Document:

AMENDED AND RESTATED EMPLOYMENT AGREEMENT

AMENDED AND RESTATED AGREEMENT, dated January 20, 2005, by and between UNIVERSAL
SUPPLY GROUP, INC., a New York corporation with its principal office at 275
Wagaraw Road, Hawthorne, New Jersey 07506, (the "Company" or "USG") and WILLIAM
SALEK, residing at 58 Burma Road, Wyckoff, NJ 07481, (the "Employee"). The
effective date of the Agreement shall be January 1, 2005 ("Effective Date").

                                   ARTICLE I

                            EMPLOYMENT: TERM, DUTIES

           1.01. EMPLOYMENT. Upon the terms and conditions hereinafter set
forth, the Company hereby employs the Employee, and the Employee hereby accepts
employment, as Chief Financial Officer of the Company.

           1.02. Employee represents and warrants to the Company that he is free
to enter into this Agreement in accordance with the terms hereof and is under no
restriction, contractual or otherwise, which would interfere with his execution
hereof or performance hereunder.

           1.03. TERM. The Employee's employment hereunder shall be for a term
(the "Term") commencing on the Effective Date (the "Commencement Date") and
terminating at the close of business on December 31, 2007.

           1.04. DUTIES. During the Term, the Employee shall perform such
duties, consistent with his position hereunder, as may be assigned to him from
time to time by the Board of Directors of the Company, including but not limited
to, providing all accounting related matters on behalf of the Company and the
Affiliates of the Company. Affiliates mean Colonial Commercial Corp.
("Colonial"), the parent company of USG, and the wholly owned subsidiaries of
Colonial. The Employee shall devote his best efforts and his entire time,
attention and energies, during regular working hours, to the performance of his
duties hereunder and to the furtherance of the business and interests of the
Company, its subsidiaries and affiliate companies. Throughout the Term, Employee
shall engage in no other business activities other than the passive supervision
of his investments.

                                   ARTICLE II

                                  COMPENSATION

           2.01 COMPENSATION. For all services rendered by the Employee
hereunder and all covenants and conditions undertaken by him pursuant to this
Agreement, the Company shall pay, and the Employee shall accept a salary at the
rate of $120,000 per annum. Compensation shall be payable not less frequently
than in bi-weekly installments. The Board of Directors may (but shall not be
obligated to), at any time and from time to time, grant to the Employee an
increase or increases in the compensation otherwise payable pursuant to this
Section 2.01, but such increase or increases, if any, shall not be deemed to
alter, modify, waive or otherwise affect any other term, covenant or condition
of this Agreement.

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           2.02 INCENTIVE COMPENSATION. For each of the calendar years 2005
through 2007, the Employee shall receive, as Incentive Compensation, a
percentage of the Incentive Compensation Base. Incentive Compensation Base shall
mean the Company's net earnings (as determined by the Company in accordance with
generally accepted auditing standards consistent with those used by Company's
parent company) which are included in the parent company's consolidated audited
financial statements, plus the amount of any deductions from net earnings which
are made in such statements for (i) interest paid or accrued in connection with
the acquisition of the Company, (ii) Federal income taxes, (iii) parent company
management fees or allocation of overhead from the parent company either paid or
accrued and (iv) Incentive Compensation under this Agreement. Earnings of
businesses acquired by the Company shall be included in determining Incentive
Compensation base. Incentive Compensation will be paid within 30 days following
receipt by the Company of the Independent Accountants' report for the year
involved and said report shall be binding and conclusive on the calculation of
net earnings and Incentive Compensation.

Portion Of Incentive Compensation Base               Additional Compensation
                                                            Percentages

                     Up to     $250,000                        .25%
$  251,000           to        $500,000                        .50%
$  501,000           to        $750,000                        .75%
$  751,000           to      $1,000,000                       1.00%
$1,001,000           to      $1,250,000                       1.25%
$1,251,000           to      $1,500,000                       1.50%
$1,501,000           to      $1,750,000                       1.75%
$1,751,000           to      $2,000,000                       2.00%
$2,001,000           and                                      2.25%
                     over

           For example, if the Incentive Compensation Base is $2,000,000, the
additional compensation would be computed as follows:

Incentive Compensation     Additional Compensation      Incentive Compensation
Base                             Percentages
$250,000                             .25%                         $625
$250,000                             .50%                       $1,250
$250,000                             .75%                       $1,875
$250,000                            1.00%                       $2,500
$250,000                            1.25%                       $3,125
$250,000                            1.50%                       $3,750
$250,000                            1.75%                       $4,375
$250,000                            2.00%                       $5,000
--------                                                        ------
$2,000,000                                                     $22,500

<PAGE>

           Total Incentive Compensation in this example would be $22,500.

