Document:

Exhibit 10.25

                               GUARANTEE AGREEMENT

                                     BETWEEN

                   THE PRUDENTIAL INSURANCE COMPANY OF AMERICA

                                  ("GUARANTOR")

                                       AND

                           GIBRALTAR CASUALTY COMPANY

                                 ("BENEFICIARY")

                         DATED AS OF SEPTEMBER 19, 2000

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                                TABLE OF CONTENTS

                                                                            Page

Section 1.  Definitions........................................................1

Section 2.  Guaranty...........................................................2
        2.1 Guaranteed Obligations.............................................2
        2.2 Nature of Obligations..............................................2

Section 3. Character of Obligations............................................3
        3.1 Obligations Not Affected...........................................3
        3.2 Waiver by Guarantor................................................3
        3.3 Reinstatement......................................................3

Section 4. Rights of Third Parties.............................................4

Section 5.  Representations and Warranties.....................................4
        5.1 Due Incorporation, etc.............................................4
        5.2 Due Authorization..................................................4
        5.3 Consents; No Conflicts.............................................4
        5.4 Access to Information..............................................5
        5.5 Solvency...........................................................5

Section 6. Miscellaneous.......................................................5
        6.1 Expenses...........................................................5
        6.2 Amendment..........................................................5
        6.3 Notices............................................................5
        6.4 Waivers............................................................5
        6.5 Counterparts.......................................................6
        6.6 Successors and Assigns.............................................6
        6.7 Further Assurances.................................................6
        6.8 Severability.......................................................6
        6.9 Entire Understanding...............................................6
        6.10 Applicable Law....................................................6
        6.11 Headings..........................................................6
        6.12 Term..............................................................6

<PAGE>
                               GUARANTEE AGREEMENT
                               -------------------

         This GUARANTEE AGREEMENT is made as of the ____ day of ______, 2000, by
and between THE  PRUDENTIAL  INSURANCE  COMPANY OF AMERICA,  a New Jersey mutual
insurance company  ("Guarantor"),  and GIBRALTAR  CASUALTY  COMPANY,  a Delaware
corporation (together with its successors and assigns, "Beneficiary").

                              W I T N E S S E T H:

         WHEREAS,  Guarantor and Everest Reinsurance Holdings,  Inc., a Delaware
corporation  ("Everest"),  are parties to that certain Stock Purchase Agreement,
dated as of February 24, 2000, as amended by Amendment  No. 1 thereto,  dated as
of July,  2000,  pertaining  to the sale by  Guarantor  of all of the issued and
outstanding  shares of  capital  stock of  Beneficiary  to Everest  (the  "Stock
Purchase Agreement");

         WHEREAS,  it is a condition  to the  consummation  of the  transactions
contemplated  by the Stock Purchase  Agreement that  Beneficiary  and Prudential
Property and Casualty Insurance Company,  an Indiana corporation and an indirect
subsidiary  of  Guarantor  ("Prupac"),  enter  into,  as of the date  hereof,  a
proportional excess of loss reinsurance  agreement and a quota share reinsurance
agreement (collectively, the "Prupac Reinsurance Agreements"); and

         WHEREAS,  it  is  a  further  condition  to  the  consummation  of  the
transactions  contemplated by the Stock Purchase  Agreement that Guarantor enter
into this Agreement.

         NOW  THEREFORE,  in  consideration  of the foregoing and other good and
valuable  consideration,   the  receipt  and  sufficiency  of  which  is  hereby
acknowledged, Guarantor and Beneficiary hereby agree as follows:

Section 1.  DEFINITIONS

         When  used  herein,  the  following  terms  shall  have  the  following
meanings:

         "Guaranteed Agreements" means the Prupac Reinsurance Agreements (as any
of them may be amended from time to time).

         "Obligor" means Prupac and its successors and assigns.

         Capitalized  terms used but not defined  herein shall have the meanings
given to such terms in the Stock Purchase Agreement.

<PAGE>
Section 2.  GUARANTY

         2.1  GUARANTEED  OBLIGATIONS.  (a)  Guarantor  hereby  irrevocably  and
unconditionally  guarantees  to  Beneficiary  the prompt  payment of all amounts
payable as and when the same shall become due and payable at any time by Obligor
under,  and the full and  prompt  performance  by the  Obligor of each and every
agreement, covenant, indemnity and obligation of Obligor under and in accordance
with the terms of, the  Guaranteed  Agreements,  in each case  however  created,
arising or evidenced, whether direct or indirect, primary or secondary, absolute
or contingent, joint or several, and whether now or hereafter existing or due or
to become due.

         (b) Guarantor hereby agrees that if for any reason (including,  without
limitation, the liquidation, dissolution,  receivership, insolvency, bankruptcy,
assignment  for  the  benefit  of  creditors,  reorganization,   composition  or
readjustment of, or other similar proceedings  affecting the status,  existence,
assets or obligations of, Obligor)  Obligor shall fail fully and promptly to pay
any amount  payable at any time under any of the  Guaranteed  Agreements  as and
when the same shall become due and payable,  or if Obligor shall fail to perform
and discharge any agreement,  covenant, indemnity or obligation of Obligor under
any of the  Guaranteed  Agreements,  then Guarantor (i) in the event of any such
failure  to make  payment  of any  amount,  shall  promptly  pay such  amount to
Beneficiary  and (ii) in the event of any failure to perform and  discharge  any
such agreement, covenant, indemnity or obligation, shall promptly cause the same
to be performed and discharged.

         (c)  The  amounts  payable  by  (including,   without  limitation,  any
penalties or default amounts),  and the agreements,  covenants,  indemnities and
obligations  of,  Obligor  hereby   guaranteed  are   hereinafter   referred  to
collectively as the "Guaranteed  Obligations"  and individually as a "Guaranteed
Obligation."

2.2 NATURE OF OBLIGATIONS. This Agreement shall constitute a guaranty of payment
when  due and of  performance  when  due and not of  collection,  and  Guarantor
specifically agrees that it shall not be necessary, and that Guarantor shall not
be entitled to require,  before or as a condition of enforcing  the liability of
Guarantor  under this  Agreement  or  requiring  payment or  performance  of the
Guaranteed Obligations by Guarantor hereunder,  or at any time thereafter,  that
any  Person:  (a) file  suit or  proceed  to obtain  judgment  or assert a claim
against  Obligor  or any  other  Person  that may be liable  for any  Guaranteed
Obligation;  (b) make any other effort to obtain  payment or  performance of any
Guaranteed  Obligation  from  Obligor or any other Person that may be liable for
such Guaranteed  Obligation;  (c) foreclose  against or seek to realize upon any
security now or hereafter existing for any Guaranteed  Obligation;  (d) exercise
or assert any other  right or remedy to which such  Person is or may be entitled
in connection  with any Guaranteed  Obligation or any security or other guaranty
therefor;  or (e) assert or file any claim  against the assets of Obligor or any
other Person liable for any Guaranteed Obligation.

                                       2
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Section 3.  CHARACTER OF OBLIGATIONS

         3.1 OBLIGATIONS NOT AFFECTED.  The obligations of Guarantor pursuant to
Section 2.1 shall be continuing  and  irrevocable,  absolute and  unconditional,
primary and  original,  immediate  and not  contingent  and shall remain in full
force and effect without  regard to and shall not be released,  discharged or in
any way affected by any  circumstance or condition  (other than the defense that
the Guaranteed  Obligations  are not due and payable or required to be performed
and  discharged or the defense of payment or performance by Obligor or any other
Person that may be liable for any  Guaranteed  Obligation).  Should any money or
performance  due or  owing  under  this  Agreement  not be  recoverable  from or
performed by Guarantor due to any reason,  then, in any such case, such money or
performance shall  nevertheless be recoverable from or performed by Guarantor as
though Guarantor were the principal  obligor in respect thereof and not merely a
guarantor and shall be paid or performed by Guarantor forthwith.

         3.2 WAIVER BY GUARANTOR.  Except as herein otherwise expressly provided
or  as  may  be  required  by  applicable  law,  Guarantor  hereby expressly and
irrevocably waives  diligence,  demand for  payment,  filing of claims  with any
court,  any  proceeding  to  enforce  any  provision  of  any  of the Guaranteed
Agreements,  notice of acceptance of this  Agreement,  notice of the creation of
any  liabilities  of  Obligor  or  any other Person, notice of nonpayment of any
Guaranteed Obligation, any right to require a proceeding  first  against Obligor
or any other Person,  whether  to marshall any assets or to exhaust any security
for  the  performance  of  the  obligations  of Obligor or any  other  Person or
otherwise,  any diligence in collection or protection of or realization upon any
Guaranteed Obligation, any obligation  hereunder or any collateral  security for
any  of  the foregoing,  any right of  protest,  presentment,  notice or  demand
whatsoever, all claims of waiver, release,  surrender, alteration or compromise,
and all defenses (other than the  defense  that the  Guaranteed  Obligations are
not due  and  payable or  required  to  be  performed  and  discharged  and  the
defense  of  payment  or  performance by Obligor or any other Person that may be
liable for any Guaranteed  Obligation),  set-offs,  counterclaims,  recoupments,
reductions, limitations, impairments or terminations,  whether arising hereunder
or otherwise.  Guarantor  agrees  that  no payment made by it or for its account
pursuant to this Agreement  shall  entitle it, by subrogation,  indemnification,
exoneration,  contribution, reimbursement or otherwise to any payment by Obligor
or any other Person or from  or  out of any  property  of  Obligor  or any other
Person  unless and until all  Guaranteed  Obligations are fully and finally paid
and performed,  and Guarantor  hereby  expressly  waives,  to the fullest extent
possible, and shall not exercise, rights or remedies it has or may in the future
have with  respect to any of the  foregoing  unless  and  until  all  Guaranteed
Obligations are fully and finally paid and performed.

         3.3  REINSTATEMENT.  Guarantor  agrees  that  this  Agreement  shall be
automatically  reinstated  if  and to the extent that for any reason any payment
or performance by or on behalf of Obligor,  or  any  other  Person that may have
paid a Guaranteed  Obligation,  is  rescinded  or rendered incomplete or must be
otherwise restored by the  Beneficiary, whether as a result  of any  proceedings
in bankruptcy or reorganization or otherwise.

                                       3
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Section 4.  RIGHTS OF THIRD PARTIES

         This Agreement is made for the benefit of, and shall be enforceable by,
Beneficiary  and its  successors  and  assigns  to the  extent  of its  interest
hereunder.  This  Agreement  shall not be  construed  to create any right in any
Person other than Beneficiary and its successors and assigns or to be a contract
in whole or in part for the benefit of any Person other than Beneficiary and its
successors and assigns.

Section 5.  REPRESENTATIONS AND WARRANTIES

         Guarantor hereby represents and warrants to Beneficiary as set forth in
this Section 5.

         5.1 DUE INCORPORATION, ETC.  Guarantor  is  a  mutual insurance company
domiciled, validly  existing and in good standing under the laws of the State of
New Jersey and has all requisite  corporate  power and  authority to own,  lease
and operate its  properties  and to carry on its business as they are now owned,
leased and operated.  Guarantor  is licensed or qualified to do business  and is
in good standing as a foreign entity in each  jurisdiction  where (a) the nature
of the properties owned,  leased or operated by it or the businesses  transacted
by  it  require  such  licensing or  qualification  and (b) the failure to be so
licensed,  qualified  or in good standing  would  adversely  affect  Guarantor's
ability to perform its obligations hereunder or would materially  and  adversely
affect Guarantor.

         5.2 DUE AUTHORIZATION.  Guarantor has all requisite corporate power and
authority  to execute and deliver this Agreement and to perform its  obligations
hereunder and to consummate the transactions contemplated hereby. The execution,
delivery  and performance by Guarantor of this Agreement and the consummation by
Guarantor  of  the  transactions  contemplated hereby have been duly and validly
authorized  by  all  necessary  corporate  proceedings  and  no  other corporate
proceedings on the part of Guarantor are necessary  to authorize the  execution,
delivery and performance by Guarantor of  this  Agreement  or  the  consummation
of  the  transactions  contemplated  hereby.  This  Agreement  has been duly and
validly executed and delivered by Guarantor and  constitutes a legal,  valid and
binding  obligation of Guarantor,  enforceable  against  Guarantor in accordance
with  its  terms,  except  as such  enforceability may be limited by bankruptcy,
insolvency,  moratorium  or similar laws affecting  creditors'  rights generally
and except as rights to specific  enforcement  may be limited by the application
of  equitable  principles  (whether  such  equitable principles are applied in a
proceeding at law or in equity).

         5.3 CONSENTS;  NO  CONFLICTS.   No  consent,  authorization,  order  or
approval  of,  or filing  or  registration  with,  any  governmental  authority,
board  or other regulatory  authority  is  required  for or in  connection  with
the  execution,  delivery and performance by Guarantor of this Agreement and the
consummation of  the  transactions  contemplated  hereby,  except those  already
duly obtained or made.  The  execution, delivery and performance by Guarantor of
this   Agreement  and  the  consummation   by   Guarantor  of  the  transactions
contemplated hereby do not and will not, with or without the giving of notice or
the passage  of  time,  or  both, (a) violate  any  provision  of the  Governing
Instruments  of  Guarantor, (b) violate,  result in a breach of or  constitute a

                                       4
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default  under  or  give  rise  to a right of termination or cancellation of, or
accelerate the performance  required  by  any  terms of, as the case may be, any
contract,  lease,  license,  mortgage,  note,  permit  or  instrument  to  which
Guarantor is a party or by which any of its assets are bound,  (c)  violate  any
law,  regulation,  judgment,  order,  writ,  injunction  or decree of any court,
governmental  body  (domestic  or  foreign)  or  administrative  agency  of  any
jurisdiction applicable to Guarantor or (d) require  the  consent or approval of
any  third parties; other than, in the case of (b)  and  (d),  such  violations,
breaches,  defaults,  terminations,  cancellations and accelerations which would
not, in the aggregate,  reasonably be expected to have a Material Adverse Effect
on Guarantor.

         5.4  ACCESS  TO  INFORMATION.  Guarantor  now  has  and  will  continue
to  have  independent  means  of  obtaining  such  information   concerning  the
affairs, financial condition  and  business of Obligor as  Guarantor  desires to
obtain.  Except  as  set forth in the Stock Purchase Agreement,  no party hereto
shall have any duty or  responsibility  to  provide  Guarantor  with any  credit
or other information  concerning the affairs, financial condition or business of
Obligor  or  other  Persons  that  may  come into its possession.  Guarantor has
executed  this  Agreement  based solely on its own  knowledge and  investigation
of Obligor and other Persons and their financial condition.

         5.5  SOLVENCY.  The  execution, delivery and  performance  by Guarantor
of this Agreement will not render Guarantor insolvent, nor is it being  made  in
contemplation of Guarantor's  insolvency.  Guarantor does not have  unreasonably
small capital with which to carry on its business.

Section 6.  MISCELLANEOUS.

         6.1 EXPENSES.  Guarantor shall pay to or reimburse Beneficiary for, and
agrees to indemnify and hold harmless  Beneficiary  from and against,  all costs
and expenses,  including,  without  limitation,  reasonable  attorneys' fees and
disbursements,  incurred  by  Beneficiary  in  connection  with  enforcing  this
Agreement  or any of its  rights  hereunder.  In  the  event  of any  litigation
involving  Guarantor and Beneficiary in connection with this Agreement,  a court
of  applicable  jurisdiction  may award  reimbursement  of  attorneys'  fees and
disbursements   to  either   Guarantor  or   Beneficiary  as  such  court  deems
appropriate.

         6.2 AMENDMENT.  This Agreement may be amended, modified or supplemented
but only in writing signed by Guarantor and Beneficiary.

         6.3 NOTICES.  Any notice, request, instruction  or other document to be
given hereunder by a party hereto or a Beneficiary shall be in writing and shall
be deemed to have been given (a) when  received if given in person or by courier
or  a  courier  service,  (b) on  the  date  of  transmission  if sent by telex,
facsimile  or  other  wire  transmission  (receipt  confirmed) or  (c) three (3)
business  days  after  being  deposited  in  the mail,  certified or registered,
postage prepaid.  Notice  shall  be  given  as  set  forth in the Stock Purchase
Agreement.

         6.4  WAIVERS.  The failure of a party hereto or any  Beneficiary at any
time or times to require performance of any provision  hereof shall in no manner
affect its right at a later time to enforce the same. No delay in exercising any

                                       5
<PAGE>
right  shall  operate  as  a  waiver  or impair such right. No single or partial
exercise of  any right shall preclude any other or further  exercise  thereof or
the exercise of any other right.  No waiver by a party hereto or any Beneficiary
of  any  condition  or of any breach of any term,  covenant,  representation  or
warranty  contained  in  this  Agreement  shall  be effective unless in writing,
and no waiver in any one or more  instances shall be deemed to be a  further  or
continuing waiver of any such condition or breach in other instances or a waiver
of any other condition or breach  of any  other  term,  covenant, representation
or warranty.

         6.5 COUNTERPARTS.  This Agreement may be executed in counterparts, each
of which shall be deemed an original, but all of which together shall constitute
one and the same instrument.

         6.6  SUCCESSORS  AND  ASSIGNS.  This  Agreement  shall be binding  upon
Guarantor  and its  successors  and  permitted  assigns  and shall  inure to the
benefit of, and may be enforced by,  Beneficiary and its successors and assigns;
provided,  that no assignment of any of the rights or  obligations  of Guarantor
under  this  Agreement  shall be made by  Guarantor  without  the prior  written
consent of Beneficiary.

         6.7 FURTHER ASSURANCES.  Guarantor will, at  Guarantor's  expense,  do,
execute,  acknowledge  and  deliver  all  and every such  further  acts,  deeds,
agreements,  instruments  and  assurances  as  may  be  reasonably  necessary or
appropriate  in  order  to  protect the right, title and interest of Beneficiary
hereunder.

         6.8 SEVERABILITY.  If any  provision  of this  Agreement  shall be held
invalid,  illegal or unenforceable,  the validity, legality or enforceability of
the other provisions  hereof  shall not be  affected  thereby,  and there  shall
be deemed  substituted for the provision at issue a valid, legal and enforceable
provision as similar as possible to the provision at issue.

         6.9 ENTIRE UNDERSTANDING.  This  Agreement,  together  with  the  Stock
Purchase Agreement and the Guaranteed Agreements, set forth the entire agreement
and  understanding  of  the  parties  hereto with respect to the subject  matter
hereof   and  supersede  any  and   all  prior   agreements,  arrangements   and
understandings among the parties relating to the subject matter hereof.

         6.10 APPLICABLE LAW.  This Agreement shall be governed by and construed
and enforced in accordance with the internal laws  of  the  State  of  New  York
without giving effect to the principles of conflicts of law thereof.

         6.11  HEADINGS.  The headings of Sections  have  been  included  herein
for  convenience  only and shall not constitute a part of this Agreement for any
other purpose.  References  in this Agreement  to  Sections  are to  Sections of
this Agreement unless otherwise indicated.

         6.12 TERM.  Subject  to reinstatement as set forth in Section 3.3, this
Agreement  shall  be in effect  until  payment  and  performance  in full of all
Guaranteed Obligations.
                                      * * *

                                       6
<PAGE>
IN WITNESS  WHEREOF,  the parties  have signed this  Agreement on the date first
written above.

                            THE PRUDENTIAL COMPANY OF
                            AMERICA

                            By: /S/ DOREEN FAGA
                            Name:  Doreen Faga
                            Title: Vice President

                            GIBRALTAR CASUALTY COMPANY

                            By: /S/ DOREEN FAGA
                            Name:  Doreen Faga
                            Title: President

                                       7Exhibit 10.26

                          STANDARD FORM OF OFFICE LEASE

1.  SUMMARY OF BASIC LEASE PROVISIONS, DEFINITIONS, AND TABLE OF CONTENTS  BASIC
    DEFINITIONS

    1.1  The  following  are  the  basic  definitions  and  provisions  of  this
Lease  and are  subject  to all the terms and  provisions  of this  Lease or any
amendments or exhibits hereto:

(a) DATE OF LEASE:         December 26, 2000

    LANDLORD:              OTR, an Ohio general partnership,
    LANDLORD'S             c/o PW/MS Management Co., Inc.
    ADDRESS:               Gale & Wentworth, LLC
                           Park Avenue at Morris County
                           200 Campus Drive, Suite 200
                           Florham Park, New Jersey  07932-1007

(c) TENANT:                EVEREST REINSURANCE COMPANY, a Delaware corporation,
    TENANT'S               Westgate I
    ADDRESS:               477 Martinsville Road
                           Post Office Box 830
                           Liberty Corner, New Jersey  07938-0830
                           Attention: General Counsel

(d) BUILDING:              Westgate I
                           477 Martinsville Road
                           Liberty Corner, New Jersey  07938

(e)                        DEMISED  PREMISES:  115,259  square  feet,  of  which
                           (i) 3,219  square  feet is  hereinafter  referred  to
                           as "CAFETERIA  SPACE" and (ii) 112,040 square feet is
                           hereinafter referred  to  as "OFFICE  Space",  in the
                           Building, as  shown on EXHIBIT A attached  and made a
                           part  hereof.  The  balconies attached  to the Office
                           Space  shall be deemed a part of the Office Space.

