft or otherwise.

     8.   Assignment and Subletting.  Tenant will not assign, transfer, mortgage
          -------------------------
or encumber this Lease or the Demised Premises without obtaining the prior
written consent of the Landlord, nor shall any assignment or transfer of this
Lease be effectuated by operation of law or otherwise without the prior written
consent of the Landlord, which consent will not be unreasonably withheld.
Tenant may sublet or rent the Demised Premises or any portion thereof only with
the prior consent of the Landlord.  In the event that Tenant defaults hereunder,
Tenant hereby assigns to Landlord the rent due from any assignee or subtenant of
Tenant and hereby authorizes each such subtenant to pay said rent directly to
Landlord.

     9.   Improvements.  Tenant shall be free to make alterations,
          ------------
redecorations, or improvements in and to the Demised Premises.  All alterations,
decorations, additions or improvements in or to the Storeroom made by either
party shall remain upon and be surrendered with the Demised Premises as a part
thereof at the end of the term hereof without disturbance, molestation, or
injury; provided, however, that if Tenant is not in default in the performance
of any of its obligations under this Lease, Tenant shall have the right to
remove, prior to the expiration or termination of the term of this Lease, all
movable furniture, furnishings or equipment installed on the Demised Premises at
the expense of Tenant, and if such property of Tenant is not removed by Tenant
prior to the expiration or termination of this
<PAGE>

Lease, the same shall become the property of Landlord and shall be surrendered
with the Demised Premises as part thereof, unless prior written permission is
received stating that Tenant's property may remain for a specified time. None of
the above shall affect the structural safety of the building.

     10.  Maintenance by Tenant.  Tenant shall suffer no waste or injury to the
          ---------------------
Demised Premises or the fixtures and equipment therein, and shall, at the
expiration or other termination of the term of this Lease, surrender up the
Demised Premises in the same order and condition in which they are on the Lease
Commencement Date, ordinary wear and tear and damage by the elements, fire or
other casualties excepted.

     11.  Inspection.  Tenant will permit Landlord, or its representative to
          ----------
enter the Demised Premises, without charge therefore to Landlord and without
diminution of the rent payable by Tenant, to examine, inspect and protect the
same, and make such alterations and/or repairs as in the judgement of Landlord
may be deemed necessary, or to exhibit the same to prospective Tenants during
the last Thirty (30) days of the term of this Lease.

     12.  Default of Tenant.  If Tenant shall fail to pay any monthly
          -----------------
installment of rent as aforesaid (although no legal or formal demand has been
made therefore), or shall violate or fail to perform any of the other
conditions, covenants or agreements on its part contained in this or in any
other lease of space in the Building, and such failure to pay rent or such
violation or failure shall continue for a period of ten (10) days after the due
date of such payments and after written notice of any such other violation or
failure to Tenant by Landlord, then and in any of said events this Lease shall,
at the option of Landlord, cease and terminate upon at lease ten (10) days prior
written notice of such election to Tenant by Landlord, and if such failure to
pay rent or such violation or failure shall continue to the date set forth in
such notice of termination, then this Lease shall cease and terminate without
further notice to quit or of Landlord's intention to reenter, the same being
hereby waived, and Landlord may proceed to recover possession under and by
virtue of the provisions of the laws of the Commonwealth of Virginia or by such
other proceedings, including re-entry and possession, as may be applicable.

     13.  Covenants of Landlord.  Landlord covenants that it has the right to
          ---------------------
make this Lease for the term aforesaid, and that if Tenant shall pay the rental
and perform al of the covenants, terms and conditions of this Lease to be
performed by Tenant, Tenant shall, during the term hereby created, freely,
peacefully and quietly occupy and enjoy the full possession of the Demised
Premises without molestation or hindrance by Landlord or any party claiming
through or under Landlord.

     14.  Notices.  All notices or other communications hereunder shall be in
          -------
writing and shall be deemed duly given if delivered in person or by certified or
registered mail, return receipt requested, first-class postage paid (I) if to
Landlord, at 110 East Main Street, Salem, Virginia 24153 and (II) if to Tenant,
             -------------------------------------------
at 508 East Main Street, Salem, Virginia 24153 unless notice of a change of
   -------------------------------------------
address is given pursuant to the provisions of this Article.

     15.  Entire Agreement.  This Lease, together with Exhibit A, attached
          ----------------
hereto, contains and embodies the entire agreement of the parties hereto, and
representations,
<PAGE>

inducements or agreements, oral or otherwise, between the parties not contained
in this Lease and exhibits, shall be of any force or effect. This Lease may not
be modified, changed or terminated in whole or in part in any manner other than
by an agreement in writing duly signed by both parties hereto.

     Landlord and Tenant have each executed this Lease under seal on the day and
year hereinabove written.

                                   LANDLORD:
                                   SALEM BANK & TRUST, N.A.

                              BY:  ______________________________

                                   TENANT:
                                   CARTER ASSOCIATES, INC.

                              BY:  ______________________________

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