           2.03. DEDUCTIONS. The Company shall deduct from the compensation
described in Section 2.01 and Section 2.02 any Federal, state or local
withholding taxes, social security contributions and any other amounts which may
be required to be deducted or withheld by the Company pursuant to any Federal,
state or city laws, rules or regulations.

           2.04. DISABILITY ADJUSTMENTS. Any compensation otherwise payable to
the Employee pursuant to Section 2.01 during any Disability Period (as that term
is hereinafter defined) shall be reduced by any amounts payable to the Employee
for loss of earnings or the like under any insurance plan or policy the premiums
for which are paid for in their entirety by the company.

                                   ARTICLE III

                               BENEFITS; EXPENSES

           3.01 FRINGE BENEFITS. During the Term, the Employee shall be entitled
to participate, in amounts commensurate with the Employee's position hereunder,
in such group life, health, accident, disability or hospitalization insurance
plans, subject to underwriting requirements as the Company, or its parent, may
make available to its other executive employees.

           3.02. EXPENSES. Upon presentation of an itemized account thereof,
with such substantiation as the Company shall require, the Company shall pay or
reimburse the Employee for the reasonable and necessary expenses directly and
properly incurred by the Employee in connection with the performance of his
duties hereunder, subject to guidelines established by the Board of Directors of
the Company.

           3.03. VACATIONS. During the Term, the Employee shall be entitled to
paid holidays and paid vacations in accordance with the policy of the Company as
determined by the Board of Directors of the Company provided, however, that the
Employee shall be entitled to not less than four weeks paid vacation during each
year of the Term, to be taken at times convenient to the Employee and to the
Company.

           3.04. LOCATION. Notwithstanding anything which may be contained
herein to the contrary, the Employee's office shall be located in the
northeastern New Jersey area and the performance of his duties hereunder shall
not require his continued presence outside of such area if the Employee shall
object thereto.

           3.05 AUTOMOBILE. The Company shall provide Employee with an
automobile for the Employee to utilize related to his employment activities. The
automobile shall be of the make, model and type deemed appropriate by the
Company.

<PAGE>

                                   ARTICLE IV

                                   TERMINATION

           4.01. TERMINATION. The employment of the Employee, and the
obligations of the Employee and the Company hereunder, shall cease and terminate
(except as otherwise specifically provided in this Agreement) upon the first to
occur on the following dates (the "Termination Date") described in this Section
4.01:

           (a) The date of expiration by its terms of the Term;

           (b) The date of death of the Employee

           (c) The date on which the Company gives to Employee a notice of
               disability (a "Disability Notice"). The Company may give a
               Disability Notice if the Employee shall become unable, by reason
               of illness or incapacity, to perform the duties required of him
               pursuant to this Agreement, for a period of ( i ) ninety (90)
               consecutive days or (ii) for 180 (one hundred eighty) days in any
               365 day period, (the "Disability Period").

           (d) The date on which the Company by notice terminates Employee's
               employment for cause in accordance with Article VI.

                                   ARTICLE V.

                              RESTRICTIVE COVENANTS

           5.01. NON-DISCLOSURE. During and after Employee's employment, and
whether or not employment is terminated for cause, without cause or otherwise,
the Employee shall not disclose or furnish to any other person, firm or
corporation (the "Entity") except in the course of the performance of his duties
hereunder, the following:

           (a) any information relating to any process, technique or procedure
               used by by the Company, including, without limitation, computer
               programs and methods of evaluation and pricing and marketing
               techniques; or

           (b) any information relating to the operations or financial status of
               the Company, including, without limitation, all financial data
               and sources of financing, which is not specifically a matter of
               public record; or

           (c) any information of a confidential nature obtained as a result of
               his prior, present or future relationship with the Company, which
               is not specifically a matter of public record; or

           (d) any trade secrets of the Company; or

           (e) the name, address or other information relating to any customer
               or debtor of the Company.