(f) RENTABLE SIZE          deemed as 230,518 sq. ft.
    OF BUILDING:

(g) RENTABLE SIZE OF       deemed as 115,259 sq. ft.
    DEMISED PREMISES:

(h) TENANT'S OCCUPANCY     deemed as 50%
    PERCENTAGE:

(i) BASE TAXES:            The amount of actual Taxes incurred with  respect  to
                           the Real Estate for the calendar year ending December
                           31, 2000.

(j) FIRST OPERATING YEAR   Year ending December 31, 2000
    AND FIRST TAX YEAR:

(k) TERM OF LEASE:         10 years

(l) INTENTIONALLY DELETED PRIOR TO EXECUTION
<PAGE>
(m) MINIMUM RENT:          Lease Months           Annual               Monthly
                             1  -  12          $3,177,357.50         $264,779.78
                             13 -  24          $3,345,417.50         $278,784.80
                             25 -  36          $3,457,457.50         $288,121.46
                             37 -  60          $3,513,477.50         $292,789.79
                             61 -  72          $3,641,612.50         $303,467.71
                             73 -  84          $3,753,652.50         $312,804.38
                             85 -  96          $3,825,767.50         $318,813.96
                             97 - 108          $3,881,787.50         $323,482.29
                            109 - 120          $3,937,807.50         $328,150.63

(n) PREPAYMENT OF RENT:     0.00

(o) SECURITY:               $0.00

(p) PERMITTED USE:          First-class  general  administrative  office use and
                            for no other purpose whatsoever, except as otherwise
                            provided in Articles 11 and 52 hereof

(q) ALLOTTED PARKING:       386  spaces  of  which 58 spaces shall be Designated
                            Spaces marked in the parking garage in the east wing
                            of the Building.

(r) BROKERS:                Insignia/ESG, Inc.
                            Park 80 West
                            Plaza I
                            Saddle Brook, New Jersey  07663
                            and -

                            Gale & Wentworth Real Estate Advisors, LLC
                            Park Avenue at Morris County
                            200 Campus Drive
                            Suite 200
                            Florham Park, New Jersey  07932-1007

(s) INTENTIONALLY DELETED PRIOR TO EXECUTION

(t) RENEWAL OPTIONS:        Two 5-year renewal terms

    1.2 ADDITIONAL DEFINITIONS. For  the  purposes  of this Lease, the following
terms shall have the meanings set forth below:

        ACCELERATED RENT shall have the meaning given to it in Section 35.1(c).

        ADJUSTED  MINIMUM  RENT shall  mean the  Minimum  Rent as  increased  in
        accordance  with  this  Lease  to  reflect  any  increase  in  Taxes and
        Operating Costs.

        AFFILIATED PROPERTY shall have the meaning given to it in Section 16.5.

        AGENT shall mean  any agent,  consultant,  contractor  or  subcontractor
        hired by  or  reporting to Tenant or its  employee,  and any employee of
        any such entity.

        APPRAISER shall have the meaning given to it in Section 51.3(c).

        APPROVED  CONTRACTOR  PAYMENT  shall  have  the  meaning  given to it in
        Section 53.1.

        ARTICLE shall  refer to the major  subdivisions  of this Lease listed in
        Section 1.3.

        ASSIGNEE  or  ASSIGNEE  shall  have the  meaning  given to it in Section
        16.9.

        ASSIGNMENT or ASSIGNMENT  shall  have the meaning given to it in Section
        16.9.

        ASSIGNOR  OR  ASSIGNOR  shall  have the  meaning  given to it in Section
        16.9.

                                       2
<PAGE>
        BANKRUPTCY CODE shall have the meaning given to it in Section 39.1.

        BILLING DATE shall have the meaning given to it in Section 6.2(a).

        BUILDING LESSOR shall have the meaning given it in Section 8.3.

        CLEANING SERVICE RIDER shall mean EXHIBIT C and all amendments thereto.

        COMMENCEMENT DATE shall have the meaning given to it in Section 3.1.

        COMMENCEMENT  DATE NOTICE shall  have the meaning given to it in Section
        3.4.

        CONTROLLING  INTEREST  shall  have  the  meaning  given to it in Section
        16.9(d).

        CURE PERIOD shall have the meaning given to it in Section 34.2.

        DEFAULT shall have the meaning given to it in Section 34.1.

        ENVIRONMENTAL  shall mean anything affecting the physical health, safety
        or condition of human beings, wildlife, or natural resources.

        ENVIRONMENTAL  AUTHORITY  shall  have the meaning given to it in Section
        15.2.

        ESTIMATED  MINIMUM  RENT shall have the meaning  given to it in  Section
        51.3(d).

        EVENT OF DEFAULT shall have the meaning given to it in Section 34.2.

        EXPIRATION DATE shall have the meaning given to it in Section 3.4.

        GOVERNMENTAL AUTHORITY shall mean any governmental or quasi-governmental
        legislative,   executive,  judicial,  regulative  or  independent  body,
        department,  office,  agency,  bureau  or  similar  entity or any agent,
        officer or representative thereof.

        HVAC shall mean heating, ventilation or air conditioning.

        IMPROVEMENTS  shall mean the  Building  and other  improvements  on  the
        Land.

        INITIAL TERM shall have the meaning given to it in Section 3.4.

        INTEREST shall have the meaning given to it in Section 34.3.

        LAND shall mean the land described in EXHIBIT B.

        LAND LESSOR shall have the meaning given it in Section 29.3.

        LANDLORD shall have the meaning given to it in Section 29.2.

        LANDLORD'S  DETERMINATION shall have the meaning given to it in  Section
        6.2(e).

        LANDLORD'S  DETERMINATION  NOTICE shall have the  meaning given to it in
        Section 51.3(a).

        LANDLORD'S  RECAPTURE  NOTICE  shall  have  the  meaning  given to it in
        Section 16.4.

        LANDLORD'S  RECAPTURE  RIGHT  shall  have  the  meaning  given to  it in
        Section 16.4.

        LAW  shall mean any statute,  ordinance, order, code, rule or regulation
        of  a  Governmental  Authority now or hereafter in effect as  applicable
        under the circumstances.

        LEGAL HOLIDAY shall have the meaning given to it in EXHIBIT D.

        LICENSE shall have the meaning given to it in Section 10.2.

                                       3
<PAGE>
        MANAGING  AGENT shall  mean the  managing  agent named on the  signature
        page  of  this  Lease,  or  such  other person or entity as Landlord may
        designate  by  written  notice  from  Landlord  to  Tenant,  subject  to
        Article 45.

        MARKET RENT shall have the meaning given to it in Section 51.4(b).

        MINOR  RENOVATIONWORK  shall  have  the  meaning  given to it in Section
        53.2.

        OPERATING COSTS shall have the meaning given to it in Section 6.2(b).

        OPERATING  STATEMENT  shall  have  the  meaning  given to it in  Section
        6.2(a).

        OPERATING  YEAR shall mean any calendar year or portion  thereof  during
        the Term of Lease after the First Operating Year.

        PARKING AREA shall have the meaning given to it in Section 10.2.

        PARTNER shall have the meaning given it in Section 42.1.

        PARTNERSHIP TENANT shall have the meaning given to it in Section 42.1.

        REAL ESTATE  shall  mean,  collectively,  the Land and the  Building and
        other improvements thereon.

        RENEWAL OPTION shall have the meaning given to it in Section 51.1

        RENEWAL TERM shall have the meaning given to it in Section 51.1.

        RENOVATION WORK shall have the meaning given to it in Section 53.1

        RENT  COMMENCEMENT  DATE shall have the meaning  given to it in  Section
        3.5.

        RULES AND REGULATIONS  shall mean the rules and regulations set forth in
        EXHIBIT E, as same may be amended from time to time as provided herein.

        SECTION shall refer to subdivisions of each Article.

        SERVICE CHARGE shall have the meaning given to it in Section 34.3.

        STATE  shall  mean the state of the  United  States in which the Land is
        located.

        SUBLEASE shall have the meanings given to it in Sections 16.2 and 16.3.

        SUBLEASING shall have the meaning given to it in Section 16.3.

        SUBLESSEE shall have the meaning given to it in Section 16.2.

        SUBSTANTIAL  COMPLETION  shall have the meaning  given to it in  Section
        3.2.

        TAX STATEMENT shall have the meaning given to it in Section 6.1(c).

        TAX YEAR shall  mean any  calendar  year or portion  thereof  during the
        Term of Lease after the First Tax Year.

        TAXES shall have the meaning given to it in Section 6.1(b).

        TENANT'S  NOTICE OF  DISAGREEMENT  shall have the meaning given to it in
        Section 51.3(a).

        TENANT'S  RENEWAL  NOTICE shall have the meaning  given to it in Section
        51.2(a).

        TENANT'S SHARE OF OPERATING COSTS  shall have the meaning given to it in
        Section 6.2(a).

                                       4
<PAGE>
        TENANT'S  SHARE OF TAXES shall have the meaning  given to it in  Section
        6.1(a).

        TENANT'S  TRANSFER NOTICE shall have the meaning  given to it in Section
        16.3.

        TENANT'S WORK shall have the meaning given to it in Section 13.1(b).

        VISITOR  shall mean any visitor, guest, licensee or invitee of Tenant or
        any Sublessee, including any Agent, while on the Real Estate.

                                       5
<PAGE>
    1.3  Table of Contents

    1.   SUMMARY OF BASIC LEASE PROVISIONS,
         ----------------------------------
         DEFINITIONS, AND TABLE OF CONTENTS...................................1
         ----------------------------------
    2.   LEASE OF DEMISED PREMISES............................................8
         -------------------------
    3.   COMMENCEMENT OF TERM; EXPIRATION DATE................................8
         -------------------------------------
    4.   INTENTIONALLY DELETED PRIOR TO EXECUTION.............................8
         ----------------------------------------
    5.   RENT.................................................................8
         ----
    6.   TAXES; OPERATING COSTS; REIMBURSEMENTS...............................9
         --------------------------------------
    7    TENANT'S PERSONAL TAXES..............................................12
         -----------------------
    8.   SECURITY.............................................................12
         --------
    9.   USE AND OCCUPANCY....................................................12
         -----------------
    10.  ACCESS; COMMON AREAS; PARKING........................................13
         -----------------------------
    11.  RESTRICTIVE COVENANT - FOOD SERVICE..................................14
         -----------------------------------
    12.  TENANT'S CARE AND REPAIR OF DEMISED PREMISES.........................14
         --------------------------------------------
    13.  TENANT'S WORK AND INSTALLATIONS......................................15
         -------------------------------
    14.  COMPLIANCE WITH LAWS.................................................17
         --------------------
    15.  ENVIRONMENTAL COMPLIANCE.............................................17
         ------------------------
    16.  ASSIGNMENT; SUBLEASING...............................................18
         ----------------------
    17.  NOTIFICATION BY TENANT...............................................23
         ----------------------
    18.  RULES AND REGULATIONS................................................23
         ---------------------
    19.  PEACEABLE ENJOYMENT..................................................23
         -------------------
    20.  SURRENDER............................................................23
         ---------
    21.  HOLDING OVER.........................................................24
         ------------
    22.  INDEMNITY............................................................24
         ---------
    23.  LANDLORD'S WORK......................................................25
         ---------------
    24.  SERVICES TO BE PROVIDED BY LANDLORD..................................25
         -----------------------------------
    25.  ELECTRICITY..........................................................26
         -----------
    26.  HEATING, VENTILATION AND AIR CONDITIONING............................26
         -----------------------------------------
    27.  CLEANING SERVICES....................................................27
         -----------------
    28.  LANDLORD'S ACCESS TO DEMISED PREMISES
         -------------------------------------
         AND ALTERATIONS......................................................27
         ---------------
    29.  LIMITATION OF LIABILITY..............................................28
         -----------------------
    30.  PROPERTY LOSS; DAMAGE; INSURANCE.....................................29
         --------------------------------
    31.  DAMAGES BY FIRE OR OTHER CASUALTY....................................30
         ---------------------------------
    32.  WAIVER OF SUBROGATION................................................31
         ---------------------
    33.  EMINENT DOMAIN.......................................................32
         --------------
    34.  DEFAULTS; EVENTS OF DEFAULT..........................................32
         ---------------------------
    35.  REMEDIES FOR EVENTS OF DEFAULT.......................................34
         ------------------------------
    36.  LANDLORD'S PERFORMANCE; EXPENDITURES.................................35
         ------------------------------------
    37.  ACCORD AND SATISFACTION..............................................36
         -----------------------
    38.  EFFECT OF WAIVERS....................................................36
         -----------------
    39.  BANKRUPTCY; INSOLVENCY...............................................36
         ----------------------
    40.  STATUTORY WAIVER; WAIVER OF TRIAL BY JURY............................37
         -----------------------------------------
    41.  SUBORDINATION OF LEASE; ESTOPPEL CERTIFICATES........................37
         ---------------------------------------------
    42.  PARTNERSHIP TENANT...................................................39
         ------------------
    43.  INTENTIONALLY DELETED PRIOR TO EXECUTION.............................39
         ----------------------------------------
    44.  CORPORATE AUTHORITY..................................................39
         -------------------
    45.  MANAGING AGENT.......................................................40
         --------------
    46.  BROKER...............................................................40
         ------
    47.  NOTICES..............................................................40
         -------
    48.  INTERPRETATION.......................................................41
         --------------
    49.  NO OFFER, AGREEMENT OR REPRESENTATIONS...............................42
         --------------------------------------
    50.  APPLICABILITY TO HEIRS AND ASSIGNS...................................43
         ----------------------------------
    51.  RENEWAL OPTION.......................................................43
         --------------
    52.  CAFETERIA SPACE......................................................45
         ---------------
    53.  CONSTRUCTION CREDIT..................................................46
         -------------------
    54.  INTENTIONALLY OMITTED................................................47
         ---------------------
    55.  ALTERNATIVE ELECTRICITY SERVICE PROVIDER.............................47
         ----------------------------------------
    56.  REASONABLE CONSENT OF LANDLORD.......................................48
         ------------------------------
    57.  MEMORANDUM OF LEASE..................................................49
         -------------------

                                       6
<PAGE>
    58.  EXCULPATION..........................................................49
         -----------

SIGNATURE PAGE

EXHIBITS
--------

    A.   RENTAL PLAN

    B.   LEGAL DESCRIPTION OF LAND

    C.   CLEANING SERVICE RIDER

    D.   LEGAL HOLIDAYS

    E.   RULES AND REGULATIONS

                                       7
<PAGE>
2.  LEASE OF DEMISED PREMISES

    2.1  Landlord  hereby  leases  to  Tenant,  and  Tenant  hereby  hires  from
Landlord,  upon the terms and conditions  herein set forth, the Demised Premises
in the Building which is situated on the Land.

3.  COMMENCEMENT OF TERM; EXPIRATION DATE

    3.1  The  commencement  of  the Term of Lease ("COMMENCEMENT DATE") shall be
the Date of Lease.

    3.2  Intentionally Deleted Prior To Execution

    3.3  Intentionally Deleted Prior To Execution

    3.4  On or about the  Commencement  Date,  Landlord or Managing  Agent shall
deliver to Tenant a notice  ("COMMENCEMENT DATE NOTICE") fixing the Commencement
Date and the expiration date ("EXPIRATION DATE"), which shall be the last day of
the month which  reflects  the Term of Lease  ("INITIAL  TERM"),  as well as the
payee and address for all rental payments.  Tenant shall acknowledge  receipt of
the  Commencement  Date  Notice by  signing a copy of same and  returning  it to
Landlord  within five (5) business  days of the receipt  thereof.  Should Tenant
have a reasonable  basis for disagreeing  with the contents of the  Commencement
Date Notice, then, Tenant shall correct the inaccurate Commencement Date Notice,
sign same and return the corrected  Commencement  Date Notice to Landlord within
five (5) business days after  Tenant's  receipt from Landlord of the  inaccurate
Commencement  Date Notice.  Tenant's failure to (a) sign the  Commencement  Date
Notice  (and  correct  same,  if  necessary)  and (b) return same to Landlord as
provided  in this  Section  shall be deemed  to be  Tenant's  acceptance  of the
Commencement  Date and Expiration Date as originally  stated in the Commencement
Date Notice initially prepared by Landlord.

    3.5  The date upon which Tenant is obligated to commence  payment of Minimum
Rent  hereunder  ("RENT  COMMENCEMENT  DATE")  shall be the  Commencement  Date.
Notwithstanding  the foregoing,  Tenant shall pay Landlord upon the execution of
this Lease the  Prepayment  of Rent,  which shall be applied to Minimum Rent due
beginning  the first full month that Tenant is obligated to pay Minimum Rent. If
the  Commencement  Date  occurs  on a day other  than the  first  (1st) day of a
calendar month,  then, the Minimum Rent for such partial calendar month shall be
prorated at a per diem rate of  one-thirtieth  (1/30) of the first full  monthly
installment of Minimum Rent.

    3.6  As a condition of Landlord's agreement hereunder, Tenant agrees to take
possession  of and  accept  the  Demised  Premises  in  their  "as is"  physical
condition  and state of  repair as of the  Commencement  Date.  In this  regard,
Landlord  shall have no  obligation  to do any work or perform any services with
respect to the Demised Premises.

4.  INTENTIONALLY DELETED PRIOR TO EXECUTION

5.  RENT

    5.1  Tenant covenants to pay to Landlord the Minimum Rent,  payable in equal
monthly  installments in advance, so that such payments are received by Landlord
no later than the first day of each month during the term of this Lease, subject
to Section 3.5 hereof.

    5.2  Tenant  covenants  to pay  Adjusted  Minimum  Rent in a  timely  manner
as provided in Article 6 hereof.

    5.3  The Minimum Rent or Adjusted  Minimum Rent payable  hereunder by Tenant
shall be paid (except as may  otherwise  be  expressly  provided to the contrary
elsewhere  in  this  Lease)  without  notice  or  demand  and  without  set-off,
counterclaim,  abatement,  reduction  or  defense,  in  currency,  good check or
immediately-available  funds  which at the time of payment  is legal  tender for
public and  private  debts in The United  States of  America,  at the address of
Landlord  set forth above or at such other  place as  Landlord  or its  Managing
Agent may from time to time designate.

                                       8
<PAGE>
6.  TAXES; OPERATING COSTS; REIMBURSEMENTS

    6.1  (a) If the Taxes for any Tax Year  during the term of this Lease  shall
be greater than the Base Taxes, then Tenant shall pay to Landlord, as additional
rent,  an amount  equal to  Tenant's  Occupancy  Percentage  times  such  excess
("TENANT'S SHARE OF TAXES").

         (b) "TAXES"   shall   mean   all   real   estate   taxes,  charges  and
assessments  imposed  upon  the Demised  Premises or the Real Estate or any part
thereof by any Governmental Authority. Landlord shall have the exclusive  right,
but not the obligation,  to contest or appeal  any Taxes or  assessments  levied
on the Real Estate or any portion thereof and any expense reasonably incurred by
Landlord in connection with such contest or appeal, including,  but not  limited
to, fees  payable  to  attorneys,  appraisers  and  consultants, shall be deemed
"Taxes". Taxes shall not include:  (i) corporate franchise tax; (ii) income tax;
(iii) transfer  tax; (iv) estate tax; (v) inheritance  tax; (vi) succession tax;
(vii) gift tax; (viii) excise tax; (ix) unincorporated business tax; (x) capital
stock tax;  (xi) late  charges,  interest  and  penalties;  (xii)  mortgage tax;
(xiii) deed stamp charges and (xiv)  recording  taxes.  If,  however, any of the
foregoing items referenced in subsection (i)-(xiv) hereof are imposed in lieu of
the real estate  taxes,  charges and  assessments  referenced in the first (1st)
sentence of this  Section,  then,  notwithstanding  anything  contained  to  the
contrary  in  the  immediately  preceding  sentence,  Taxes  shall  include  the
particular item or items in  subsection  (i)-(xiv)  hereof  that are  imposed in
lieu of the real estate taxes, charges and  assessments  referenced in the first
(1st) sentence of this Section. All refunds or abatements received  by  Landlord
from the  taxing authorities  for Taxes actually paid by Landlord that relate to
the period after  the  First Tax Year shall be  deducted  from Taxes for the Tax
Year in which said  refund  or abatement is collected by Landlord. If the refund
or abatement exceeds  the  Taxes  for  the  Tax  Year  in  which  said refund or
abatement  is  collected  by Landlord, Tenant shall receive no credit or payment
for the excess.