           5.02. NON-COMPETITION. The Employee shall not, from the date hereof
and until six months following the termination of his employment with the
Company for whatever reason, whether with or without cause or otherwise (the
"Restriction Period"):

<PAGE>

           (a) in any manner, directly or indirectly, be interested in, employed
               by, make any loan, guaranty or other financial accommodation for,
               be engaged in or participate in the ownership, management,
               operation or control of, or act in any advisory, brokerage,
               finder or other capacity for any entity which, directly or
               indirectly, then competes with the Company anywhere within the
               Territory (as that term is hereinafter defined) provided,
               however, that the Employee may invest in any entity which may be
               deemed to be in competition with the Company hereunder, the
               Common Stock of which entity is "publicly held", provided that
               the Employee shall not own or control securities which constitute
               more than four percent of the voting rights or equity ownership
               of such entity. Without limiting the generality of the foregoing,
               the Employee or any entity shall be deemed to compete with the
               Company if at any time during the Restriction Period the Employee
               or such entity engages in any aspect of the business of
               distributing products or services for heating ventilation and air
               conditioning ("HVAC") contractors. The term "Products" includes
               without limitation heating and air conditioning equipment,
               controls, parts, and accessories. The term "Services" includes
               without limitation temperature control system design and panel
               fabrication, technical field support and technical training.

           (b) The Employee shall not during the Restriction Period:

                    (i) in any manner, directly or indirectly, attempt to seek
                    to cause any entity to refrain from dealing or doing
                    business with the Company or assist any entity in doing so
                    or attempting to do so;

                    (ii) employ or retain any person who was an employee or
                    consultant to the Company at any time during the preceding
                    two years; or

                    (iii) solicit the business of any person or entity who at
                    any time was a customer or active prospect of the Company

           5.03 DEFINITIONS. As used in this Article V only: (a) the term
"Company" shall include any parent, subsidiary or affiliate of, or successor to,
the Company and (b) the term "Territory" shall mean any state (including the
District of Columbia), territory or possession of the United States within which
the Company presently or hereafter does business.

           5.04 BREACH OF PROVISIONS. In the event that the Employee shall
breach any of the Provisions of this Article V, or in the event that any such
breach is threatened by the Employee, in addition to and without limiting or
waiving any other remedies available to the Company at law or in equity, the
Company shall be entitled to immediate injunctive relief in any court, domestic
or foreign, having the capacity to grant such relief, to restrain any such
breach or threatened breach to enforce the provisions of this Article V, without
posting bond or security. The Employee agrees and acknowledges that there is no
adequate remedy at law for any such breach or threatened breach and, in the
event that any action or proceeding is brought seeking injunctive relief, the
Employee shall not use a defense thereto that there is an adequate remedy at
law.

           5.05. REASONABLE RESTRICTIONS; COURT MAY REFORM. The parties
acknowledge that the foregoing restrictions, the duration and the territorial
scope thereof as set forth in this Article V, are under all of the circumstances
reasonable and necessary for the protection of the Company and its business. The
courts enforcing this Agreement shall be entitled to modify the duration and
scope of any restriction contained herein to the extent such restriction would
otherwise be unenforceable, and such restriction as modified shall be enforced.

<PAGE>

           5.06. Extension of Restricted Period. All time periods in this
Article shall be computed by excluding from such computation any time during
which Employee is in violation of any provision of this Agreement and any time
during which there is pending in any court of competent jurisdiction any action
(including any appeal from any final judgment) brought by any person, whether or
not a party to this Agreement, in which action the Company seeks to enforce the
agreements and covenants in this Agreement or in which any person contests the
validity of such agreements and covenants or their enforceability or seeks to
avoid their performance or enforcement.