         (c)  Upon the issuance by any  authority  having  jurisdiction over the
Real  Estate  of a bill or bills for any Tax Year or portion  thereof subsequent
to  the  First  Tax  Year,  Landlord  shall  submit to Tenant  a statement ("TAX
STATEMENT") which shall indicate  Tenant's  Share of Taxes,  which Tax Statement
shall  be  accompanied  by  a  copy  of  the  latest  tax  bill or bills for the
Taxes for said Tax Year.  Within  thirty (30) days after the issuance of the Tax
Statement,  Tenant shall pay as additional  rent Tenant's  Share of Taxes as set
forth therein.

         (d) Notwithstanding anything to the contrary contained  herein,  should
the  Demised  Premises  or  any  other  portion  of  the  Building be separately
assessed  for tax  purposes,  then  Landlord  shall have the option of declaring
Tenant's  Share of Taxes to be (1) the actual  Taxes  allocated  to the  Demised
Premises,  or (2) that amount which is the result of  multiplying  (i) the Taxes
for that portion or portions of the  Building  containing  the Demised  Premises
times (ii) a ratio,  which shall be the square  footage of the Demised  Premises
divided by the total square  footage of the portion of the Building to which the
Taxes in question apply.

         (e) Provided  Tenant  has not breached any term of the Lease,  Landlord
shall pay the  appropriate  Governmental  Authority Taxes for the Real Estate as
such Taxes relate to the Term.

    6.2  (a) Tenant hereby  covenants  that for each  Operating  Year during the
term of this Lease for which the  Operating  Costs  shall  exceed the  Operating
Costs for the First Operating Year, Tenant,  subject to the terms of this Lease,
shall pay to Landlord, as additional rent, an amount equal to Tenant's Occupancy
Percentage times such excess ("TENANT'S SHARE OF OPERATING Costs") within thirty
(30) days after presentation of Landlord's statement (the "OPERATING STATEMENT")
therefor.  The Operating  Statement  shall  indicate (1) the initial  additional
amount,  if any, required to be paid by Tenant as additional rent as provided in
this  Section;  (2) Tenant's new Adjusted  Minimum  Rent;  and (3) the manner in
which  such  adjustment  is  computed.  Landlord  shall  present  its  Operating
Statement  within 90 days ("BILLING  DATE") after the  commencement of each such
Operating Year. Tenant shall thereafter,  for the balance of that Operating Year
and for that portion of the next  Operating  Year until the next  Billing  Date,
include monthly payments of one-twelfth (1/12th) of such increase as an addition
to Adjusted  Minimum  Rent,  such  amounts to be paid as  estimates  of Tenant's
Operating Costs for such  subsequent  Operating Year, and which amounts shall be
credited  for the account of Tenant  against the annual  payment due on the next
Billing Date.

                                       9
<PAGE>
         (b)  "OPERATING COSTS" shall include each and every expense incurred in
connection  with the ownership, administration,  management, operation,  repair,
renewal, and maintenance of  the Real Estate,  including  but  not  limited  to,
wages, salaries and fees paid to persons  either employed by Landlord or engaged
as contractors in the operation of the Real Estate, and such other typical items
of expense as are  indicated  below.  All such costs and the values allocated to
services rendered and supplies  delivered shall be reflected  on  the  Operating
Statement and shall be  exhibited to the Tenant upon request pursuant to Section
6.2(d).

         (c)  Some  of  the  typical  items of  expense  which  comprise  or may
comprise the Operating Costs which are to be included in the Operating Statement
are or may be, without limiting the generality of the term Operating  Costs: (1)
general  repairs  and  maintenance  to  the  exterior  and  common  areas of the
Improvements;  (2)  utility  costs,  including  but  not  limited  to, costs  of
energy to power Landlord's standard HVAC units serving the Building (both Tenant
and  common  areas),  and costs  of  electricity to light the common areas;  (3)
cleaning costs, including but not limited to, window cleaning,  general interior
office cleaning,  and  cleaning  of common areas; (4) service and/or maintenance
contracts,  including  but  not  limited  to,  HVAC,  rubbish removal,  carting,
janitorial, security watchmen, exterminating and snow removal to the extent such
services  and/or  maintenance are contracted for by Landlord or Managing  Agent;
(5) costs of landscaping and  maintenance  of the  Building  grounds;  (6) costs
of  insurance  and any  deductible  thereunder; (7) salaries,  benefits and work
uniforms  of  superintendents,  engineers,  mechanics, and custodians; (8) towel
service for common lavatories; (9) cost of regularly replacing fluorescent tubes
and ballasts in tenant spaces, unless due to the carelessness of such individual
tenant; (10) costs, if any, of landscaping or snowplowing  public roadways in or
adjacent to the development of which  the  Real Estate is a part;  and (11) such
other  costs  and expenses  reasonably  incurred in the  operation,  maintenance
and repair  of  first-class  real  property of the nature and in the area of the
Real Estate.  Notwithstanding anything  contained to the contrary in this Lease,
the following shall not be included in Operating Costs:

                1.   utility  costs  for overtime  lighting and overtime HVAC to
                     the  extent said  costs are actually paid by the tenants to
                     whom said overtime services are provided;

                2.   expenditures  of a capital  nature for the  replacement  of
                     structural components to the Building, except to the extent
                     that  such  expenditures  for the replacement of structural
                     components to the Building (i) are necessitated  by a legal
                     requirement  or  (ii)  cause  a  reduction  in  any item of
                     Operating Costs;

                3.   depreciation and amortization of debt;

                4.   reserves for bad debts;

                5.   expenses incurred in procuring  tenants (including, without
                     limitation,  brokerage  commissions,  advertising  expenses
                     and expenses of renovating or otherwise preparing space for
                     tenants' initial occupancy);

                6.   interest  on  any  mortgage  and  other  mortgage financing
                     charges including points or prepayment charges;

                7.   rent  or  any  other  sums  payable  under  any  ground  or
                     underlying lease or leases;

                8.   compensation  paid  for clerks or attendants in concessions
                     or newsstands operated by Landlord;

                9.   the cost of any special or extraordinary  service for which
                     any  tenant,  including  Tenant,  has paid in full and  was
                     charged directly;

                10.  any cost or expense representing an amount paid to a person
                     or entity related to Landlord to  the  extent  such cost or
                     expense is in excess of the  amount which would  have  been
                     paid  for  comparable  first-class goods or services in the
                     absence of such relationship;

                                       10
<PAGE>
                11.  any expenditures for which  Landlord  is  reimbursed (other
                     than pursuant to a general operating cost pass through);

                12.  any  expense  paid  or  incurred  by  Landlord  for repairs
                     to the extent Landlord actually receives insurance proceeds
                     or condemnation awards therefor;

                13.  increases in insurance premiums to the extent such increase
                     is solely attributable to increased  risks from  prohibited
                     activities of any other tenant in the Building;

                14.  expenses  resulting  from  the  tortious  conduct  or gross
                     negligence of Landlord;

                15.  the  cost  of  redecorating  or  special  cleaning or other
                     special  services or  higher level of service  incurred for
                     individual tenants not provided on a regular basis to other
                     office tenants of the Building;

                16.  costs incurred in connection with the clean-up of, or other
                     action taken with regard to, any hazardous or toxic  wastes
                     or substances deposited  in the  Building  by  Landlord  in
                     violation  of  laws  in  effect  at  the  time  Landlord so
                     deposited said wastes or substances;

                17.  costs of any fines or penalties assessed against Landlord;

                18.  Taxes;

                19.  fees for  professional  services of lawyers and accountants
                     incurred  in  connection  with  the  transfer of Landlord's
                     interest in the Real Estate;

                20.  legal  fees  and  court  costs  incurred litigating against
                     tenants in non-payment of rent disputes; and

                21.  cost  of services and utilities actually paid for by Tenant
                     under the last sentence of Section 52.2 hereof

         (d)  The expenditures referred to in this Article shall  be  determined
in  accordance with generally acceptable accounting practices.  So long as there
is no Default under any provisions of this Lease,  Tenant or its  representative
shall have the right, at its own expense,  upon  reasonable  notice  and  during
reasonable  hours, to inspect the books of Landlord for the purpose of verifying
the information contained in any Operating Statement, provided (1) prior written
request for such inspection  shall  be made by Tenant;  (2) such request is made
within  ninety (90) days of receipt of the Operating  Statement to be  verified;
(3) Tenant  shall  have  paid  the Operating Statement in  full;  and  (4)  such
inspection is conducted by only an independent nationally recognized  accounting
firm  that  is not being  compensated by Tenant on a contingency fee basis.  Any
Operating  Statement not verified  within  said ninety (90) day period  shall be
deemed to be  correct.  So long as the  Managing  Agent is PW/MS Management Co.,
Inc.,  Tenant's  inspection of Landlord's books for the purpose of verifying the
information contained in any Operating Statement shall take place in New Jersey.

         (e)  Notwithstanding   anything  to  the  contrary  contained  in  this
Article,  if the  average  occupancy  of the  Building  is less than one hundred
percent (100%) during the First Operating Year or any subsequent Operating Year,
then Landlord shall make a reasonable determination ("LANDLORD'S DETERMINATION")
of what the  Operating  Costs for such year would have been if during the entire
year the average  tenant  occupancy  of the  Building  were one hundred  percent
(100%). Landlord's Determination shall be binding and conclusive upon Tenant and
shall for all  purposes  of this Lease be deemed to be the  Operating  Costs for
such Operating Year.

                                       11
<PAGE>
    6.3  If,  due  to an  error  in the  preparation  of any  Tax  Statement  or
Operating Statement, there shall be an additional amount payable or a refund due
with  respect to Taxes  and/or  Operating  Costs for the period  covered by such
statement(s),  such amount shall be calculated by Landlord or Managing Agent and
sent to Tenant in a revised Tax or Operating  Statement,  and any amount payable
by the  Tenant  to the  Landlord  shall be paid  within  thirty  (30)  days,  as
additional rent or the amount due to the Tenant shall either be credited against
the  monthly  installment  of  Minimum  Rent next due to  Landlord  or  promptly
refunded to Tenant  hereunder.  However,  it is agreed by the  parties  that any
credit  shall not in any way  operate  to reduce  the  Minimum  Rent  payable by
Tenant.  If such  calculation  takes  place  and/or any  payment  in  connection
herewith  becomes  payable after the  expiration or earlier  termination of this
Lease,  this  section  shall be  deemed  to have  survived  such  expiration  or
termination.

    6.4  Any increase in  additional  rent under this Article  shall be prorated
for the  final Tax Year or  Operating  Year if such Tax Year or  Operating  Year
covers a period of less than twelve (12) full months. Tenant's obligation to pay
additional  rent occurring  hereunder prior to the Expiration Date shall survive
the expiration or sooner termination of this Lease.

    6.5  If any tenant in the  Building for any reason shall not be provided all
services generally  provided by Landlord to other tenants of the Building,  then
for purposes of determining  Operating Costs, Landlord shall reasonably estimate
what  Operating  Costs  would have been had such  service  been  provided to all
tenants.  If any appliances or electrical or mechanical  equipment are installed
in the Demised  Premises or elsewhere  on the Real Estate  solely for the use of
Tenant or the Demised  Premises,  such  appliances  or  electrical or mechanical
equipment shall be maintained in good operating  condition by Tenant at its sole
cost and expense.

    6.6  Tenant  shall  reimburse  Landlord  for  all  reasonable   expenses  in
connection  with  the  review  by  Landlord's  architect,   engineer,   planner,
construction  advisor  or  attorney  of any  alteration,  assignment,  sublease,
financing,  waiver or similar  proposed  activity or document of or on behalf of
Tenant or any  Sublessee  of Tenant  within  thirty (30) days of rendition of an
invoice therefor.

7.  TENANT'S PERSONAL TAXES

    7.1  Tenant  agrees to  pay all taxes,  assessments  and fees  imposed  upon
Tenant or on the personal  property or operations  of Tenant in connection  with
its use and  occupancy of the Demised  Premises  including,  but not limited to,
personal property,  income, withholding and unemployment compensation taxes, and
to hold Landlord  harmless  from  collection of any such taxes out of monies due
and owing  Landlord or property in which  Landlord  may have an  interest.  This
provision shall survive the expiration or sooner termination of this Lease.

8.  SECURITY

    8.1  Tenant acknowledges for itself and its creditors that Landlord  retains
a lien  for  rent  as established by N.J.S.A. 2A:42-1 et seq, N.J.S.A. 2A:44-165
et. seq. and any successor or similar Laws.

9.  USE AND OCCUPANCY

    9.1  Tenant  covenants  that  (i)  Tenant,  (ii)any  wholly-owned  corporate
affiliate of Tenant,  (iii) any Sublessee  expressly  permitted under Article 16
hereof or (iv) any assignee of the Lease  expressly  permitted  under Article 16
hereof shall use and occupy the Demised  Premises for the  Permitted Use and for
no other purpose whatsoever, and in compliance with the other provisions of this
Lease. Tenant represents that there shall be no transient business  transactions
in or about the Demised Premises.

    9.2  Tenant  shall not do or permit any act or thing to be done in or to the
Demised  Premises  which is  contrary to Law,  or which will  invalidate,  be in
conflict  with,  or increase  the rates of any public  liability,  fire or other
policies of insurance at any time carried by or for the benefit of Landlord with
respect to the Demised Premises or the Building, or which shall or might subject
Landlord to any  liability  or  responsibility  to any person or for property or
Environmental  damage.  Tenant shall not keep  anything in the Demised  Premises
which is  contrary  to Law  except  as now or  hereafter  permitted  by any Fire
Department,  Board of Fire Underwriters,  Fire Insurance Rating  Organization or

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other similar  authority  having  jurisdiction  over the Real Estate,  nor shall
Tenant use the  Demised  Premises  or any other  portion of the Real Estate in a
manner which would otherwise present an unreasonable risk to the Building or the
occupants thereof.  If the specific use of the Demised Premises by Tenant causes
an increase in the insurance  premiums for the Building,  Tenant shall reimburse
Landlord for the amount of such increase.

10. ACCESS; COMMON AREAS; PARKING

    10.1  Subject to the other provisions of this Lease, including Section 10.2,
and the Rules and Regulations,  Tenant shall have the right of nonexclusive use,
in common with others,  of (a) automobile  parking spaces not designated for use
by Tenant or others,  (b) driveways,  (c) footways,  (d) lobbies,  corridors and
elevators for access to the Demised  Premises;  and (e) such other facilities as
may be  constructed  from  time to time on the Real  Estate  and  designated  by
Landlord for Tenant's use.

    10.2  The number of parking  spaces in the parking area or areas serving the
Building ("PARKING AREA") is limited and must be allocated  reasonably among all
tenants of the Building.  Provided no Event of Default has occurred Tenant shall
have a  nonexclusive  license  ("LICENSE")  to  park  up to the  number  of cars
indicated under Allotted Parking in Section 1.1 by Tenant and any Sublessee,  or
the  employees or Visitors of either,  in the Parking  Area and Landlord  hereby
warrants that Tenant's  allocable  share of parking  spaces shall not be reduced
below 3.3 parking  spaces per 1,000  square feet of  rentable  space  demised to
Tenant  under  this  Lease.  Landlord  shall not be  responsible  to Tenant  for
enforcing  the License or for  violation of the License by other  tenants of the
Building  or by  third  parties.  Landlord  agrees  to mark,  no later  than the
Commencement  Date, at Landlord's  sole cost and expense,  the number of parking
spaces indicated under Designated Spaces in Section 1.1 for the exclusive use of
Tenant.  Said Designated  Spaces shall not increase the Allotted Parking defined
in Section 1.1.

    10.3  Any of the following  actions shall be deemed a material Default under
this Lease:  (a) the repeated use (as reasonably  determined by Landlord) of any
more than the Allotted  Parking by Tenant,  any Sublessee or their  employees or
Visitors  after  reasonable  written  or oral  warning  from  Landlord;  (b) the
repeated parking in spaces  designated for the exclusive use of any other tenant
in the Building by Tenant,  any Sublessee or their  employees or Visitors  after
reasonable written or oral warning from Landlord; (c) the repeated parking other
than in marked  parking  spaces by Tenant,  any Sublessee or their  employees or
Visitors  after  reasonable  written or oral warning from  Landlord;  or (d) the
repeated  maintenance,  repair or cleaning of any vehicle in the Parking Area by
Tenant, any Sublessee or their employees or Visitors after reasonable written or
oral warning from  Landlord.  In any of such events,  Landlord may exercise such
remedies as are  provided at law, in equity  and/or  under this Lease.  Landlord
shall not be responsible to Tenant for policing  Tenant's  Designated Spaces nor
for the use thereof by other tenants of the Building or by other third parties.

    10.4  If the  number of  parking  spaces in the  Parking  Area is reduced by
circumstances  beyond  the  reasonable  control  of  Landlord,  such as, but not
limited to,  casualty,  earthquake  or  condemnation,  the Allotted  Parking and
Designated Spaces shall be reduced proportionately.

    10.5  Nothing  contained  in this Lease shall be deemed to create  liability
upon  Landlord  for any damage to motor  vehicles in the Parking Area or for any
loss of property  from within  those  motor  vehicles,  or for any injury in the
Parking Area to Tenant or any  Sublessee or any of their  employees or Visitors,
except to the extent  determined to be caused by the gross negligence or willful
misconduct of Landlord,  its employees or agents.  Tenant shall acquaint its and
any Sublessee's employees with any parking rules and regulations  promulgated by
Landlord or Managing Agent and Tenant assumes  responsibility  for compliance by
said employees with such parking provisions, and shall be liable to Landlord for
all unpaid parking charges, if any, incurred by said employees.

    10.6  If Tenant or any Sublessee or the employees or Visitors of either park
illegally or in areas designated for use by others, or in driveways,  fire lanes
or areas not striped for general  parking,  then,  if the driver does not remove
the offending vehicle within two (2) hours after Landlord gives said driver oral
or written  warning,  Landlord may charge Tenant,  as additional rent, fifty and
00/100  dollars  ($50.00)  per day for each  instance  each motor  vehicle is so
parked. In addition,  Tenant authorizes  Landlord and Managing Agent to tow away

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from the Parking  Area,  at Tenant's  sole cost and  expense,  vehicles  used by
Tenant, any Sublessee or any employees or Visitors of either, if the driver does
not remove the offending  vehicle within two (2) hours after Landlord gives said
driver oral or written warning,  and/or to attach violation  stickers or notices
to any motor  vehicles  used by Tenant or any  Sublessee  or their  employees or
Visitors  parked  illegally or in violation of this Article or any parking rules
and regulations  promulgated by Landlord or Managing Agent.  Any amount due from
Tenant pursuant to this Article shall be deemed additional rent. Notwithstanding
anything  contained to the contrary in this Section,  if the  vehicular  offense
constitutes an emergency,  Landlord may  immediately  exercise all or any of its
remedies in this Section 10.6 without any prior  notification  whatsoever to the
driver of the offending vehicle.

    10.7  Tenant shall not conduct, nor permit any Sublessee or the employees or
Visitors of either to conduct,  any  soliciting or picketing in or on any of the
common areas of the Real Estate.

    10.8  Tenant shall use reasonable  efforts to prevent its or any Sublessee's
employees or Visitors to smoke or carry lighted tobacco products in the interior
common areas of the Building,  including but not limited to lobbies,  elevators,
hallways,   stairwells,  and  restrooms.  Landlord  shall  post  such  areas  as
nonsmoking areas in accordance with Law.