                                   ARTICLE VI

                              TERMINATION FOR CAUSE

           6.01. TERMINATION BY THE COMPANY FOR CAUSE. At any time during the
term of this Agreement, the Company may discharge the Employee for cause and
terminate this Agreement without any further liability hereunder to the Employee
or his estate, except to pay any accrued, but unpaid, salary but not Incentive
Compensation to him. In the event of such termination, Employee agrees he shall
also be deemed to have resigned from the Company and its Parent, as a President
and Employee, effective as of the date of such termination. For purposes of this
Agreement, a "discharge for cause" shall mean termination of the Employee upon
written notification to the Employee limited, however, to one or more of the
following reasons:

                    (i)  Fraud, misappropriate or embezzlement by the Employee
                         in connection with the Company; or

                    (ii) Gross neglect of duties which has a detrimental effect
                         on the Company after notice to the Employee of the
                         particular details thereof and a period of thirty (30)
                         days to correct such mismanagement or neglect, if any;
                         or

                    (iii) Conviction or plea of "no contest" by a court of
                         competent jurisdiction in the United States of a felony
                         or a crime involving moral turpitude, including but not
                         limited to drug abuse, violence and sexual harassment,
                         or

                    (iv) Willful and unauthorized disclosure of confidential, or
                         proprietary trade secret information of the Company; or

                    (v)  The Employee's breach of any material term or provision
                         of this agreement, after notice to the Employee of the
                         particular details thereof and a period of not less
                         than thirty (30) days thereafter within which to cure
                         such breach, if any.

                                   ARTICLE VII

                                  MISCELLANEOUS

           7.01. ASSIGNMENT. This Agreement shall not be assigned by either
party, except that the Company shall have the right to assign its rights
hereunder to any parent, subsidiary and affiliate of, or successor to, the
Company.

<PAGE>

           7.02. BINDING EFFECT. This Agreement shall extend to and be binding
upon the Employee, his legal representatives, heirs and distributees, and upon
the Company, its successors and assigns.

           7.03. NOTICES. Any notice required or permitted to be given under
this Agreement to either party shall be sufficient if in writing and if sent by
registered or certified mail, return receipt requested, to the address of such
party hereinabove set forth or to such other address as such party may hereafter
designate by a notice given to the other party in the manner provided in this
Section 7.03.

           7.04 WAIVER. A waiver by a party hereto of a breach of any term,
covenant or condition of this Agreement by the other party hereto shall not
operate or be construed as waiver of any other or subsequent breach by such
party of the same or any other term, covenant or condition hereof.

           7.05. PRIOR AGREEMENTS. Any and all prior agreements between the
Company and the Employee, whether written or oral, between the parties, relating
to any and all matters covered by, and contained or otherwise dealt within this
Agreement are hereby canceled and terminated.

           7.06. ENTIRE AGREEMENT. This Agreement sets forth the entire
agreement between the parties with respect to the subject mater hereof and no
waiver, modification, change or amendment of any of its provisions shall be
valid unless in writing and signed by the party against whom such claimed
waiver, modification, change or amendment is sought to be enforced.

           7.07. AUTHORITY. The parties severally represent and warrant that
they have the power, authority and right to enter into this Agreement and to
carry out and perform the terms; covenants and conditions hereof.

           7.08. APPLICABLE LAW. This Agreement shall be governed by and
construed in accordance with the laws of the State of New York. The Federal and
state courts in Nassau County, New York shall have exclusive jurisdiction on all
matters relating to this Agreement. TRIAL BY JURY IS WAIVED.

           7.09. SEVERABILITY. In the event that any of the provisions of this
Agreement, or any portion thereof, shall be held to be invalid or unenforceable,
the validity and enforceability of the remaining provisions shall not be
affected or impaired, but shall remain in full force and effect.

           7.10. TITLES. The titles of the Articles and Sections of this
Agreement are inserted merely for convenience and ease of reference and shall
not affect or modify the meaning of any of the terms, covenant or conditions of
this Agreement.

           IN WITNESS WHEREOF, the parties hereto have executed this Agreement
as of the day and date first above written.

                                            UNIVERSAL SUPPLY GROUP, INC.

                                            By____________________________
                                              William Pagano, President

                                            By____________________________
                                                 William Salek, Employee

<PAGE><PAGE>

                                                                    EXHIBIT 10.1

                            FOURTH AMENDMENT TO LEASE

THIS FOURTH AMENDMENT TO LEASE (the "Amendment") is made and entered into as of
the 18th day of January, 2005, by and between Marina Business Center, LLC, a
California limited liability company ("Landlord"), and CancerVax Corporation, a
Delaware corporation ("Tenant").

                                    RECITALS

      A.    Landlord (as successor in interest to Spieker Properties, LP, a
            California limited partnership) and Tenant are parties to that
            certain lease dated July 22, 1999, which lease has been previously
            amended by First Amendment to Lease dated October 1, 2001, by Second
            Amendment to Lease dated September 4, 2002, and the Third Amendment
            to Lease dated November 14, 2003 (collectively, the "Lease").
            Pursuant to the Lease, Landlord has leased to Tenant space
            containing approximately 50,750 rentable square feet (the
            "Premises") described as Suite Nos. 100, 150 and the Mezzanine
            commonly known as Marina Business Center, 4503 Glencoe Avenue,
            Marina Del Rey, California 90292 (the "Building").

      B.    Tenant has submitted to Landlord written plans for making certain
            tenant improvements to the Premises (the "Tenant Improvements")
            known as the Manufacturing Facility Remodel, dated October 29, 2004
            (the "Plans"). Details of the Plans are incorporated herein by
            reference.

      C.    Tenant has further requested that Landlord approve the Plans and
            Landlord has agreed to approve the same on the following terms and
            conditions.

            NOW, THEREFORE, in consideration of the mutual covenants and
            agreements contained herein and other good and valuable
            consideration, the receipt and sufficiency of which are hereby
            acknowledged, Landlord and Tenant agree as follows:

      I.    Plans and Specifications.

            A.    Tenant shall be responsible for ensuring that the Plans are
                  compatible with the design, construction and equipment of the
                  Building, comply with applicable Regulations and Standards
                  (defined below), people loads, floor loads, power and
                  plumbing, regular and HVAC needs, telephone communications,
                  telephone and electrical outlets, lighting, light fixtures and
                  related power, and electrical and telephone switches, B.T.U.
                  calculations, electrical requirements and special receptacle
                  requirements. The Plans shall also include mechanical,
                  electrical, plumbing, structural and engineering drawings
                  mutually satisfactory to Landlord and Tenant. Notwithstanding
                  Landlord's review and approval of the Plans and any revisions
                  thereto, Landlord shall have no responsibility or liability

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<PAGE>

                  whatsoever for any errors or omissions contained in the Plans
                  or any revisions thereto, or to verify dimensions or
                  conditions, or for the quality, design or compliance with
                  applicable Regulations of any improvements described therein
                  or constructed in accordance therewith. Tenant hereby waives
                  all claims against Landlord relating to, or arising out of the
                  design or construction of, the Tenant Improvements.

            B.    The plans for the new emergency generator are not approved
                  (note 3 page A1.01 of the Plans). Such Plans are hereby
                  approved, provided that, the generator surround is constructed
                  of the same materials and construction used on the Tenant's
                  existing generator facility with the access as shown on the
                  Plans moved 90 degrees to the back of the enclosure from the
                  side.

      II.   Tenant Improvement Cost.

      The cost of the Tenant Improvements shall be paid for by Tenant,
      including, without limitation, the cost of: Plans and studies;
      architectural and engineering fees; consulting fees in connection with
      obtaining U.S. Food and Drug Administration approval for the operation of
      the Permitted Use from the Premises; permits, approvals and other
      governmental fees; labor, material, equipment and supplies; construction
      fees and other amounts payable to contractors or subcontractors; taxes;
      off-site improvements; remediation and preparation of the Premises for
      construction of the Tenant Improvements; filing and recording fees;
      premiums for insurance and bonds; code compliance and related expenses
      triggered as a result of the construction of the Tenant Improvements;
      attorney's fees; financing costs; and all other costs expended or to be
      expended in the construction of the Tenant Improvements.

      III.  Construction of Tenant Improvements.

            A.    Tenant shall be responsible for obtaining all governmental
                  approvals to the full extent necessary for the construction
                  and installation of the Tenant Improvements and for Tenant's
                  occupancy of the Premises, in compliance with all applicable
                  Regulations. Tenant shall employ Lusardi Construction, or
                  another Contractor that is reasonably acceptable to Landlord,
                  to construct the Tenant Improvements in conformance with the
                  approved Plans. The contractor shall be duly licensed.