11. RESTRICTIVE COVENANT - FOOD SERVICE

    11.1  Tenant hereby covenants and agrees that it shall not permit the use of
the Demised Premises or any portion  thereof,  for the service of food to anyone
other than Tenant's and  Sublessee's  employees  and Visitors;  nor shall Tenant
maintain any  facilities  for the sale or  consumption  of food to and by anyone
other than Tenant's and Sublessee's  employees and Visitors,  including  vending
machines,  without,  in each case,  obtaining the prior  written  consent of the
Landlord,   which  consent  may  be  withheld  only  in  Landlord's   reasonable
discretion.  The location  and size of the vending  machines in place within the
Demised Premises as of the Date of Lease are hereby approved.

    11.2  Tenant  shall  exercise  reasonable  efforts to  prohibit  the sale or
consumption  of food or drink in the  common  areas  of the  Building  or in the
driveways  or Parking  Area of the Real Estate by the  employees  or Visitors of
Tenant or any Sublessee;  provided,  however,  that Tenant's and any Sublessee's
employees  may  utilize  any picnic  tables or similar  areas on the Real Estate
which may be designated by Landlord or Managing Agent for consumption of lunch.

12. TENANT'S CARE AND REPAIR OF DEMISED PREMISES

    12.1 Tenant  shall, throughout the term of this Lease, take good care of the
Demised Premises and (normal and reasonable wear and tear excepted)  maintain or
repair the fixtures and  appurtenances  therein.  Tenant shall give  Landlord or
Managing Agent reasonably  prompt notice of any maintenance or repairs needed to
the  Demised  Premises or the  fixtures  therein,  including  but not limited to
lighting fixtures.  Tenant shall also be responsible for all damage or injury to
the  Demised  Premises  or any other part of the Real Estate and the systems and
equipment thereof,  whether requiring  structural or nonstructural  repairs: (a)
caused by or  resulting  from the  carelessness,  omission,  neglect or improper
conduct of Tenant,  any Sublessee or the employees or Visitors of either; or (b)
which arises out of any work, labor,  service  furnished or equipment  installed
for Tenant or any Sublessee; or (c) which arises out of the installation, use or
operation of the property or equipment of Tenant or any Sublessee.  Tenant shall
also promptly repair all damage to the Building and the Demised  Premises caused
by the moving of fixtures, furniture and equipment of Tenant or any Sublessee.

    12.2  Tenant shall promptly make, at Tenant's expense, all repairs in and to
the Demised Premises for which Tenant is responsible, using only contractors for
the trade or trades in question  approved by Landlord or Managing  Agent,  which
approval shall not be unreasonably withheld,  delayed or conditioned.  Any other
repairs in or to the Building or the  facilities  and systems  thereof for which
Tenant is  responsible  shall be  performed  by Landlord at Tenant's  reasonable
expense.

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<PAGE>
    12.3  Tenant shall not clean nor require, permit, suffer or allow any window
in the Demised  Premises to be cleaned from the outside.  Such cleaning shall be
governed by the Cleaning Service Rider.

13. TENANT'S WORK AND INSTALLATIONS

    13.1 (a) Without  Landlord's  prior  written  consent,  which  Landlord  may
withhold in its sole discretion,  Tenant shall not make or permit any structural
changes in or to the  Demised  Premises or the  Building of any nature,  nor any
changes to any of the electrical, plumbing or HVAC systems in the Building.

         (b) Subject  to  the prior written  consent of Landlord,  which consent
shall not be unreasonably withheld, delayed or conditioned and to the provisions
of this Article,  Tenant, or any permitted  Sublessee or assignee of this Lease,
at its expense, may make alterations, decorations, installations, renovations or
improvements  in or to the interior of the Demised  Premises  ("TENANT'S  WORK")
which are  non-structural  and which do not  adversely  affect or place  unusual
loads upon any utility services, or plumbing and electrical lines, or electrical
or HVAC systems, by using mechanics or other contractors  previously approved by
Landlord and properly  licensed to do such work in the community  where the Real
Estate is located.  Notwithstanding  anything  contained to the contrary in this
Section  13.1(b),  Tenant  may  perform  non-structural  Tenant's  Work  without
Landlord's prior written consent,  provided that (i) Tenant has not breached any
term of the Lease, (ii) no single or series of related  non-structural  Tenant's
Work in any single  calendar  year exceed an estimated  cost of  $50,000.00  and
(iii) no such  non-structural  Tenant's Work adversely affects or places unusual
loads upon any utility services, or plumbing and electrical lines, or electrical
or HVAC  systems.  With  respect  to  non-structural  Tenant's  Work  for  which
Landlord's  prior  written  consent  is not  required,  Tenant  shall  submit to
Landlord  detailed plans and  specifications  at least twenty (20) days prior to
the  commencement of work so that Landlord may ascertain  whether the conditions
(i) - (iii) in the immediately preceding sentence have been met. Upon completion
of any Tenant's  Work,  Tenant  shall give  Landlord a set of  "as-built"  plans
therefor.  Notwithstanding  anything  contained  to the contrary in this Section
13.1(b),  Tenant shall not be required to obtain the prior written  consent from
Landlord, and shall not be required to give Landlord "as-built" plans, for minor
and insubstantial Tenant's Work that is entirely decorative and only cosmetic in
nature.  Tenant covenants that Tenant's Work, whether prior, on or subsequent to
the  Commencement  Date,  shall be in  harmony  with any other  work in the Real
Estate and Tenant shall exercise reasonable efforts to ensure than Tenant's Work
shall not result in work stoppages or picketing at the Real Estate;  and Tenant,
at its own  expense,  shall  immediately  take  whatever  steps  are  reasonably
necessary to avoid any such work stoppage or picketing.

    13.2  Tenant  shall not place a load upon any floor of the Demised  Premises
exceeding the lower of (i) one hundred  pounds (100 lbs.) live load per rentable
square foot or (ii) the amount prescribed by Law. Landlord reserves the right to
reasonably  prescribe  the weight and  position in the  Demised  Premises of all
safes,  file  cabinets,  bookshelves,  business  machines  (other than  desk-top
machines),   mechanical  equipment  and  other  heavy  personal  property.  Such
installations  shall be placed and  maintained by Tenant,  at Tenant's sole cost
and expense,  in settings  sufficient,  in Landlord's  reasonable  judgment,  to
absorb  and  prevent  vibration,  noise and  annoyance  to any  occupant  of the
Building or adjacent properties.

    13.3  Tenant shall,  before  undertaking  any Tenant's Work, at its cost and
expense,  obtain  all  permits,  approvals  and  certificates  required  by  any
Governmental  Authority and (upon  completion)  certificates  of final  approval
thereof, and shall promptly deliver originals or duplicates of all such permits,
approvals and certificates to Landlord or Managing Agent. Tenant agrees to carry
and will cause Tenant's Agents to carry during any activities under this Article
such workman's  compensation,  general  liability,  personal and property damage
insurance as Landlord may reasonably  require,  naming Landlord as an additional
insured as its interest may appear. Tenant agrees (a) to pay or cause to be paid
promptly,  when due,  the  entire  cost of any work done by or for Tenant or any
Sublessee upon the Demised Premises so that the Demised Premises shall be at all
times  free of  claims  or liens  for  labor or  materials;  and (b) to  defend,
indemnify and hold Landlord harmless from and against any and all injury,  loss,
demands,  claims or  damages  to any  person  or  property  occasioned  by or in
connection with Tenant's Work, to the extent not paid to Landlord by the carrier
of any insurance,  and except to the extent directly due to the gross negligence

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<PAGE>
or willful  misconduct of Landlord.  Upon Tenant's  written  notice to Landlord,
Landlord, at Tenant's expense,  shall reasonably cooperate with Tenant to assist
Tenant in obtaining the  necessary  legal  permits  required in connection  with
Tenant's Work.

    13.4  Notwithstanding  the  foregoing,  if any  mechanic's or  other lien is
filed against the Demised Premises or the Building for work claimed to have been
done for or materials or services furnished to Tenant or any Sublessee,  whether
or not done  pursuant to this  Article,  the same shall be  discharged by Tenant
within twenty (20) days after  Tenant's  receipt of notice thereof from Landlord
or Managing Agent, at Tenant's  expense,  by posting a bond or taking such other
steps as may be required by Law. If Tenant fails to  discharge  such lien within
such twenty (20) day period,  Landlord,  any time after  Landlord  gives  Tenant
written notice, may discharge such lien on Tenant's behalf at Tenant's sole cost
and expense.

    13.5  All  fixtures  and   all  paneling,  partitions,  railings,  flooring,
electrical  conduits and cabling and like improvements  installed in the Demised
Premises  at any  time,  either by Tenant or any  Sublessee  or by  Landlord  on
Tenant's behalf,  shall, upon installation,  become the property of Landlord and
shall remain upon and be surrendered with the Demised Premises, unless Landlord,
by notice to Tenant no fewer than  twenty (20) days prior to the  expiration  or
sooner termination of this Lease, elects to relinquish  Landlord's right thereto
and to have same  removed  by Tenant,  in which  event the same shall be removed
from the Demised  Premises by Tenant prior to the  expiration  of the Lease,  at
Tenant's  sole  cost  and  expense.  If  Landlord  consents  in  writing  to the
installation  in  the  Demised  Premises  of  fixtures,  paneling,   partitions,
railings, flooring, electrical conduits, cabling or other improvements, Landlord
shall advise Tenant  simultaneously  with Landlord's  written  consent,  whether
Landlord is requiring such installation to be removed prior to the expiration of
this Lease by Tenant at its  expense  and  Tenant  shall  strictly  abide by and
timely comply with any such advice.  Notwithstanding  anything  contained to the
contrary  in  the  immediately  preceding  sentence,   Landlord  shall  have  no
obligation  whatsoever to so advise  Tenant at the time Landlord  consents to an
installation,  unless the  following two (2)  conditions  have been met prior to
Landlord's granting of consent:

              (i)   Landlord receives from Tenant applicable, detailed plans and
                    specifications; and

              (ii)  Landlord receives from Tenant a written request  for consent
                    which  specifically  demands  that  Landlord  advise  Tenant
                    whether Landlord requires the particular  installation to be
                    removed  prior to the expiration of this Lease  by Tenant at
                    its expense.

    13.6  Nothing in this Article shall be construed to give  Landlord  title to
or to prevent  Tenant's  removal of Tenant's or any  Sublessee's  moveable trade
fixtures,  office furniture and equipment, but upon removal of any such property
from the  Demised  Premises  or upon  removal  of other  improvements  as may be
required by Landlord pursuant to the terms of this Lease,  Tenant shall promptly
and at its  expense,  repair and restore the Demised  Premises to the  condition
existing  prior to  installation  and shall  repair  any  damage to the  Demised
Premises or the Building due to such removal.

    13.7  All monies due Landlord or  Landlord's  agent or  contractor by Tenant
for work  performed  pursuant to Article 12 or this Article shall be paid within
thirty (30) days of  Tenant's  receipt of an invoice  therefor.  All such monies
which are not timely received by Landlord or Landlord's  contractor shall accrue
interest  from the due date at the rate of Interest,  or such higher rate as may
normally be charged to Landlord by its contractor.

    13.8  Tenant  shall  promptly  remove  or  correct  any  Tenant's  Work  not
performed in accordance  with this Article and, in the case of removal,  restore
the Demised Premises to its preexisting condition.

    13.9  Tenant,  at  its cost  and  expense,  shall  remove  from the  Demised
Premises and the Building all boxes and other packaging  resulting from Tenant's
or any Sublessee's installations, alterations, renovations and decorations.

    13.10  Upon Landlord's demand,  Tenant shall pay Landlord as additional rent
a fee  reasonably  established by Landlord for any  supervisory,  administrative
and/or  coordination  services that Landlord may (but shall not be obligated to)
perform in connection with Tenant's Work. Such fee shall be in keeping with fair

                                       16
<PAGE>
market costs for the supervisory,  administrative  and/or coordination  services
rendered by Landlord  but shall in no event exceed two percent (2%) of the total
cost of Tenant's Work.  Landlord shall advise Tenant in advance if Landlord will
be performing such supervisory,  administrative  and/or  coordination  services.
Landlord's performance of all or any of such supervisory,  administrative and/or
coordination  services  (i) shall be without  liability  to or recourse  against
Landlord,  except to the extent Landlord's actions are grossly  negligent,  (ii)
shall not release  Tenant from its  obligation to strictly  comply with each and
every  provision  of this Lease  relating to  Tenant's  Work and (iii) shall not
constitute any warranty by Landlord regarding adequacy of design, workmanship or
quality of materials.

14. COMPLIANCE WITH LAWS

    14.1  Tenant, at Tenant's sole cost and expense,  shall promptly comply with
(a) all present and future Laws of all Governmental  Authorities and all changes
therein  applicable to Tenant or to Tenant's use of the Demised Premises for the
Permitted Use or, to the extent  incumbent upon Tenant,  to any other portion of
the Real Estate;  (b) any direction of any public  officer  pursuant to Law; and
(c) all Laws which shall impose any  violation,  order or duty upon  Landlord or
Tenant with  respect to the Demised  Premises or, to the extent  incumbent  upon
Tenant,  any other  portion of the Real  Estate,  whether or not  arising out of
Tenant's  occupancy,  use or manner of use thereof (including Tenant's Permitted
Use).  Nothing  herein  shall  require  Tenant  to make  structural  repairs  or
alterations  which are  structural in nature unless  Tenant's use of the Demised
Premises or method of operation therein shall be in violation of any such Law or
shall result in the Demised  Premises or the Building being in violation of such
Law.

    14.2  Tenant  may,  at its  expense  (and if  necessary,  in the name of but
without  expense to Landlord)  contest by  appropriate  proceedings,  prosecuted
diligently  and in good  faith,  the  validity or  applicability  to the Demised
Premises of any such Law, and Landlord,  at Tenant's  expense,  shall  cooperate
with  Tenant  in such  proceedings;  provided  that  (a)  Tenant  shall  defend,
indemnify and hold Landlord harmless against all liability, loss or damage which
Landlord shall suffer by reason of such  non-compliance  or contest,  including,
but not limited to,  reasonable  attorney's  fees and other expenses  reasonably
incurred by Landlord; (b) such non-compliance or contest shall not constitute or
result in any violation of any superior lease or superior  mortgage,  or if such
superior  lease and/or  superior  mortgage shall permit such  non-compliance  or
contest  on  condition  of the taking of action or  furnishing  of  security  by
Landlord, such action shall be taken and such security shall be furnished at the
sole cost and expense of Tenant;  (c) such  non-compliance  or contest shall not
subject  Landlord to prosecution for a criminal  offense;  (d) such action shall
not cause the  Demised  Premises  or any part  thereof or of the Real  Estate to
become  subject to a lien or to be  condemned  or vacated;  and (e) Tenant shall
keep  Landlord  advised on a periodic  basis (to be  reasonably  established  by
Landlord) as to the status of such proceedings.

    14.3  As of the Date of Lease, Landlord has not received from a Governmental
Authority any written notice of violation:  (i) alleging that the Building fails
to comply  with  federal,  state or local law in effect on or before the Date of
Lease;  and (ii) which violation  remains  uncured as of the Date of Lease.  Any
work  performed by Landlord on and after the Date of Lease in the Building shall
comply  with  all  applicable  laws  in  effect  as of the  date  said  work  is
substantially completed.

15. ENVIRONMENTAL COMPLIANCE

    15.1  Tenant  shall,  at  Tenant's  own  cost and  expense,  comply with the
Industrial  Site  Recovery Act  (N.J.S.A.  13:1K-6 et seq.),  the  Comprehensive
Environmental  Response,  Compensation & Liability Act (42 U.S.C. 9601 et seq.),
the Spill  Compensation and Control Act (N.J.S.A.  58:10-23.11 et seq.), any and
all amendments  thereto and regulations and orders promulgated  thereunder,  and
any other  Environmental  Law affecting the Demised Premises or the Real Estate,
to the extent  related to or arising out of the use or  occupancy of the Demised
Premises by Tenant or any Sublessee.

    15.2  Tenant shall,  at Tenant's own cost and expense,  make all submissions
to, provide all information to, and comply with all  requirements of, the Bureau
of  Industrial  Site  Evaluation of the New Jersey  Department of  Environmental
Protection,   or  the  U.S.  Environmental   Protection  Agency,  or  any  other

                                       17
<PAGE>
Governmental Authority having Environmental jurisdiction over the Real Estate or
any portion thereof or the occupants  thereof  (collectively,  an "ENVIRONMENTAL
AUTHORITY") which arise out of the use and occupancy of the Demised Premises.

    15.3  Should any Environmental Authority determine that a cleanup or similar
plan be  prepared  or that a cleanup  be  undertaken  because  of any  spills or
discharges of hazardous  substances or wastes in or about the Real Estate caused
by Tenant,  any  Sublessee or the  employees or Visitors of either,  then Tenant
shall, at Tenant's own expense,  promptly and diligently  prepare and submit the
required plans and financial assurances, and carry out the approved plans to the
satisfaction  of such  Environmental  Authority.  Tenant  acknowledges  that its
obligations under this Article may arise if there is any closing, termination or
transfer of  operations  of Tenant or any  Sublessee  which is  classified as an
industrial  establishment,  or from a transfer of the Real Estate or any portion
thereof which falls under the purview of an Environmental Authority.

    15.4  At  no  expense  to  Landlord,  Tenant  shall   promptly  provide  all
information  reasonably  requested  by  Landlord  or  Managing  Agent  or by any
Environmental  Authority for  preparation  of  non-applicability  affidavits and
similar  documents for submission to such  Environmental  Authority,  and Tenant
shall  promptly  sign such  affidavits  when  requested  by Landlord or Managing
Agent.  If Landlord  transfers  its  interest  in the Real  Estate or  Building,
Landlord shall be responsible for the cost of compliance with environmental laws
or  regulations  only to the extent  that such  compliance  expenses  arise as a
result  of  unlawful  quantities  of  hazardous  substances  on the Real  Estate
deposited by Landlord  deemed toxic under any  applicable  environmental  law or
regulation in effect on the date Landlord deposited such hazardous substances on
the Real Estate.

    15.5  To the best of  Landlord's  actual  knowledge,  but  without  Landlord
having conducted any independent  investigations,  Landlord  represents that the
Demised Premises are not  contaminated,  as of the Date of Lease,  with unlawful
quantities of hazardous  substances deemed toxic under any applicable statute in
effect on the Date of Lease.  The  foregoing  representation  is made solely and
exclusively  for the  benefit of Tenant.  No other  person or entity  shall have
privity or  standing  with  respect to said  representation  nor shall any other
person or entity be deemed a  beneficiary  of such  representation.  If Landlord
deposits on the Real Estate unlawful  quantities of hazardous  substances deemed
toxic under any applicable  statute in effect on the date Landlord deposits such
hazardous substances  ("ENVIRONMENTAL DEFECT"), then, Landlord shall immediately
cause,  at its sole cost and  expense,  and  without  material  interference  to
Tenant's  operations at the Demised Premises,  such  Environmental  Defect to be
remediated and brought into  compliance with all applicable  Environmental  Laws
and Landlord  agrees to indemnify  and hold Tenant  harmless with respect to any
losses, liability,  claims (whether governmental or private),  penalties,  fees,
costs, damages and expenses (including,  without limitation, all remediation and
associated   costs  and   reasonable   attorneys   fees)  arising  out  of  such
Environmental Defect.

16. ASSIGNMENT; SUBLEASING

    16.1  Tenant,  for  itself,  its legal  representatives,  creditors,  heirs,
distributees,   administrators,  trustees,  successors  and  assigns,  expressly
covenants that it shall not assign, mortgage,  pledge or otherwise encumber this
Lease;  nor,  except as  specifically  set forth below,  underlet,  or suffer or
permit the Demised  Premises or any part thereof to be used by anyone other than
the Tenant named in Section 1.1.

    16.2  For purposes of this Article,  any occupancy  arrangement  (including,
without  limitation,  verbal  agreements,  management  agreements,  concessions,
licenses and space-sharing agreements or arrangements) affecting all or any part
of the  Demised  Premises,  other  than  a  direct  lease  with  Landlord  or an
assignment  of  this  Lease  permitted  hereunder,  shall  be  referred  to as a
"SUBLEASE";  and any user or occupant  of all or part of the  Demised  Premises,
other than the Tenant or an  assignee  permitted  under  this  Article  shall be
referred to as a "SUBLESSEE."