            B.    Without limiting the provisions of Paragraph 3.5 of the Lease,
                  Landlord shall not be liable for any direct or indirect
                  damages suffered by Tenant as a result of delays in
                  construction beyond Landlord's reasonable control, including,
                  but not limited to, delays due to strikes or unavailability of
                  materials or labor, or delays caused by Tenant (including
                  delays by the Space Planner, the contractor or anyone else
                  performing services on behalf of Landlord or Tenant).

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<PAGE>

            C.    All Tenant Improvement work to be performed on the Premises by
                  Tenant or Tenant's contractor or agents shall be subject to
                  the following conditions:

                  i.    All work shall be done in conformity with a valid
                        building permit when required, a copy of which shall be
                        furnished to Landlord before such work is commenced, and
                        in any case, all such work shall be performed in a good
                        workmanlike manner, and in accordance with all
                        applicable Regulations and the requirements and
                        standards of any insurance underwriting board,
                        inspection bureau or insurance carrier insuring the
                        Premises pursuant to the Lease. Notwithstanding any
                        failure by Landlord to object to any such work, Landlord
                        shall have no responsibility for Tenant's failure to
                        comply with all applicable Regulations. Tenant shall be
                        responsible for ensuring that construction and
                        installation of the Tenant Improvements will not
                        materially affect the structural integrity of the
                        Building.

                  ii.   At reasonable times and upon reasonable notice, Landlord
                        or Landlord's agents shall have the right to inspect the
                        construction of the Tenant Improvements by Tenant during
                        the progress thereof. If Landlord shall give notice of
                        faulty construction or any other material deviation from
                        the approved Plans, Tenant shall inform the contractor
                        of such deviation and shall require the contractor to
                        make corrections promptly. However, neither the
                        privilege herein granted to Landlord to make such
                        inspections, nor the making of such inspections by
                        Landlord, shall operate as a waiver of any right of
                        Landlord to require good and workmanlike construction
                        and improvements erected in accordance with the approved
                        Plans.

                  iii.  Unless otherwise agreed in writing by Landlord and
                        Tenant, Tenant's construction of the Tenant Improvements
                        shall comply with the following: (a) the Tenant
                        Improvements shall be constructed in substantial
                        accordance with the approved Plans, as may be amended
                        from time to time; and (b) Tenant shall abide by all
                        reasonable rules made by Landlord with respect to the
                        use of freight, loading dock, and service elevators,
                        storage of materials, coordination of work with the
                        contractors of other tenants, and any other matter in
                        connection with this Amendment, including, without
                        limitation, the construction of the Tenant Improvements.

                  iv.   Tenant shall promptly reimburse Landlord upon demand for
                        any reasonable expense actually incurred by the Landlord
                        by reason of faulty work done by Tenant or its
                        contractors or by reason of any delays caused by such
                        work, or by reason of inadequate clean-up.

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<PAGE>

            D.    Notwithstanding Section 12 of the Lease, Landlord may at
                  Landlord's option and upon written notice to Tenant no later
                  than 30 days after receipt of the Improvement Removal
                  Notification Letter, require that Tenant, at tenant's expense,
                  remove any and all Tenant Improvements made by Tenant as
                  specified by Landlord (specifically excluding any Tenant
                  Improvements that are not part of the Plans referenced in this
                  Amendment) and restore the Premises by the expiration or
                  earlier termination of this lease to the condition existing
                  prior to the construction of such Alterations. No sooner than
                  the 180th day prior to termination of the lease or any
                  extension thereof, Tenant shall send a written Notification
                  ("Improvement Removal Notification Letter") to Landlord asking
                  the specific Tenant Improvements which will be required to be
                  removed and restored.

      IV    Insurance Requirements.

            A.    All of Tenant's contractors shall carry worker's compensation
                  insurance covering all of their respective employees, and
                  shall also carry public liability insurance, including
                  property damage, all with limits, in form and with companies
                  as are required to be carried by Tenant as set forth in
                  Paragraph 8 of the Lease.