    16.3  If Tenant shall desire to assign this Lease,  or to permit a Sublessee
to use or occupy all or any portion of the  Demised  Premises  ("SUBLEASE"  or a
"SUBLEASING"),  Tenant  shall  first  submit in writing to  Landlord or Managing
Agent a notice ("TENANT'S TRANSFER NOTICE") setting forth in reasonable detail:

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         (a)  the identity and address of the proposed assignee or Sublessee;

         (b)  the terms and conditions of the assignment or Subleasing;

         (c)  the nature and character of the business of the proposed  assignee
              or Sublessee and its proposed use of the Demised Premises;

         (d)  banking,  financial and  other credit information  relating to the
              proposed assignee or Sublessee  reasonably  sufficient  to  enable
              Landlord  to  determine  the  proposed  assignee's  or Sublessee's
              financial responsibility; and

         (e)  in  the case of a  Subleasing  of only a  portion  of the  Demised
              Premises,   plans  and   specifications   for   Tenant's   layout,
              partitioning,  and electrical installations for the portion of the
              Demised Premises to be subleased.

    16.4 (a) If  the  nature  and  character  of the  business  of the  proposed
assignee  or  Sublessee,  and the  proposed  use and  occupancy  of the  Demised
Premises,  or any portion thereof, by the proposed assignee or Sublessee,  is in
keeping and  compatible  with the Permitted Use and the dignity and character of
the Building, then, subject to compliance with the requirements of this Article,
Landlord agrees not to unreasonably withhold,  delay or condition its consent to
any such  proposed  assignment or  Subleasing;  provided,  however,  that Tenant
shall, in Tenant's  Transfer  Notice,  advise Landlord of Tenant's  intention to
assign  this Lease or to permit a  Subleasing  of all or any part of the Demised
Premises,  from,  on and after a stated  date (which date shall not be less than
fifteen (15) days after the sending of Tenant's Transfer Notice), in which event
Landlord shall have the right ("LANDLORD'S RECAPTURE Right"), to be exercised by
giving written notice ("LANDLORD'S RECAPTURE NOTICE") to Tenant to recapture the
space described in Tenant's Transfer Notice.  Landlord's Recapture Notice shall,
if given,  cancel and  terminate  this Lease with  respect to the space  therein
described  as of the date which shall be the later of (1) thirty (30) days after
the date set forth in Tenant's  Transfer Notice as the intended  commencement of
the proposed  assignment or Sublease,  or (2) the date that Landlord  receives a
temporary or permanent  certificate  of occupancy  permitting  the assignee's or
Sublessee's  occupancy  of the  relevant  portion of the Demised  Premises.  If,
however,  Tenant's Transfer Notice identifies a Subleasing of all or any part of
the Demised  Premises  for less than the entire  remaining  balance of the Lease
term, then, in that case, the recapture by Landlord shall be temporary,  lasting
only for the duration of the Sublease term.

         (b) If  less  than  all  of  the  Demised  Premises  are  recaptured by
Landlord,  Landlord  shall  construct  and erect  such  partitioning  and modify
Building systems as may be reasonably required to separate the space retained by
Tenant from the space recaptured.  The reasonable cost of such alterations shall
be equally  shared  between  Tenant and Landlord.  Tenant's  fifty percent (50%)
share of said  reasonable  cost shall  constitute  additional rent hereunder and
shall be payable to Landlord  within  thirty (30) days  following a statement to
Tenant from Landlord or Managing Agent for the amount thereof.  The Minimum Rent
and/or the Adjusted Minimum Rent,  Tenant's Occupancy  Percentage,  and Tenant's
Allotted Parking shall be adjusted pursuant to a written amendment to this Lease
on the basis of the number of square feet  retained by Tenant in  proportion  to
the number of square feet  demised  under this Lease  immediately  prior to such
recapture;  and this Lease,  as so amended,  shall  continue  thereafter in full
force and effect as to the portion of the Demised Premises retained by Tenant.

    16.5  In  addition to the  foregoing  requirements,  (a) no  Sublease  shall
violate any Law or result in the occupancy of the Demised  Premises by more than
two (2) sole proprietors,  firms, partnerships or corporations per floor; (b) no
Sublease  shall be for a term of less than two years,  unless the unexpired term
of this Lease shall be less than two years at the  commencement of the Sublease;
(c) no assignee or Sublessee  shall be an existing  tenant of, or any party then
negotiating  for space in, the  Building,  or any other land or  building in the
office park in which the Building is located which is (1) owned by Landlord, any
affiliate of Landlord or any  partnership  in which  Landlord or an affiliate of
Landlord is a partner,  or (2) managed by Landlord or an  affiliate of Landlord,
excluding Managing Agent,  unless Landlord has a controlling  ownership interest
in Managing Agent (any such property referred to under subsection  16.5(c)(1) or
(2) being hereinafter referred to as an "AFFILIATED PROPERTY");  (d) no Sublease
shall  result in the  occupancy  of less than 10,000  square feet of space;  (e)

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<PAGE>
there shall be no Default under any of the terms and conditions of this Lease at
the time of Tenant's Transfer Notice or at the effective date of such assignment
or  Subleasing;  (f) no  Subleasing  shall be for a rental  rate  less than that
currently  being charged for comparable  space in the Building or any Affiliated
Property; and (g) Tenant shall pay when due all brokerage or similar commissions
arising from any assignment or Sublease.

    16.6  Anything to  the  contrary in this Article  notwithstanding,  Landlord
shall not consent to any assignment or Sublease unless Tenant agrees at the time
of the proposed  assignment or Sublease and in Tenant's  Transfer  Notice to pay
over to Landlord  fifty  percent  (50%) of (a) all  consideration  (of  whatever
nature)  that would be payable  by the  prospective  assignee  or  Sublessee  to
Tenant,  whether in one or more  payments or transfers  and whether  pursuant to
such  assignment  or  Sublease or any other  agreement  related  thereto,  which
exceeds (which excess is  hereinafter  referred to as "PROFIT") (b) the pro rata
share of the Minimum Rent and Additional Rent allocable to the Demised Premises,
or the relevant portion thereof, payable by Tenant hereunder.

    16.7  Any Sublease  must  specifically  provide that (a) it shall be subject
and subordinate to all of the terms and conditions of this Lease; (b) the use of
the Demised Premises thereunder shall be restricted exclusively to the Permitted
Use; (c) the term thereof shall not extend beyond the  Expiration  Date;  (d) no
Sublessee  or  its  heirs,  distributees,   executors,   administrators,   legal
representatives,  trustees,  successors or assigns, without the prior consent of
Landlord in each instance,  which consent  Landlord may withhold in its absolute
discretion,  shall (1) assign,  whether by merger,  consolidation  or otherwise,
mortgage or encumber  its  interest in any  Sublease,  in whole or in part,  (2)
Sublease or permit the Subleasing of, that part of the Demised Premises affected
by such  Subleasing  or any  portion  thereof,  or (3)  permit  such part of the
Demised Premises  affected by such Subleasing or any part thereof to be occupied
or used,  by any  person  other  than  such  Sublessee;  and (e) in the event of
cancellation  or termination  of this Lease for any reason  whatsoever or of the
surrender of this Lease, whether voluntary,  involuntary or by operation of Law,
prior to the  expiration  date of such  Sublease,  including any  extensions and
renewals granted thereunder, the Sublessee, at Landlord's option and in its sole
discretion,  shall  either  vacate the  Demised  Premises or shall make full and
complete  attornment  to Landlord  for the balance of the term of the  Sublease,
which  attornment  shall be  evidenced  by an  agreement  in form and  substance
reasonably  satisfactory  to  Landlord  which the  Sublessee  shall  execute and
deliver  within five (5) business days after request by Landlord.  The Sublessee
shall waive the  provisions of any Law now or hereafter in effect which may give
the  Sublessee  any right of election to terminate  the Sublease or to surrender
possession  of the Demised  Premises in the event any  proceeding  is brought by
Landlord to terminate or assume this Lease.

    16.8  No assignee or  Sublessee  shall  receive any credit  whatsoever  from
Landlord for security  deposits,  rent or any other monies paid to Tenant unless
same shall have been actually received and receipted by Landlord.

    16.9  Each  of the  following  events  shall  be  deemed  to  constitute  an
"ASSIGNMENT"  of this  Lease and shall  require  the prior  written  consent  of
Landlord in each instance as provided in this Article  (which  consent shall not
be unreasonably withheld,  delayed or conditioned);  any person or entity making
an assignment  shall be referred to herein as an  "ASSIGNOR",  and any person or
entity  to  whom an  assignment  is made  shall  be  referred  to  herein  as an
"ASSIGNEE":

         (a) Any assignment or other transfer of this Lease by operation of Law;

         (b) Any hypothecation, pledge or collateral assignment of this Lease;

         (c) Any  assignment  or other transfer of this Lease in connection with
             bankruptcy or creditor's rights;

         (d) Subject to Section  16.18  hereof,  any  transfer  or  acquisition,
             whether  in  a  single  transaction  or  cumulatively,  of (1)  the
             majority  of  the issued and outstanding  stock or voting interests
             of a corporate  tenant,  except as may occur through  public trades
             on any recognized security  exchange  or  over-the-counter  market;
             (2)  a  majority  of   the  equitable  or  voting  interests  of  a
             Partnership  Tenant;  or (3) any general partnership  interest of a
             Partnership  Tenant (each of the foregoing  being  referred to as a
             "CONTROLLING INTEREST"); or

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<PAGE>
         (e) Subject to Section 16.18 hereof, any  issuance  (other  than  in  a
             public  offering)  of  an interest or interests in Tenant  (whether
             stock or partnership interests or otherwise) to any person,  entity
             or group of related  persons or affiliated  entities,  whether in a
             single   transaction  or  in  a  series  of  related  or  unrelated
             transactions,  such  that following  such  issuance,  such  person,
             entity or group shall hold a Controlling Interest in Tenant.

    16.10  Tenant, its Sublessees,  and their respective legal  representatives,
heirs, distributees, executors, administrators,  trustees, creditors, successors
and assigns  acknowledge and agree that the restriction that Landlord's  consent
under  certain  circumstances  to a  proposed  assignment  of this Lease or to a
Subleasing shall not be unreasonably withheld,  delayed or conditioned shall not
be intended or  construed  as an  agreement or covenant on the part of Landlord,
but rather as a qualification  on Tenant's  covenant not to assign this Lease or
enter into or permit any Sublease;  and it is further agreed that Landlord shall
not be liable in damages or subject to liability of any kind or nature  whatever
by reason of Landlord's  failure or refusal to grant its consent to any proposed
assignment  of this Lease or Subleasing  of the Demised  Premises,  the sole and
exclusive  recourse  being a declaratory  judgment on the question of Landlord's
reasonableness.  Notwithstanding  anything  contained  to the  contrary  in this
Section 16.10,  Landlord agrees that if a final  unappealable  judgment has been
entered  against  Landlord by a court of  competent  jurisdiction  stating  that
Landlord  unreasonably  failed or refused to grant its  consent to any  proposed
assignment  of this  Lease  or  subletting  of all or any  part  of the  Demised
Premises,  then, in such case, Landlord shall be liable in damages,  but only to
the  extent  said  damages  are  actual,  direct,  foreseeable,   proximate  and
compensatory.

    16.11  It is a condition to the  effectiveness of any assignment or Sublease
otherwise  complying  with  this  Article  that (a)  Tenant  shall  increase  on
Landlord's demand the amount of Security  deposited with Landlord,  if any, by a
sum to be reasonably  determined by Landlord and (b) the assignee shall execute,
acknowledge  and  deliver  to  Landlord  an  agreement  in  form  and  substance
reasonably satisfactory to Landlord whereby the assignee assumes all obligations
of Tenant under this Lease, and agrees that the provisions of this Article shall
continue  to be binding  upon it in respect  of all future  assignments  of this
Lease. No assignment or Sublease of this Lease shall release the assignor or any
guarantor or obligor  hereof from its  continuing  obligations to Landlord under
this Lease or any  renewals,  extensions  or  modifications  thereof,  except as
expressly  herein  provided or agreed to in writing by Landlord and Tenant;  and
Tenant,  its guarantors and obligors and any subsequent  assignor shall continue
to remain jointly and severally  liable (as primary obligor) for all of Tenant's
obligations hereunder.

    16.12  Tenant,  at its expense,  covenants to obtain all permits,  approvals
and  certificates of occupancy  required by any  Governmental  Authority for any
work or in connection  with any assignment of this Lease or any Sublease and any
alterations to the Demised  Premises in connection  therewith,  and Tenant shall
deliver  copies of the same to Landlord  prior to the  commencement  of work, if
work is to be done,  and  prior to the  occupancy  of any or all of the  Demised
Premises by the assignee or Sublessee. Upon Tenant's written notice to Landlord,
Landlord, at Tenant's expense,  shall reasonably cooperate with Tenant to assist
Tenant in obtaining the necessary legal permits required in connection with such
work. All such alterations shall be in strict compliance with Article 13 hereof.
Tenant  shall  submit a duplicate  original  counterpart  of the  assignment  or
Sublease to Landlord within five (5) business days of the date of execution.

    16.13  If Landlord  withholds  its  consent to any  proposed  assignment  or
Sublease as  permitted  in this  Article,  or if Landlord  exercises  Landlord's
Recapture  Right under Section  16.4,  Tenant shall  indemnify,  defend and hold
harmless Landlord against and from all loss, liability,  damage, reasonable cost
and reasonable  expense  (including  reasonable  attorneys'  fees and reasonable
disbursements)  resulting  from any claims that may be made against  Landlord by
the proposed assignee or Sublessee or by any brokers or other persons claiming a
commission or similar compensation in connection with the proposed assignment or
Sublease.  Notwithstanding  the  foregoing,  Tenant  shall not be liable for the
gross negligence or willful misconduct of Landlord, its employees or agents.

    16.14  If  Landlord  consents to any  proposed  assignment  or Sublease  and
Tenant  fails to  consummate  the  assignment  or  Sublease  to  which  Landlord
consented within sixty (60) days after the giving of such consent,  Tenant shall

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<PAGE>
be required  again to comply with all of the  provisions  and conditions of this
Article  before  assigning  this Lease or Subleasing  all or part of the Demised
Premises.

    16.15  The joint and several liability of the named Tenant and any immediate
or remote  successor in interest of the named Tenant for the due performance and
observance  of all  covenants  and  conditions  to be performed  and observed by
Tenant  hereunder shall not be impaired by any agreement of Landlord or Managing
Agent  extending the time for such  performance  or observance or by Landlord or
Managing Agent's waiving or failing to enforce any provision of this Lease.

    16.16  The  listing of any name  other than that of Tenant or any  permitted
assignee or Sublessee on any door of the Demised Premises or on any directory or
in any elevator in the Building or otherwise  shall be at Landlord's  reasonable
discretion,  and shall not  operate  to vest in the person so named any right or
interest in this Lease or in the Demised Premises or the Building,  or be deemed
to constitute,  or serve as a substitute  for, any prior consent  required under
this  Article,  and it is understood  that any such listing  shall  constitute a
license  extended by Landlord  which shall be revocable at Landlord's  option by
written  notice to Tenant.  Landlord  shall  exercise  reasonable  discretion in
determining  whether  to  revoke  the  license  referenced  in  the  immediately
preceding sentence.

    16.17  If this Lease is  assigned,  or if the  Demised  Premises or any part
thereof is subleased,  Landlord may, after an uncured Event of Default,  collect
rent directly from the assignee or Sublessee and apply the net amount  collected
to the rent herein reserved;  but no such  assignment,  Subleasing or collection
shall be deemed a waiver of this  covenant or the  acceptance of the assignee or
Sublessee as a tenant,  or a release of Tenant from the further  performance  by
Tenant of any of the covenants on the part of Tenant  contained  herein;  and no
such  collection of rent by Landlord  shall be  characterized  as a termination,
cancellation or  modification of this Lease,  unless Landlord so notifies Tenant
in writing.

    16.18  Any provisions of this Article to the contrary  notwithstanding,  but
subject to the other terms, conditions and provisions contained in said Article,
including but not limited to Section 16.3:

         (a) Any corporate Tenant shall have the right, without  the  consent of
Landlord and free of Landlord's Recapture Right, but after Landlord's receipt of
Tenant's  Transfer  Notice,  to assign this Lease or sublease all or any part of
the Demised  Premises to any  corporation  controlling,  controlled  by or under
common control with Tenant;  provided that no such assignee shall further assign
this Lease or sublease any or all of the Demised  Premises and no such Sublessee
shall assign or encumber its Sublease or further sublease all or any part of the
Demised  Premises;  and  provided,  further,  that any event  resulting  in such
assignee or Sublessee ceasing to be a corporation controlling,  controlled by or
under common control with Tenant shall be deemed to be an assignment or Sublease
requiring  the prior  consent of  Landlord  pursuant to the  provisions  of this
Article and Tenant shall  thereupon  comply with all  provisions of this Article
applicable thereto.  For purposes hereof,  "CONTROL" means ownership of at least
sixty percent (60%) of the issued and outstanding voting stock of such
corporation.

         (b) Any corporate Tenant shall also have the right, without the consent
of Landlord and free of Landlord's Recapture Right, but after Landlord's receipt
of Tenant's Transfer Notice, to assign this Lease to any corporation  succeeding
to Tenant by merger or consolidation  in  accordance  with  applicable statutory
provisions for merger or  consolidation of corporations or by purchase of all or
substantially  all of Tenant's assets;  provided that subsequent to such merger,
consolidation or purchase,  the shareholder's equity (capital stock,  additional
paid-in  capital and retained  earnings)  of the  successor  corporation  or the
purchasing  corporation,  as the  case may be,  shall  be at least  equal to the
shareholder's  equity of Tenant immediately prior to such merger,  consolidation
or purchase and this fact shall be so certified by the chief  financial  officer
of the assignor and the assignee.

         (c) It  is  Landlord's  intent  to  permit  assignment  and  Subleasing
pursuant to this Section  exclusively  as an  accommodation to the bona fide and
legitimate business  organizational  needs of Tenant,  and  notwithstanding  the
provisions  hereof,  no  assignment  of this Lease or  Subleasing  of all or any

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<PAGE>
part of  the  Demised  Premises  without  Landlord's  consent hereunder shall be
permitted where the sole or  primary  purpose  of such assignment or  Subleasing
is to permit occupancy of all or any part  of the  Demised  Premises  by a third
party  in  avoidance  of Landlord's  consent,  or in the case of a corporation's
purchasing  all  or  substantially  all  of  Tenant's  assets,  where this Lease
constitutes all or a substantial portion of such assets.

         (d) Tenant shall promptly give  Landlord  prior  written  notice of any
assignment  of  this  Lease  or  Subleasing  as  required   under  this  Section
accompanied by all  documentation  required by Landlord to establish  compliance
with the  requirements of subsections  (a) and (b) above,  and Tenant shall also
promptly  provide  Landlord  with a copy of any executed  instrument  of merger,
consolidation or assignment or the executed Sublease, as the case may be.

    16.19  Notwithstanding   anything  contained  in  this  Article  16  to  the
contrary,  Landlord  acknowledges  and consents to the use and occupancy by GMAC
Mortgage  Corporation  ("GMAC")  of 26,641  square  feet of space on the  Fourth
Floor,  East Wing of the Demised  Premises  pursuant to the terms of the Use and
Occupancy  Agreement of even date herewith entered into between Tenant and GMAC.
Landlord agrees that such use and occupancy by GMAC is not subject to Landlord's
right of recapture under this Article and further agrees that such possession by
GMAC  pursuant to the  Occupancy  Agreement is a use and  occupancy and does not
rise to the level of a sublease,  provided  that GMAC vacates the Building by no
later than 180 days after the Date of Lease.

17. NOTIFICATION BY TENANT

    17.1  Tenant shall inform Landlord or its Managing Agent immediately in case
of fire or accident  within the  Demised  Premises  or  elsewhere  upon the Real
Estate if  involving  Tenant,  any  Sublessee,  or the  employees or Visitors of
either, or if Tenant has actual knowledge of such fire or accident.

18. RULES AND REGULATIONS

    18.1  Tenant,  for  itself and for any  Sublessee  and their  employees  and
Visitors,  covenants  to comply  with the Rules and  Regulations.  Landlord  and
Managing Agent shall have the right to make reasonable  additions and amendments
to the Rules and Regulations from time to time, and Tenant, on behalf of itself,
any  Sublessee  and their  employees  and  Visitors,  agrees to comply with such
additions and  amendments  after  deliveries of copies  thereof to Tenant or the
posting  of  copies  thereof  in a  prominent  place  in the  Building.  No such
additions and amendments to the Rules and Regulations shall materially  increase
Tenant's obligations under this Lease. Landlord shall not apply any of the Rules
and Regulations  against Tenant on a  discriminatory  basis, it being understood
and  acknowledged  by Tenant that: (a) its specific use of the Demised  Premises
may be the predicate for Landlord  promulgating  and enforcing  reasonable Rules
and  Regulations  against  Tenant that may be  applicable  only to Tenant and no
other tenant or occupant of the Building; and (b) Landlord's failure to apply or
enforce a rule  against a tenant  whose lease does not give or provide  Landlord
with a right to  enforce  or apply the rule  against  that  tenant  shall not be
deemed  to be an  application  of that  rule on a  discriminatory  basis  should
Landlord apply that rule to or against Tenant.

19. PEACEABLE ENJOYMENT

    19.1  Subject to the terms and provisions of this Lease and to all mortgages
and  ground  leases  of  record  to  which  this  Lease  may  be or  may  become
subordinate,  Tenant,  upon timely payment of all Minimum Rent, Adjusted Minimum
Rent,  additional rent, and other monies due and payable by Tenant hereunder and
upon  Tenant's  observing,  keeping  and  performing  all of the other terms and
provisions of this Lease,  shall  lawfully,  peaceably  and quietly have,  hold,
occupy and enjoy the Demised Premises during the term hereof.  As of the Date of
Lease, no ground lease of record encumbers the Real Estate.

20. SURRENDER

    20.1  Upon the last day of the term of this Lease, or the sooner termination
thereof,  Tenant shall quit and  surrender  the Demised  Premises to Landlord in
good order,  condition and repair,  except for ordinary  wear and tear;  and the
Demised  Premises and the  remainder of the Real Estate shall be free of any and

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<PAGE>
all hazardous  substances,  wastes or conditions and shall be in compliance with
all applicable Laws of any Environmental Authority, but only with respect to any
hazardous  substances  or wastes for which  Tenant is  responsible  hereunder or
pursuant to any Law.

    20.2  Prior to or upon the  expiration or sooner  termination of this Lease,
Tenant,  at its own cost and expense shall remove from the Demised  Premises all
trade fixtures, partitions,  equipment, personal property, or other improvements
required to be removed from the Demised Premises  pursuant to Article 13 without
injury to the Demised  Premises.  All such property that is not removed from the
Demised  Premises  prior to the  expiration or sooner  termination of this Lease
shall  be,  at the  election  of  Landlord  and  with  absolutely  no  liability
whatsoever  to Tenant or any  Sublessee,  either (a)  retained or disposed of by
Landlord as its own property without any obligation  whatsoever to Tenant or any
Sublessee or (b) removed from the Demised  Premises and disposed of by any means
whatsoever by Landlord, at Tenant's sole cost and expense.

    20.3  Tenant's obligation to observe the covenants contained in this Article
shall survive the expiration or sooner termination of this Lease.

    20.4  Notwithstanding anything to the contrary contained herein, if the last
day of the term of this  Lease or any  renewal  or  extension  thereof  falls on
Sunday, this Lease shall expire at noon the preceding Saturday;  if the last day
of the term of this Lease or any renewal or extension  thereof  falls on a Legal
Holiday, this Lease shall expire at noon on the preceding business day.

21. HOLDING OVER

    21.1  Tenant shall pay Landlord one hundred fifty percent (150%) of the fair
market  rental  value of the  Demised  Premises,  as  reasonably  determined  by
Landlord  (but in no event less than one  hundred  fifty  percent  (150%) of the
Adjusted Minimum Rent then applicable under the Lease) for each month or partial
month during which Tenant or any  Sublessee  retains  possession  of the Demised
Premises,  or any part thereof,  after the expiration or earlier  termination of
this Lease.

    21.2  Nothing  contained  in  this  Lease,  nor the  paying  by  Tenant  and
acceptance  by  Landlord  or Managing  Agent of  holdover  rent,  nor any verbal
consent by anyone nor any detrimental reliance by Tenant or any Sublessee, shall
be construed as a consent by Landlord to the  occupancy or  possession by Tenant
or such  Sublessee  of the Demised  Premises or any portion  thereof  beyond the
Expiration Date or sooner termination of the term hereof, unless consented to in
writing by Landlord in its sole discretion.  Landlord,  upon the Expiration Date
or  sooner   termination  of  the  term  hereof,   shall  also  be  entitled  to
consequential  damages and to the benefit of all other  available legal remedies
for summary possession of the Demised Premises.

22. INDEMNITY

    22.1  Tenant  shall be liable for  the acts and  omissions  of  Tenant,  its
Sublessee(s)  and any  Visitors of Tenant with  respect to the Real  Estate.  In
accordance therewith, Tenant shall defend, indemnify and hold harmless Landlord,
its directors, officers, partners, employees,  shareholders and agents and their
predecessors in interest and successors and assigns against and from (a) any and
all claims (1)  arising  from the  conduct  of Tenant or any  Sublessee,  or the
employees  or  Visitors  of  either,  or of any  business  or any  work or thing
whatsoever done to the Demised  Premises,  or any condition  created in or about
the  Demised  Premises  during  the  term of this  Lease  and  arising  from the
occupancy of Tenant, except to the extent due to the gross negligence or willful
misconduct  of  Landlord,  its  employees  or  agents  or (2)  arising  from any
negligent or otherwise  wrongful act or omission of Tenant or any Sublessee,  or
the employees or Visitors of either;  (b) any failure by Tenant or any Sublessee
to comply with the provisions of this Lease; (c) all reasonable costs,  expenses
and  liabilities  incurred  by Landlord  in  connection  with each such claim or
action  or  proceeding  brought  thereon,  including  but  not  limited  to  all
reasonable legal fees and expenses; and (d) any damages suffered by Landlord due
to the holding over in the Demised  Premises by Tenant or any  Sublessee  beyond
the expiration or sooner termination of this Lease.

    22.2  Landlord  shall be liable for the acts and omissions of Landlord,  its
agents and employees with respect to the Real Estate.  In accordance  therewith,
Landlord  shall  defend,  indemnify  and hold harmless  Tenant,  its  directors,
officers, partners, employees, shareholders and agents and their predecessors in

                                       24
<PAGE>
interest and successors and assigns  against and from (a) any and all claims (1)
arising from the conduct of Landlord,  its agents or  employees,  or (2) arising
from any negligent or otherwise wrongful act or omission of Landlord, its agents
or  employees;  (b) any failure by  Landlord,  its agents or employees to comply
with the provisions of this Lease;  and (c) all reasonable  costs,  expenses and
liabilities  incurred by Tenant in connection  with each such claim or action or
proceeding  brought  thereon,  including but not limited to all reasonable legal
fees and expenses.

    22.3  In case any action or proceeding  shall be brought against Landlord or
Tenant,  as the  case may be,  in  connection  with any of the  indemnifications
contained in this Article,  the indemnitor,  upon notice from indemnitee,  shall
resist  and  defend  such  action or  proceeding  with  counsel  previously  and
reasonably approved by the indemnitee.

23. LANDLORD'S WORK

    23.1  Tenant agrees to accept the Demised  Premises in its "as is" condition
as of the Commencement Date.  Landlord represents that, as of the Date of Lease,
the Demised Premises and the Permitted Use do not violate applicable zoning laws
in effect on the Date of Lease.

24. SERVICES TO BE PROVIDED BY LANDLORD

    24.1  Subject to the other  provisions  hereof,  Landlord  shall maintain in
good working  order and repair the exterior and the  structural  portions of the
Building,  including the structural portions of the Demised Premises, the common
portions of the Building interior and the Building  plumbing,  electrical,  HVAC
systems,  including those Building  systems serving the Demised  Premises.  Such
services shall be included in Operating  Costs, as provided in Article 6 hereof.
Tenant  agrees  to give  prompt  notice to  Landlord  or  Managing  Agent of any
condition in the Demised  Premises in need of repair and  Landlord  shall comply
with its  maintenance  and repair  obligations  under this Lease as  promptly as
reasonably practicable.

    24.2  So long as no uncured  Event of Default  continues to exist,  Landlord
shall provide the following services to Tenant, the cost of which services shall
be included in Operating Costs:

         (a) Public elevator service on business days from 8 a.m. to  6 p.m. and
one elevator  subject to call at all other times.

         (b) Subject  to  Article  26,  HVAC  to  the  Demised  Premises and the
Building.

         (c) Potable water for ordinary lavatory  purposes;  provided,  however,
if  Tenant  uses  or  consumes  water  for  any other purposes or for use in the
Cafeteria,  Landlord  may  install  a  water  meter at Tenant's cost and expense
to register such water consumption;  Tenant shall thereafter  maintain the water
meter in good working order and repair and shall be obligated to pay Landlord as
additional rent for water consumed as shown on said meter.

         (d) Subject  to  the  Cleaning  Service  Rider and Article 27, cleaning
service for the Demised Premises and for the common areas of the Building.

         (e) The  listing  of  Tenant's  name  on the  Building lobby directory,
if any;  provided  that any  changes  to  Tenant's  listing  on  said  directory
or any other  directory in  the Building or  on the remainder of the Real Estate
shall  be  (1)  in  conformity  with  Landlord's  reasonable  Building  standard
design,  (2) prepared by Landlord and at Tenant's expense,  if subsequent to the
Commencement  Date;  and (3) for the Tenant named in Article 1 or such Sublessee
or assignee  permitted in strict compliance with Article 16. Landlord shall have
no obligation to list more than two names on the Building lobby directory.

    24.3  Landlord reserves the right to stop any of the services to be provided
hereunder when reasonably  necessary by reason of accident or emergency,  or for
repairs,  alterations,  replacements  or  improvements  which  Landlord,  in its
reasonable discretion,  may deem necessary or desirable,  without same affecting
Tenant's  obligations  hereunder.  Landlord  shall  use  reasonable  efforts  to
minimize the scope and duration of the service stoppages referenced in the first
(1st) sentence of this Section. Landlord shall give Tenant prior oral or written

                                       25
<PAGE>
notification  before  stopping any of such  services  and Landlord  shall not be
liable to Tenant by reason of any inconvenience, annoyance or injury to business
arising from any of such service stoppages.

25. ELECTRICITY

    25.1  Landlord's  obligation to supply electric  current shall be limited to
the current required to power the Building standard HVAC systems, elevators, and
the lighting of common  areas of the Building and the Real Estate,  the costs of
which  shall be  included  in  Operating  Costs.  As of the Date of  Lease,  the
electrical capacity for the Demised Premises is three and one-half (3 1/2) watts
connected per usable square foot.

    25.2  Tenant shall arrange with the appropriate  utility to purchase and pay
for all of the  electric  current  requirements  for  light  and  power  used in
connection  with Tenant's use and occupancy of the Demised  Premises,  including
all  electrical  power  for  Tenant's  office  equipment  and  for  any  special
electrical or mechanical equipment serving only the Demised Premises.

    25.3  Tenant  shall  in a  timely  manner  execute  any  and  all  forms  or
applications for electric  service,  and shall provide any security  required by
the local utility  company  supplying  electric  current to the Building for the
metering of all electric  current and power  required  for the  operation of the
electrical  equipment of any nature  whatsoever and lights within or serving the
Demised Premises.

    25.4  As an  alternative  to the  obligations  of Landlord and Tenant as set
forth in Sections  25.1 and 25.2 above,  Landlord may elect,  at its option,  to
meter and furnish,  at Landlord's  expense,  the electric  current to the entire
floor of which the Demised Premises forms a part or the Building,  in which case
Tenant shall pay as additional  rent Tenant's share of Landlord's cost therefor.
Tenant's  share of costs  under this  Section  shall be based upon a  percentage
which the area of the Demised  Premises  bears to the total rentable area of the
floor or Building which is served by said meter.

    25.5  Tenant  shall  not  bypass or  otherwise  adversely  affect the proper
operation of any electrical or other utility meter.

    25.6  Tenant's  right  to use the  services  of an  alternative  electricity
service provider ("ASP") is hereinafter  governed by and set forth in Article 55
hereof.

26. HEATING, VENTILATION AND AIR CONDITIONING

    26.1  Landlord  shall  provide  and  furnish  Building  HVAC to  the Demised
Premises  and the Building  between the hours of 8:00 a.m. to 6:00 p.m.,  Monday
through  Friday,  other than Legal  Holidays.  Any special HVAC  requirements of
Tenant shall be at Tenant's sole cost and expense.

    26.2  At all other times not  otherwise  provided for in Section 26.1 above,
Landlord  agrees  that it  shall  provide  after-hours  HVAC,  upon  written  or
telephone  request from Tenant at least eight (8)  business  hours in advance of
such extra hours of operation, stating the hours of operation desired, for which
Tenant shall pay to Landlord as additional  rent  hereunder,  a sum equal to one
hundred dollars  ($100.00) per hour per floor or portion thereof,  for providing
HVAC  (irrespective  of whether any other  tenants in the Building are furnished
with HVAC at the same time), that charge being intended to cover Landlord's cost
for  providing  same. If during the term of this Lease,  or any renewal  hereof,
Landlord's  actual cost for providing  after-hours HVAC shall increase by virtue
of  utility  rate  increases  or fuel  cost  increases  or wage  increases,  the
above-specified  hourly charge shall be reasonably adjusted from time to time to
reflect  said  increases.  In addition  to the  foregoing,  should  there be any
charges  incurred  and paid by Landlord for  attendant  engineers or for similar
additional  requirements as may be imposed from time to time by any Governmental
Authority,  collective  bargaining  agreement  or the  like,  Tenant  agrees  to
reimburse  Landlord  for  its  out-of-pocket  expenses  incurred  in  connection
therewith, related to the after-hours service requested by Tenant.

                                       26
<PAGE>
27. CLEANING SERVICES

    27.1  Landlord shall maintain the grounds, common areas and Parking Areas in
good order and in such reputable manner as would a prudent landlord of an office
building that is reasonably similar to the Building in tenant mix, size, use and
location.  So long as no  uncured  Event of  Default  exists  and is  continuing
hereunder,  Landlord  shall  provide  such other  cleaning  services  within the
Demised Premises as are set forth on the Cleaning Service Rider.

    27.2  Tenant  acknowledges that Landlord's  obligation to cause the areas of
the Demised Premises to be cleaned excludes any portions of the Demised Premises
not used as office areas;  provided,  however,  Landlord  shall provide  minimal
office style  cleaning,  such as  vacuuming,  light dusting and trash removal to
certain  non-office areas in the Demised  Premises,  including,  exercise areas,
closets,  storage rooms, mailrooms,  computer areas, restrooms and the Cafeteria
Space. Tenant shall pay directly to Landlord the reasonable cost of removal from
the Demised  Premises of any of Tenant's  rubbish,  including  large  cartons or
other  containers or refuse,  in excess of that  generated  from the  day-to-day
operation  of an  executive  and  administrative  office of Tenant's  size;  and
Tenant,  at Tenant's  expense,  shall cause all portions of the Demised Premises
not used as  office  areas to be  cleaned  daily in a manner  and by a person or
entity reasonably  satisfactory to Landlord.  Tenant, at Tenant's expense,  also
shall  cause  any  portions  of the  Demised  Premises  used  for  the  storage,
preparation,  service or  consumption  of food or beverages  to be  exterminated
against infestation by vermin, rodents, bugs and insects both on a regular basis
and whenever there shall be evidence of any infestation.

    27.3  Tenant shall  contract with a contractor  reasonably  satisfactory  to
Landlord for the removal of garbage,  excess  refuse and  rubbish,  for cleaning
services in excess of those  furnished  by Landlord,  and Tenant shall  contract
with a contractor  reasonably  satisfactory  to Landlord  for the  extermination
services required hereunder.

28. LANDLORD'S ACCESS TO DEMISED PREMISES AND ALTERATIONS

    28.1 (a) Landlord  or Landlord's  employees or agents,  shall have the right
to enter  and/or  pass  through the Demised  Premises  or any part  thereof,  at
reasonable  times during  reasonable hours with reasonable prior oral or written
notification  (or in the  event  of an  emergency,  at any  time  without  prior
notification of any kind  whatsoever) (1) to examine the Demised Premises and to
show them to the holders of mortgages or prospective  purchasers,  mortgagees or
lessees of the  Building;  (2) for the purpose of making such repairs or changes
in or to the Demised Premises or its facilities,  as may be provided for by this
Lease or as may be mutually  agreed  upon by the  parties or as Landlord  may be
required  to make by Law or in order to repair,  maintain or improve the Demised
Premises or any other portion of the Building or its fixtures or facilities; and
(3) during the last  twenty-four  (24) months of the term of the Lease,  for the
purposes of showing the Demised  Premises to prospective  tenants;  if, however,
Tenant  exercises  its first (1st) or both Renewal  Options  (defined in Section
51.1 hereof),  then, the aforementioned  twelve (12) month period shall refer to
the last year of the first (1st) or second (2nd)  Renewal  Term, as the case may
be. Notwithstanding  anything contained to the contrary in this Section 28.1(a),
Landlord  shall not be required to give Tenant  prior  notification  of any kind
whatsoever  before  entering the Demised  Premises for the purpose of performing
janitorial service,  recurring maintenance and/or routine repairs.  Tenant shall
permit  Landlord  to use,  maintain,  replace and improve  pipes,  conduits  and
supports in and through the Demised Premises and to erect new pipes and conduits
and structural members therein or therethrough,  provided such new installations
are concealed within walls,  floors, or ceilings and do not materially  diminish
or substantially interfere with Tenant's use of the Demised Premises. Subject to
Section 28.3 hereof,  Landlord may,  during the progress of any work in or about
the Demised  Premises,  take all necessary  materials  and equipment  therein or
therethrough without the same constituting an eviction.

         (b) If  Tenant  is  not  present  to open  and permit an entry into the
Demised  Premises,  Landlord  or  Landlord's  employees or agents  may enter the
same whenever such entry may be reasonably  necessary or  permissible  by master
key or forcibly and, provided reasonable care is exercised to safeguard Tenant's
employees  and its  property,  such  entry  shall  not  render  Landlord  or its
employees or agents liable  therefor,  nor in any event shall the obligations of
Tenant hereunder be affected.  If during the last month of the term Tenant shall
have removed all or  substantially  all of Tenant's or any Sublessee's  property

                                       27
<PAGE>
therefrom  and shall have ceased its use of the Demised  Premises,  Landlord may
immediately  enter,  alter,  renovate or redecorate the Demised Premises without
limitation and the Lease shall be deemed terminated as of the date of such entry
by Landlord.

    28.2  Landlord,  its agents and employees  shall have the right at any time,
without the same  constituting  an eviction and without  incurring  liability to
Tenant  therefor  (a) to  change  the  arrangement  and/or  location  of  public
entrances,  passageways,  doors, doorways, corridors, elevators, stairs, toilets
or any  other  public  parts of the  Building,  provided  such  change  does not
unreasonably  interfere with Tenant's access to or use of the common areas;  (b)
to make repairs, alterations or improvements to any portion of the Building; (c)
to perform any work that may be reasonably  necessary to comply with any Laws of
any Governmental  Authority having jurisdiction over the Demised Premises or the
Building or to prevent  waste or  deterioration  of the Demised  Premises or the
Building;  (d) to change the name,  number or  designation by which the Building
may be known; or (e) to change any lawns,  sidewalks,  driveways,  Parking Areas
(but not decrease the Allotted Parking,  except as expressly permitted elsewhere
in this Lease) or streets adjacent to or around the Building.

    28.3  Landlord shall use reasonable  efforts to minimize its  disturbance of
Tenant in undertaking  the activities  described in this Article (and in Section
24.3 hereof) in or adjacent to the Demised  Premises,  and Landlord shall not be
liable to Tenant by reason of any inconvenience, annoyance or injury to business
arising from the service  stoppages  referenced  in Section 24.3 hereof and from
any of the aforementioned alterations, additions, and improvements.

29. LIMITATION OF LIABILITY

    29.1  Notwithstanding  anything to  the contrary contained herein,  each and
every term,  covenant,  condition  and  provision of this Lease,  is hereby made
specifically subject to the provisions of this Article.