            B.    Tenant shall carry "Builder's All Risk" insurance in an amount
                  approved by Landlord covering the construction of the Tenant
                  Improvements, and such other insurance as Landlord may
                  require, it being understood and agreed that the Tenant
                  Improvements shall be insured by Tenant pursuant to Paragraph
                  8 of the Lease immediately upon completion thereof. Such
                  insurance shall be in amounts and shall include such extended
                  coverage endorsements as may be reasonably required by
                  Landlord including, but not limited to, the requirement that
                  all of Tenant's contractors shall carry excess liability and
                  Products and Completed Operation coverage insurance, each in
                  amounts not less than $500,000 per incident, $1,000,000 in
                  aggregate, and in form and with companies as are required to
                  be carried by Tenant as set forth in Paragraph 8 of the Lease.

            C.    Certificates for all insurance carried pursuant to this
                  Amendment must comply with the requirements of Paragraph 8 of
                  the Lease and shall be delivered to Landlord before the
                  commencement of construction of the Tenant Improvements and
                  before the contractor's equipment is moved onto the site. In
                  the event the Tenant Improvements are damaged by any cause
                  during the course of the construction thereof, Tenant shall
                  immediately repair the same at Tenant's sole cost and expense.
                  Tenant's contractors shall

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<PAGE>

                  maintain the foregoing insurance coverage in force until the
                  Tenant Improvements are fully completed and accepted by
                  Landlord. All policies carried under this Paragraph IV shall
                  insure Landlord and Tenant, as their interests may appear, as
                  well as the contractors. All insurance maintained by Tenant's
                  contractors shall preclude subrogation claims by the insurer
                  against anyone insured thereunder. Such insurance shall
                  provide that it is primary insurance as respects the owner and
                  that any other insurance maintained by owner is excess and
                  noncontributing with the insurance required hereunder. If the
                  Tenant Improvements are not completed by December 31, 2005,
                  and if, at that time, Landlord has a reasonable basis for
                  concern regarding Tenant's ability to pay for the cost of the
                  Tenant Improvements or Tenant's actual payment of said costs,
                  Landlord may require Tenant to obtain a lien and completion
                  bond or some alternate form of security satisfactory to
                  Landlord in an amount sufficient to ensure the lien-free
                  completion of the Tenant Improvements and naming Landlord as a
                  co-obligee.

      V.    Completion of Construction.

            A.    Within thirty (30) days after completion of construction of
                  the Tenant Improvements, Tenant shall cause a Notice of
                  Completion to be recorded in the office of the Recorder of the
                  county in which the Building is located in accordance with
                  Section 3093 of the Civil Code of the State of California or
                  any successor statute, and shall furnish a copy thereof to
                  Landlord upon such recordation. If Tenant fails to do so,
                  Landlord may execute and file the same on behalf of Tenant as
                  Tenant's agent for such purpose, at Tenant' sole cost and
                  expense. At the conclusion of construction, (i) Tenant shall
                  cause the contractor (a) to update the approved working
                  drawings as necessary to reflect all changes made to the
                  approved working drawings during the course of construction,
                  (b) to certify to the best of their knowledge that the
                  "record-set" of as-built drawings are true and correct, which
                  certification shall survive the expiration or termination of
                  the Lease, (c) to deliver to Landlord two (2) sets of copies
                  of such record set drawings within ninety (90) days following
                  issuance of a certificate of occupancy for the Premises,
                  together with any and all electronic CAD drawings, and (d) to
                  deliver to Landlord a copy of all warranties, guarantees, and
                  operating manuals relating to all non-removable fixtures
                  included as part of the Tenant Improvements.

            B.    A default under this Amendment shall constitute a default
                  under the Lease, and the parties shall be entitled to all
                  rights and remedies under the Lease in the event of a default
                  hereunder by the other party.

                                       5
<PAGE>

            C.    Without limiting the "as-is" provisions of the Lease, Tenant
                  hereby affirms and accepts the Premises, including, without
                  limitation, the concrete slab, the utility installations and
                  any and all other Building systems, in their "as-is" condition
                  and configuration and acknowledges that it has had an
                  opportunity to inspect the Premises prior to signing this
                  Amendment.