    29.2  The term  "LANDLORD"  as used in this  Lease  means  only the  current
Landlord  or Building  Lessor,  so that in the event of any  conveyance  of such
interest and the transfer to the  transferee  of any funds then being held under
this Lease by Landlord,  such Landlord shall be and hereby is entirely freed and
relieved of any and all obligations of Landlord hereunder  thereafter  accruing,
and the  transferee  shall be and  hereby is deemed to have  assumed  all of the
obligations   of  Landlord   hereunder.   The  foregoing   provision   shall  be
self-operative  and  shall be  deemed  to occur  automatically  without  further
agreement between Landlord and Tenant.

    29.3  It is further specifically  understood and agreed that notwithstanding
anything to the contrary  contained  herein or  otherwise  provided at Law or in
equity, there shall be absolutely (a) no liability whatsoever to Landlord or any
lessor of the Land ("LAND  LESSOR")  in excess of either's  interest in the Real
Estate,  (whether  any  of  the  foregoing  be  an  individual,  proprietorship,
corporation,  joint  venture,  tenancy in  common,  firm,  partnership  or other
entity);  (b) no personal liability whatsoever on the part of the members of any
firm,  proprietorship,   partnership,  joint  venture  or  other  unincorporated
Landlord  or Land  Lessor  with  respect to any of the terms,  covenants  and/or
conditions  of this  Lease;  and (c) no  personal  liability  on the part of any
director, officer, or employee of any Landlord or Land Lessor. In the event of a
breach or default by Landlord of any of its obligations  under this Lease or any
claim or suit in  respect  of this  Lease or the  Demised  Premises  or the Real
Estate or any portion thereof, Tenant shall look solely to the then Landlord for
the  satisfaction  of each and every remedy of Tenant,  and no judgment shall be
entered against any individual, director, officer, employee, partner, proprietor
or joint  venturer of Landlord  or Land Lessor or any of their  predecessors  in
interest or successors in interest,  such exculpation of personal and additional
liability which is in excess of such person's or  partnership's  interest in the
Real Estate to be absolute and without any exception whatsoever.

    29.4  INTENTIONALLY DELETED PRIOR TO EXECUTION

    29.5  Landlord  shall  not be liable for failure to furnish any  services or
take any other  action  required  to be provided  by it  hereunder  by reason of
conditions beyond Landlord's  reasonable control, nor for consequential  damages
arising  therefrom.  There shall be no  allowance  to Tenant for  diminution  of
rental value and no liability on the part of Landlord or its employees or agents
by reason  of  inconvenience,  annoyance  or injury  to  business  arising  from

                                       28
<PAGE>
Landlord or others  making  repairs,  alterations,  additions,  improvements  or
installations in or to any portion of the Building or the Demised Premises or in
and to the fixtures,  appurtenances or equipment  thereof,  except to the extent
such  inconvenience,  annoyance  or  injury to  business  is caused by the gross
negligence or willful  misconduct of Landlord,  its agents or employees.  Tenant
agrees that  Tenant's  sole remedy at law in such  instance will be by way of an
action for damages for breach of contract.  The provisions of this Article shall
not apply in the case of fire or other casualty which are not the responsibility
of Tenant and which shall be governed by Article 31 hereof.

30. PROPERTY LOSS; DAMAGE; INSURANCE

    30.1  Tenant  and  any  Sublessee,  at their  sole cost and  expense,  shall
procure,  provide and maintain in force  during the term of this Lease  "Special
Form" insurance, to be written by a good and solvent insurance company qualified
to write  insurance  in the  State of New  Jersey,  reasonably  satisfactory  to
Landlord or Managing Agent, and having a  policyholders'  rating of no less than
A+ XV as  determined by the AM Best Company,  or any  successor  thereto,  which
shall  cover  Tenant's  (or  Sublessee's)   personal  property,   equipment  and
improvements  in the Demised  Premises or elsewhere  on the Real Estate  against
loss or damage by theft, vandalism,  fire and any other hazards or casualties in
an amount sufficient to provide for the actual replacement cost thereof. Neither
Landlord  nor its  employees  or agents shall be obligated to make any repair or
reimburse  Tenant for any act or loss to be covered  by the  insurance  required
hereunder.

    30.2  Landlord or its contractors or agents shall not be liable for any loss
of or damage to any  property  of Tenant  or of others  whatsoever,  whether  by
reason of theft, burglary or otherwise,  nor for any injury or damage to persons
or property resulting from any cause of whatsoever nature,  except to the extent
determined to be due to the gross negligence or willful  misconduct of Landlord,
its agents or  employees.  Landlord  and its  employees  and agents shall not be
liable for any such damage  caused by other tenants or persons in, upon or about
the Real Estate or caused by construction  or operations of any private,  public
or quasi-public work.  Landlord,  however,  shall exercise reasonable efforts to
promulgate  construction  guidelines  for tenants of the Building that set forth
reasonable safety precautions to be followed by tenants' contractors.

    30.3  Should Tenant or any Sublessee be self-insured  for all or any portion
of any loss or damage to its  property,  or should  Tenant's or any  Sublessee's
insurer be unwilling or unable to  compensate  Tenant or such  Sublessee in full
for such damage, Tenant and all such Sublessees shall be deemed to have released
and waived all right of recovery for such damage  against  Landlord by Tenant or
anyone claiming through or under Tenant by way of subrogation or otherwise.

    30.4  Landlord  shall  endeavor to  have its cleaning  contractors  lock all
exterior doors to the Demised  Premises and activate  simple alarm  systems,  if
any; however,  Tenant covenants to insure against all loss or damage arising out
of  Landlord's  or its cleaning  contractor's  failure to lock doors or activate
alarms, and notwithstanding  anything to the contrary contained herein,  neither
Landlord nor its cleaning contractors nor any of their employees or agents shall
be held liable for any loss or damages arising therefrom.

    30.5  Tenant and  any  Sublessee  at its sole cost and  expense,  shall also
procure,  provide and maintain in force during the term of this Lease commercial
general  liability  insurance,  which (a) shall be written  by good and  solvent
insurance  companies  qualified  to write  insurance in the State of New Jersey,
reasonably  satisfactory to Landlord,  and having a policyholders'  rating of no
less than A+ XV as determined by the AM Best Company,  or any successor thereto;
(b) shall  include  coverage  for  personal  liability,  contractual  liability,
Tenant's (or  Sublessee's)  legal liability,  bodily injury,  death and property
damage,  all on an occurrence  basis with respect to the business carried on, in
or from the Demised  Premises and Tenant's (or Sublessee's) use and occupancy of
the Demised Premises; (c) shall provide coverage for any one occurrence or claim
of not less than  $2,000,000;  and shall insure against such other perils and in
such  amounts as  Landlord or  Managing  Agent may from time to time  reasonably
require upon not less than ninety (90) days' prior written notice.

    30.6  Each of the insurance  policies required in this Article shall include
Landlord,  Managing Agent, and any Land Lessor as additional  insureds and shall
protect  Landlord in respect of claims by Tenant as if Landlord were  separately

                                       29
<PAGE>
insured,  and  contain an  undertaking  by the insurer  that no material  change
adverse to Landlord,  any Land Lessor or Tenant (or Sublessee)  will be made and
such policy will not lapse or be  cancelled,  except  after not less than thirty
(30) days' prior  written  notice to Landlord of the intended  change,  lapse or
cancellation. Any such notice shall not relieve Tenant of any of its obligations
hereunder.  On or before the Commencement  Date and thereafter,  at least thirty
(30) days prior to the expiration  date of any policy,  Tenant agrees to deliver
to Landlord a  duplicate  original of the  aforesaid  policies or a  certificate
thereof  reasonably  satisfactory  to Landlord;  and Tenant (and any  Sublessee)
shall  further  modify such policies and  certificates  within ten (10) business
days of being  notified  to reflect  any change in  Landlord,  Land  Lessor,  or
Managing Agent.

    30.7  As an item  of  cost  included  in  Operating  Costs,  Landlord  shall
procure,  provide and maintain in force  during the term of this Lease,  an "All
Risk" property  insurance policy  (including  coverage against loss or damage by
fire) in an amount not less than the estimated  replacement cost of the Building
(exclusive of the footings,  foundations,  tenants'  property,  betterments  and
those  items  for  which  Landlord  has no  insurable  interest).  Landlord  may
self-insure all or any of the coverages  described in the immediately  preceding
sentence. Landlord may also provide said coverage under a blanket policy.

    30.8  As an item  of  cost  included  in  Operating  costs,  Landlord  shall
procure,  provide  and  maintain  in  force  during  the  term of  this  Lease a
comprehensive  general  liability  insurance  policy  in  an  amount  reasonably
satisfactory  to  Landlord,   but  in  no  event  less  that  $2,000,000.00  per
occurrence.

31. DAMAGES BY FIRE OR OTHER CASUALTY

    31.1  If the Building or the Demised  Premises or any part thereof  shall be
damaged by fire or other casualty,  Tenant shall immediately  inform Landlord or
Managing Agent thereof,  and this Lease shall continue in full force and effect,
except as hereinafter set forth.

    31.2  Tenant waives the benefit of N.J.S.A.  46:8-6, and N.J.S.A. 46:8-7 and
any similar Law. Except as specifically provided in this Article,  Tenant agrees
that it shall not be relieved of the  obligations to pay Minimum Rent,  Adjusted
Minimum Rent or any  additional  rent in case of damage to or destruction of the
Building or any portion thereof.

    31.3  If all or, in the reasonable  opinion of Landlord,  a material portion
of the Demised Premises are damaged or rendered unusable or inaccessible by fire
or other casualty but the Building is not substantially damaged, and the damages
to the Demised Premises can, in Landlord's  reasonable  judgment,  be reasonably
repaired  within one hundred eighty (180) days of the occurrence of such damage,
the  damages,  to the extent  affecting  the  tenant  installation  provided  by
Landlord,  shall be repaired  by and at the expense of Landlord  and the Minimum
Rent,  Adjusted  Minimum Rent and  additional  rent,  until such repair shall be
substantially  completed,  shall abate in  proportion to the area of the Demised
Premises which was damaged,  unusable or  inaccessible  by Tenant for so long as
the Demised  Premises,  or each such portion  thereof,  is damaged,  unusable or
inaccessible, it being the intent that such abatement shall not affect or reduce
Landlord's rent insurance  coverage.  Landlord shall advise Tenant within thirty
(30) days after the casualty of Landlord's  reasonable opinion as to whether the
damages may be repaired within one hundred eighty (180) days after the casualty.
If (i) Landlord has notified  Tenant in writing that,  in Landlord's  reasonable
judgment,  the  damaged or  unusable  portion  of the  Demised  Premises  can be
reasonably  repaired  within one hundred  eighty (180) days of the occurrence of
such damage and (ii) Landlord shall have failed to repair such damage within one
hundred eighty (180) days after the date of such fire or other casualty, as such
one hundred eighty (180) day period shall be extended by the number of days that
Landlord is delayed in completing such restoration by any cause or factor beyond
Landlord's reasonable control,  including,  but not limited to, Tenant's failure
to  reasonably  cooperate  with  Landlord,  strikes  or  other  labor  disputes,
accidents,  orders or regulations of any Federal,  State, County or Governmental
Authority, delays due to adjustment of insurance claims, lack of availability of
materials,  parts or utility  services,  procuring  of  applicable  building  or
construction permits, acts of God, fire, earthquake,  floods, explosion,  action
of the elements, war, hostilities,  invasion,  insurrection, riot, mob violence,
sabotage,  or by  reason  of any  other  cause,  whether  similar  or not to the
foregoing,  that is beyond the reasonable  control of Landlord (such one hundred
eighty  (180) day  period as so  extended  is  referred  to as the  "RESTORATION
PERIOD"),  then, in such event,  Tenant shall have a one (1) time option to give

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Landlord,  within  thirty  (30)  days  next  following  the  expiration  of  the
Restoration  Period,  time  being of the  essence,  a thirty  (30) day notice of
termination  of this Lease;  if by the expiration of said thirty (30) day period
Landlord shall have failed to repair such damage,  then, upon expiration of said
thirty  (30) days,  this Lease and the term  thereunder  shall end and expire as
fully and  completely  as if the  expiration of such thirty (30) day period were
the day herein definitely fixed for the end and expiration of this Lease and the
term  thereof.  Failure of Tenant to timely  deliver a thirty (30) day notice of
termination shall be conclusively  deemed to be an express election by Tenant to
waive  Tenant's  right to  terminate  the  Lease as  provided  in this  Section.
Notwithstanding anything to the contrary herein, Landlord shall not be obligated
to repair or restore any  personal  property of Tenant or any fixtures or Tenant
installation not installed by and paid for by Landlord.

    31.4  If Landlord  repairs and restores the Demised  Premises in  accordance
with  Section  31.3,  such  repairs  and  restorations  shall  be made  with all
reasonable  expedition.  After any such  fire or other  casualty,  Tenant  shall
cooperate with Landlord's  restoration by removing from the Demised  Premises as
promptly as reasonably possible and to the extent reasonably  necessary,  all of
Tenant's  and any  Sublessee's  salvageable  inventory  and  movable  equipment,
furniture, and other property. Tenant's liability for rent shall resume five (5)
business days after Tenant's receipt of both (a) written notice from Landlord of
substantial  completion of repairs to the Demised Premises and (b) a certificate
of occupancy for the Demised Premises.

    31.5  If, in the reasonable opinion of Landlord, all or substantially all of
the Demised Premises are damaged or rendered unusable or inaccessible by fire or
other casualty,  or (whether or not the Demised Premises are damaged in whole or
in part) if the Building shall be substantially  damaged so that Landlord in its
reasonable opinion, cannot rebuild both the Demised Premises and the Building to
their  pre-existing  condition  within one hundred  eighty (180) days,  then, in
either of such events,  either  Landlord or Tenant may elect to  terminate  this
Lease by written notice to the other,  specifying the date of such fire or other
casualty  as the  effective  termination  date of the  Lease,  and upon the date
specified  in such  notice  the term of this  Lease  shall  expire  as fully and
completely as if such date were the Expiration  Date and Tenant shall  forthwith
quit,  surrender and vacate the Demised Premises without prejudice  however,  to
either party's rights and remedies  against the other under the Lease provisions
in effect prior to such termination; and any rent owing shall be paid up to such
date and any payments of rent made by Tenant which were on account of any period
subsequent  to such date shall be  credited  against  amounts  owed by Tenant to
Landlord  or  refunded  to Tenant  not more  than  thirty  (30)  days  after the
termination of this Lease.

    31.6  Notwithstanding  anything to the contrary contained in this Article or
any Law, should the Demised Premises or the Building be damaged by fire or other
casualty  as a result  of the  negligence  of  Tenant  or any  Sublessee  or any
employee,  Agent or Visitor of either,  Tenant  shall have no right to terminate
this Lease and there  shall be no  abatement  of rent under  this  Article,  and
Tenant  shall be  liable  to  Landlord  for such  damage,  subject  to the other
provisions hereof.

32. WAIVER OF SUBROGATION

    32.1  Notwithstanding any other provision herein,  Landlord and Tenant shall
look first to any  insurance  in its favor before  making any claim  against the
other  party  for  recovery  for loss or  damage  resulting  from  fire or other
casualty,  and to the extent that such insurance is in force and collectible and
to the extent  permitted by Law,  Landlord  and Tenant each hereby  releases and
waives all right of recovery  against the other or any one  claiming  through or
under each of them by way of subrogation or otherwise. The foregoing release and
waiver shall be in force only if both Landlord and Tenant obtain their insurance
required hereunder and only if both of their insurance policies contain a clause
providing that such a release or waiver shall not invalidate the insurance.  If,
and to the  extent,  that such  waiver can be  obtained  only by the  payment of
additional premiums, then the party benefitting from the waiver shall either (i)
pay such premium  within ten (10) business  days after  written  demand from the
other party or (ii) shall be deemed to have agreed that the other party shall be
free of any further  obligation  under the  provisions  hereof  with  respect to
obtaining waiver of subrogation clause in its insurance policies.

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<PAGE>
33. EMINENT DOMAIN

    33.1  If all or substantially all of the Demised Premises or the Building or
a  substantial  portion of the Land should be acquired or  condemned  by eminent
domain by any Governmental Authority, then Landlord or Tenant may terminate this
Lease as of the date when title vests  pursuant to such  taking.  In such event,
the rent shall be apportioned as of said  expiration  date and any rent paid for
any period beyond said date and in excess of amounts owing by Tenant to Landlord
shall be repaid to Tenant.

    33.2  In the event of a taking of less than all or substantially  all of the
Demised Premises,  Landlord shall have the right to equitably reduce the Demised
Premises,  Tenant's  Occupancy  Percentage,  the Minimum  Rent and the  Allotted
Parking, and this Lease shall continue in full force and effect. Notwithstanding
the  foregoing,  Tenant shall have the right to terminate this Lease if the area
of the  Demised  Premises  shall  not be  reasonably  sufficient  for  Tenant to
continue feasible operation of its business.

    33.3  Landlord or Tenant may exercise its  respective  right(s) to terminate
this Lease  under  Section  33.1 or 33.2 by giving  written  notice to the other
within  thirty  (30)  days  after  the  date of the  vesting  of  title  in such
proceeding,  specifying  a date not more than fifteen (15) days after the giving
of such notice as the date for such termination.

    33.4  Neither  Tenant  nor  any  Sublessee  shall  have  any  claim  in  any
condemnation or eminent domain proceeding for the value of any unexpired term of
the Lease with  respect to the  Demised  Premises or any  portion  thereof,  and
Tenant hereby assigns to Landlord  Tenant's  entire  interest in any such award.
Although  Tenant  shall not be entitled to any part of the award for such taking
or any payment in lieu thereof,  Tenant (or any  Sublessee)  may file a separate
claim for any  taking of  fixtures  and  improvements  owned by Tenant  (or such
Sublessee) which have not become Landlord's  property,  and for moving expenses,
provided the same shall in no way affect or diminish Landlord's award.

34. DEFAULTS; EVENTS OF DEFAULT

    34.1  Tenant shall be in default under this Lease upon the occurrence of any
one or more of the following events (collectively, "DEFAULTS", and individually,
a "DEFAULT"):

         (a) If  Tenant fails to take possession of the Demised  Premises within
fifteen (15) days after the  Commencement Date;

         (b) If the Tenant  vacates the Demised  Premises for a period in excess
of sixty (60) days other  than  during  the  last  two (2) months  prior  to the
Expiration Date;

         (c) If  the Tenant is delinquent in the due and punctual payment of all
or any portion of Minimum Rent,  Adjusted  Minimum  Rent, additional rent or any
other monies payable by Tenant hereunder;

         (d) If any execution, attachment or other action shall be taken against
Tenant or any  of  Tenant's  property  whereupon the Demised Premises  shall  be
taken, occupied or  used  by  someone  other  than  Tenant  or  an  assignee  or
Sublessee  permitted in strict accordance with Article 16, including the storage
of any of Tenant's property on behalf of another person or entity; or

         (e) If Tenant is delinquent in the  performance of or  compliance  with
any of the other covenants,  agreements or conditions  contained  in this Lease,
any other lease  demising  space in the Building to Tenant,  any  other  written
agreement  between Landlord and Tenant  pertaining to the Demised Premises,  the
Building  and/or the Real Estate or any other  agreement to which  Tenant  is  a
party.

    34.2  Upon the occurrence of a Default,  Landlord,  at any time  thereafter,
may give written notice to Tenant specifying the nature of such Default.  Tenant
shall have (the "CURE PERIOD") (a) ten (10) days from the receipt of said notice
to comply with or remedy a monetary Default or (b) thirty (30) days from receipt
of said notice to comply with or remedy a  non-monetary  Default,  except in the
case of any non-monetary  Default  presenting a clear and present danger to life

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<PAGE>
or property,  which Tenant  shall cure  immediately  upon request of Landlord or
Managing  Agent,  written or otherwise.  If a non-monetary  Default is not of an
emergency  nature and shall be of a nature that the same cannot be substantially
cured or remedied within the applicable Cure Period,  Tenant shall promptly give
Landlord  written notice of such fact,  and Tenant shall  diligently and in good
faith proceed to remedy or cure such  non-monetary  Default  within a reasonable
time, but in no event in excess of ninety (90) days.  Neither the cost to Tenant
of curing any Default nor  Tenant's  financial  or other  inability  to cure any
Default (for whatever reason) shall operate to extend any Cure Period.  Tenant's
failure  to remedy a Default  after  receipt  of  written  notice and within the
applicable time set forth in this Section shall be an "EVENT OF DEFAULT".