      VI.   Indemnification of Landlord.

            A.    Landlord shall not be obligated to incur any costs in
                  connection with the construction of the Tenant Improvements.
                  Tenant's indemnity of Landlord, as set forth in Article 8 of
                  the Lease, shall also apply with respect to any and all costs,
                  losses, damages, injuries and liabilities related in any way
                  to any act or omission of Tenant or Tenant's employees,
                  agents, customers, visitors, invitees, licensees, contractors,
                  assignees and subtenants ("Tenant's Agents") or anyone
                  directly or indirectly employed by any of them, or in
                  connection with Tenant's non-payment of any amount arising out
                  of the Tenant Improvements, and/or Landlord's disapproval of
                  all or any portion of any request for payment by any of
                  Tenant's Agents or anyone directly or indirectly employed by
                  any of them with respect to the construction of the Tenant
                  Improvements. Such indemnity by Tenant, as set forth in the
                  Lease, shall also apply with respect to any and all costs,
                  losses, damages, injuries and liabilities related in any way
                  to Landlord's performance of any ministerial acts reasonably
                  necessary (i) to permit Tenant to complete the Tenant
                  Improvements, and (ii) to enable Tenant to obtain any building
                  permit or certificate of occupancy for the Premises.

            B.    Neither Landlord nor any of Landlord's agents or consultants
                  shall be responsible for obtaining any building permit or
                  certificate of occupancy for the Premises and the obtaining of
                  the same shall be the sole responsibility of the Tenant.

      VII   Miscellaneous.

            A.    This Amendment sets forth the entire agreement between the
                  parties with respect to the matters set forth herein. There
                  have been no additional oral or written representations or
                  agreements. Under no circumstances shall Tenant be entitled to
                  any Rent abatement, improvement allowance, leasehold
                  improvements, or other work to the Premises, or any similar
                  economic incentives that may have been provided Tenant in
                  connection with entering into the Lease.

            B.    Except as herein modified or amended, the provisions,
                  conditions and terms of the Lease shall remain unchanged and
                  in full force and effect.

                                       6
<PAGE>

            C.    In the case of any inconsistency between the provisions of the
                  Lease and this Amendment, the provisions of this Amendment
                  shall govern and control.

            D.    Submission of this Amendment by Landlord is not an offer to
                  enter into this Amendment but rather is a solicitation for
                  such an offer by Tenant. Landlord shall not be bound by this
                  Amendment until Landlord has executed and delivered the same
                  to Tenant.

            E.    The capitalized terms used in this Amendment shall have the
                  same definitions as set forth in the Lease to the extent that
                  such capitalized terms are defined therein and not redefined
                  in this Amendment.

            F.    Tenant hereby represents to Landlord that Tenant has dealt
                  with no broker in connection with this Amendment. Tenant
                  agrees to indemnify and hold Landlord, its trustees, members,
                  principals, beneficiaries, partners, officers, directors,
                  employees, mortgagee(s) and agents, and the respective
                  principals and members of any such agents (collectively, the
                  "Landlord Related Parties") harmless from all claims of any
                  brokers claiming to have represented Tenant in connection with
                  this Amendment. Landlord hereby represents to Tenant that
                  Landlord has dealt with no broker in connection with this
                  Amendment. Landlord agrees to indemnify and hold Tenant, its
                  trustees, members, principals, beneficiaries, partners,
                  officers, directors, employees, and agents, and the respective
                  principals and members of any such agents (collectively, the
                  "Tenant Related Parties") harmless from all claims of any
                  brokers claiming to have represented Landlord in connection
                  with this Amendment.

            G.    Each signatory of this Amendment represents hereby that he or
                  she has the authority to execute and deliver the same on
                  behalf of the party hereto for which such signatory is acting.

                           [SIGNATURE PAGE TO FOLLOW]

                                       7
<PAGE>

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

LANDLORD:

MARINA BUSINESS CENTER, LLC,
a California limited liability company

By: /s/ W. Scott Dobbins
    --------------------

Print Name: W. Scott Dobbins

Title: Its Authorized Agent

TENANT:

CANCERVAX CORPORATION,
a Delaware corporation

By: /s/ David F. Hale
    -----------------

Print Name: David F. Hale

Title: President and CEO

                                       8

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