    34.3  Tenant acknowledges that Landlord is obligated to make timely payments
on  obligations  arising out of its ownership,  operation,  and financing of the
Real  Estate.  In the event that the  payment of any sum  required to be paid by
Tenant to Landlord under this Lease (including,  without limiting the generality
of the foregoing,  Minimum Rent, Adjusted Minimum Rent, additional rent, payment
made by  Landlord  under any  provision  of this  Lease for  which  Landlord  is
entitled to reimbursement by Tenant, or for construction or other work performed
by  Landlord  or its  contractor  specifically  for  Tenant) is not  received by
Landlord  in good  funds  within ten (10) days after the date on which it is due
and  payable  or should  any  check  from  Tenant be  returned  to  Landlord  as
uncollectible,  then,  notwithstanding  any notice  provision or Cure Period,  a
delinquency  service  charge equal to three  percent (3%) of the amount  overdue
("SERVICE  CHARGE")  shall  become  immediately  due and  payable to Landlord as
liquidated  damages for  Tenant's  failure to make prompt  payment to  Landlord;
Landlord and Tenant hereby  agreeing that the actual  damages to Landlord due to
such late or non-payment may exceed the interest cost of money but are difficult
to estimate.  Such Service Charge shall become payable as additional rent within
ten (10) days after Tenant's  receiving an invoice  therefor.  Tenant shall also
pay Landlord as additional rent interest ("INTEREST") at an annual rate equal to
three  hundred  (300) basis  points in excess of the prime rate  announced  from
time-to-time by Citibank,  NA or such other major  commercial bank in the United
States designated by Landlord (but subject to any maximum interest  permitted by
Law) on any amounts not received by Landlord  from the date on which they became
due and  payable.  In the  event of  nonpayment  of any  Service  Charge  and/or
Interest  provided  for above,  Landlord  shall  have,  in addition to all other
rights and remedies,  all the rights and remedies provided for herein and by Law
in the case of  nonpayment  of rent.  Failure by Landlord  or Managing  Agent to
insist upon the strict performance by Tenant of Tenant's  obligations to pay any
Service  Charge or  Interest  shall not  constitute  a waiver by Landlord of its
rights to enforce the  provisions  of this  Section in any  instance  thereafter
occurring.  Neither the  provisions of this Section nor Tenant's  payment of any
Service  Charge or  Interest  shall be  construed  in any way to extend any time
period  provided  for in  this  Lease  or to  limit  Landlord's  other  remedies
hereunder. Tenant's obligation to pay any Service Charge or Interest as provided
in this Section shall continue  beyond the  expiration or sooner  termination of
this Lease.

    34.4  In addition to the provisions of Section 34.3, should Adjusted Minimum
Rent be received  by Landlord or Managing  Agent later than the first day of the
month on which it is due three  (3) or more  times in any  twelve-month  period,
Landlord may, in addition to all other rights and remedies  provided  herein and
by Law, require that Tenant increase the amount of the Security by an additional
amount equal to two (2) months' of the then applicable Adjusted Minimum Rent.

    34.5  If Tenant breaches any term of this Lease two (2) or more times in any
calendar year, and one (1) or more of those breaches  remains  uncured by Tenant
for longer  than  thirty  (30) days (or ninety (90) days in the case of a breach
the nature of which cannot be cured in thirty (30) days),  then,  regardless  of
whether Tenant cures all, any or none of said breaches,  Tenant hereby expressly
agrees that it shall have  committed an Event of Default and that  Landlord,  at
its sole option, may, without giving Tenant any further notice whatsoever or any
additional  opportunity to cure, (a) invoke any or all of Landlord's  rights and
remedies at law, in equity or under this Lease and/or (b)  terminate  this Lease
at any time.

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<PAGE>
35. REMEDIES FOR EVENTS OF DEFAULT

    35.1  Upon the occurrence of any Event of Default  hereunder,  Landlord may,
in addition to all other  rights and  remedies  provided  herein or at Law or in
equity, exercise any or all of the following remedies:

         (a) Landlord may give a  written  notice  of  termination  upon  Tenant
setting  forth  a  date,  no  fewer  than  five  (5) business days from the date
of the giving of such notice,  terminating  this Lease and/or  Tenant's right to
use and occupy the Demised  Premises.  Upon the expiration of such period,  this
Lease and the term  hereof,  or the right of Tenant or any  Sublessee to use and
occupy the Demised  Premises,  as the case may be, shall terminate and expire as
fully and completely as if the day on which said notice of cancellation is to be
effective  were the  Expiration  Date,  and Tenant shall then peaceably quit and
surrender  the Demised  Premises to Landlord,  but Tenant shall remain liable as
herein provided. Landlord may also, without further notice, re-enter the Demised
Premises and  repossess  same by summary  proceedings  or ejectment or otherwise
and/or may dispossess the Tenant and remove the Tenant and all other persons and
property from the Demised Premises and may have, hold, use and enjoy the Demised
Premises and the right to receive all rental income therefrom.

         (b) Landlord may (1) declare all Adjusted Minimum Rent  and  all  other
sums  due  and  payable  hereunder  immediately  due  and payable; (2) re-let or
sublet the Demised Premises or any part or parts thereof, in the name of Tenant,
Landlord or otherwise,  for a term or terms,  which may at Landlord's  option be
less than, equal to, or exceed the period which would otherwise have constituted
the balance of the term of this Lease,  and  Landlord may grant  concessions  or
free rent,  change the First Tax Year and/or the First  Operating Year or charge
such higher or lower rental as may be reasonable  under the  circumstances;  (3)
recover from Tenant any commission paid by Landlord to Broker on account of this
Lease for the  current  term;  (4) collect  rental  payments  directly  from any
Sublessee,  upon  written  notice to such  Sublessee  directing  it to make such
payment strictly to Landlord;  (5) cancel any option to renew,  extend or cancel
this Lease or expand or contract the Demised Premises which Tenant may have; (6)
cancel  any right of first  refusal or first  offer  held by Tenant;  and/or (7)
recover the Construction Credit.

         (c) Landlord  may  require  Tenant  or  the  legal representative(s) of
Tenant  immediately  to  pay  to Landlord a sum  ("ACCELERATED  RENT") which, at
the time of the Event of Default,  equals the  aggregate  Adjusted  Minimum Rent
payable  hereunder which would have become payable by Tenant  hereunder  through
the day  previously  set as the  Expiration  Date  (conclusively  presuming that
Adjusted  Minimum  Rent on account of  increases  in Taxes and  Operating  Costs
subsequent  to the Event of  Default  and  through  the  Expiration  Date  shall
increase at the average of the rates of increase thereof previously  experienced
by Landlord since the Commencement Date). Such Accelerated Rent shall be held by
Landlord and applied by Landlord on a monthly  basis to any  deficiency  between
the rent or any other monies  hereby  reserved  and/or  covenanted to be paid by
Tenant and the net  amount,  if any,  of the rents  collected  on account of any
re-letting or  subletting  of the Demised  Premises for each month of the period
which would  otherwise have  constituted  the balance of the term of this Lease.
The failure of Landlord to re-let or sublet the Demised  Premises or any part or
parts  thereof  shall not release or affect  Tenant's  obligations  or liability
hereunder.  Landlord,  however,  shall exercise  reasonable  efforts to mitigate
damages. Notwithstanding the foregoing, Landlord shall be under no obligation in
re-letting  the Demised  Premises to give  priority to the rental  thereof  over
other available space in the Building. In computing any such deficiencies, there
shall be added  thereto  such  expenses  as  Landlord  may  reasonably  incur in
connection  with  re-letting  or subletting or attempting to relet or sublet the
Demised Premises, including but not limited to, legal expenses, attorney's fees,
brokerage fees,  advertising  expenses and expenses  incurred in connection with
the marketing,  showing, fix-up, cleaning,  repair or maintenance of the Demised
Premises  including those for preparation of the Demised Premises for re-letting
or  subletting  and  the  removal  of  Tenant's  property,   fixtures  or  other
improvements therefrom. In connection with Landlord's preparation of the Demised
Premises for  re-letting or subletting,  Landlord may, at its option,  make such
alterations,  repairs, replacements,  and/or decorations in the Demised Premises
as Landlord,  in  Landlord's  reasonable  discretion,  considers  advisable  and
necessary for the purpose of re-letting or subletting the Demised Premises,  and
the making of such alterations,  repairs, replacements, and/or decorations shall
not operate or be construed to release Tenant from liability hereunder.  Subject
to the other terms of this Section,  Landlord shall in no event be liable in any

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<PAGE>
way whatsoever for failure to re-let or sublet the Demised  Premises,  or in the
event that the Demised Premises are re-let or sublet, for failure to collect the
rent  under such  re-letting  or  subletting,  and in no event  shall  Tenant be
entitled  to receive any excess,  if any, of such net rents  collected  over the
sums  payable by Tenant to Landlord  hereunder.  If the Demised  Premises or any
part  thereof  should be re-let or sublet in  combination  with the other space,
then  proper  apportionment  on a  square-foot  basis  shall be made of the rent
received from such re-letting and of the expenses of re-letting.

    35.2  As a material part of this Lease,  Tenant hereby appoints  Landlord as
Tenant's  attorney-in-fact,  which  appointment  shall be a special  appointment
coupled  with an  interest  and  shall be  irrevocable,  so long as any Event of
Default  has  occurred  to enter  into  Subleases  with any  entity  whatsoever,
including Landlord itself, upon any terms and conditions,  including at whatever
rent Landlord may determine in its reasonable  discretion,  but which rent shall
be credited against amounts owed by Tenant to Landlord hereunder.

    35.3  In the event of a breach or threatened  breach by Tenant of any of the
covenants or provisions hereof,  Landlord shall have the right of injunction and
the right to  invoke  any  remedy  allowed  at Law or in equity as if  re-entry,
summary proceedings and other remedies were not provided for herein.

    35.4  Any suit or suits for the  recovery of monies due  Landlord  hereunder
may be  brought  by  Landlord  from time to time at its  election,  and  nothing
contained  herein shall be deemed to require Landlord to postpone suit until the
date when the term of this Lease otherwise  would have expired.  Mention in this
Lease of any  particular  remedy  shall  not  preclude  Landlord  from any other
remedy,  at Law or in equity.  Nothing  herein  contained  shall be construed to
limit or preclude recovery by Landlord against Tenant for any sums or damages to
which,  in  addition  to the sums  particularly  provided  above,  Landlord  may
lawfully be entitled by reason of any Default hereunder on the part of Tenant.

    35.5  Nothing herein  contained shall be construed to limit or prejudice the
right of  Landlord  to prove for and  obtain as  actual  damages,  consequential
damages,  punitive damages and/or liquidated damages for any Event of Default of
Tenant  under this  Lease,  an amount  equal to the  maximum  allowed by any Law
governing the proceedings in which such damages are to be proved,  or in equity,
whether or not such  amount be  greater,  equal to, or less than any of the sums
referred to in this Article.

    35.6  Tenant,  for Tenant,  and on behalf  of any and all  persons  claiming
through or under  Tenant,  including but not limited to  Sublessees,  creditors,
trustees,  security holders and  representatives of all kinds, does hereby waive
and surrender all right and privilege which they or any of them might have under
or by reason of any present or future Law, to redeem the Demised  Premises or to
have a  continuance  of this  Lease  for the term  hereby  demised  after  being
dispossessed  or ejected  therefrom by process of law or under the terms of this
Lease or after the termination of this Lease as herein provided.

36. LANDLORD'S PERFORMANCE; EXPENDITURES

    36.1  If an Event of Default shall occur under this Lease, Landlord, without
thereby  waiving  such Event of  Default,  may (but shall not be  obligated  to)
immediately or at any time  thereafter,  perform the same for the account and at
the expense of Tenant.

    36.2  Tenant  shall also  promptly  reimburse  Landlord  for all  reasonable
costs,   expenses  and  disbursements  of  every  kind  and  nature  whatsoever,
including,  but not limited to,  attorney's  fees,  involved in (a) instituting,
prosecuting or defending any action or proceeding against Tenant in which Tenant
fails to prevail;  (b)  collecting or  endeavoring  to collect the Minimum Rent,
Adjusted  Minimum Rent or additional rent or any part thereof or any other money
payable by Tenant  hereunder;  or (c)  enforcing or  endeavoring  to enforce any
rights of Landlord  against  Tenant,  under or in connection  with this Lease or
pursuant to Law, including any such cost,  expense and disbursement  involved in
instituting and  prosecuting  summary  proceedings.  Any bills for any property,
material,  labor or  services  provided,  furnished,  or  rendered  by  Landlord
pursuant to this Article shall be obligations of Tenant.

    36.3  The  foregoing  expenses  incurred by  Landlord  shall be deemed to be
additional  rent  hereunder  and shall be paid by Tenant to Landlord  within ten
(10) business days of rendition of any bill or statement to Tenant therefor. The

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obligations  of Tenant to pay such sums to Landlord shall survive the expiration
or  sooner  termination  of this  Lease,  and  such  sums  shall  be  thereafter
recoverable by Landlord or its agent or representative.

37. ACCORD AND SATISFACTION

    37.1  No payment by Tenant or receipt by Landlord  or its  employee or agent
of a lesser amount than the rent and additional  charges payable hereunder shall
be deemed to be other than a payment on account to be  credited  against  monies
owed Landlord hereunder, in such order as Landlord may reasonably determine, nor
shall any restrictive endorsement,  statement or name on any check or any letter
accompanying any check or payment delivered to Landlord or its employee or agent
be deemed,  declared or interpreted an accord and satisfaction;  and Landlord or
its agent may accept and deposit such check or payment without notice to Tenant,
without same operating as a  satisfaction  or an acceptance of  satisfaction  by
Landlord or its employee or agent, and without  prejudice to Landlord's right to
recover the balance of any monies due  hereunder,  or to pursue any other remedy
provided herein or by Law.

38. EFFECT OF WAIVERS

    38.1  No failure by Landlord to insist  upon the strict  performance  of any
covenant,  agreement,  term or condition of this Lease, or to exercise any right
or remedy permitted hereunder,  and no acceptance of full or partial rent during
the  continuance  of any such  Default,  shall  constitute  a waiver of any such
Default or of such covenant, agreement, term or condition. No consent or waiver,
express or implied,  by Landlord or its  employee or agent to or of any Default,
and no reliance by Tenant thereon,  shall be construed as a consent or waiver to
or of any other  Default of the same or any other  covenant,  condition or duty,
unless in writing signed by Landlord.  Landlord's  failure to timely bill Tenant
shall in no way excuse  Tenant  from its payment  obligations  or  constitute  a
waiver of Landlord's entitlement to any charges not timely billed by Landlord.

    38.2  No failure  by Tenant to insist  upon the  strict  performance  of any
covenant,  agreement,  term or condition of this Lease, or to exercise any right
or remedy permitted hereunder,  shall constitute a waiver of any such default by
Landlord  or of such  covenant,  agreement,  term or  condition.  No  consent or
waiver, express or implied, by Tenant or its employee or Agent to any default by
Landlord or its agents,  employees and contractors,  and no reliance by Landlord
thereon, shall be construed as a consent or waiver to or of any other default by
Landlord,  or its agents,  employees  and  contractors  of the same or any other
covenant, condition or duty, unless in writing signed by Tenant.

39. BANKRUPTCY; INSOLVENCY

    39.1  Notwithstanding  anything  herein to  the contrary,  this Lease may be
cancelled  by Landlord by the  sending of a written  fifteen  (15) day notice of
cancellation  to Tenant within a reasonable  time after the happening of any one
or more of the following  events:  (1) the appointment of a trustee,  custodian,
liquidator,  receiver or other  similar  official to take  possession  of all or
substantially  all of the assets of Tenant or of the Demised  Premises;  (2) the
making by Tenant of an  assignment or any other  arrangement  for the benefit of
creditors  pursuant  to any  Law;  (3)  the  filing  by  Tenant,  or the  public
announcement  of the intent to file,  of a  voluntary  petition  pursuant  to 11
U.S.C.  101 et seq.  and the Rules and  Official  Forms  thereunder  or any such
successor or substitute  legislation or rule thereto,  or any similar federal or
state  law  collectively   ("BANKRUPTCY   CODE")  seeking  any   reorganization,
arrangement,  composition,  readjustment,  liquidation,  dissolution  or similar
relief  thereunder;  (4) the  adjudication of Tenant as a bankrupt or insolvent;
(5) the failure of Tenant or any guarantor of the Tenant's obligations hereunder
to pay debts generally as they become due.  Landlord's  statutory liens for rent
shall be  honored by Tenant  and any  trustee,  representative  or  creditor  of
Tenant.

    39.2  If Landlord  shall have no right to terminate  this Lease by reason of
the applicable provisions of the Bankruptcy Code, Tenant or its trustee or other
representative  shall promptly provide adequate  protection to Landlord pursuant
to the provisions of the Bankruptcy Code.

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<PAGE>
         (a) Tenant or its trustee shall promptly  accept or reject this  Lease.
Any Lease not assumed or rejected  within  sixty  (60) days  after  an order for
relief is entered  shall be deemed rejected, and the trustee  shall  immediately
surrender the Demised Premises to Landlord.

         (b) If  Tenant shall  not be in  liquidation,  Tenant  or  its  trustee
shall assume  or reject  the Lease  as  soon as  such  decision  can  reasonably
be made, and shall compensate  Landlord for the use and occupancy of the Demised
Premises monthly in advance until such decision is made.

         (c) This  Lease  may  not  be  assumed,  unless  at  the  time  of such
assumption,  the trustee or assignee shall promptly (1) cure or provide adequate
assurance  that it will  promptly  cure any  Default(s)  under this  Lease;  (2)
compensate or provide adequate  assurance that it shall compensate  Landlord for
any actual or pecuniary  loss to Landlord  resulting from such  Default(s);  (3)
provide  adequate  assurance  reasonably  satisfactory  to  Landlord  of  future
performance  under this Lease;  and (4) compensate  Landlord for all post-filing
use and  occupancy  of the Demised  Premises,  and shall  timely  perform all of
Tenant's other obligations hereunder.

    39.3  If this  Lease is  assigned  to any person or entity  pursuant  to the
provisions of the Bankruptcy Code, Tenant or its legal representative shall give
prompt  written  notice  thereof to Landlord  along with  adequate  assurance of
future performance by the assignee. Any and all monies or other consideration to
be delivered in connection  with the assignment  shall be delivered to Landlord,
and shall be and remain the  exclusive  property  of  Landlord  to be applied to
post-filing  use and  occupancy  payments to  Landlord  or other  monies owed by
Tenant to Landlord and shall not constitute  property of Tenant or of the estate
of Tenant.  Any person or entity to which this Lease is assigned pursuant to the
provisions  of the  Bankruptcy  Code shall be deemed to have  assumed all of the
obligations  arising under this Lease on and after the date of such  assignment,
and shall upon demand  execute and deliver to Landlord an instrument  confirming
that assumption.

40. STATUTORY WAIVER; WAIVER OF TRIAL BY JURY

    40.1 Tenant  acknowledges that its possession, use and peaceful enjoyment of
the Demised Premises is conditioned  upon Tenant's timely  performing all of its
obligations  hereunder,  including but not limited to the payment of all Minimum
Rent,  as set forth in Section  5.3. In  consideration  thereof,  Tenant  hereby
waives its right under N.J.S.A. 2A:18-60 or other similar statutes to remove any
action for non-payment of Minimum Rent brought by Landlord or its Managing Agent
pursuant to N.J.S.A.  2A:18-53 to another court.  Any other matter  mentioned in
any such action  brought by Landlord  under the latter  statute  shall not waive
Landlord's or Tenant's right to bring a separate  action in the proper court for
monies due and owing either party  hereunder;  nor shall  Landlord be prohibited
from instituting a dispossess action for nonpayment of monies other than Minimum
Rent.

    40.2  To the extent  such waiver is  permitted  by Law,  the parties  hereto
waive trial by jury in any action or proceeding  brought in connection with this
Lease or the Real Estate or any portion thereof.

    40.3  Tenant  waives the benefit of N.J.S.A. 46:8-6 and 46:8-7, as same  may
be amended.

41. SUBORDINATION OF LEASE; ESTOPPEL CERTIFICATES

    41.1 This  Lease is subject  and  subordinate  to all  ground or  underlying
leases and to all deeds of trust or mortgages which may now or hereafter  affect
the  Real  Estate,  including  all  renewals,   modifications,   consolidations,
replacements  and extensions of any such underlying  leases,  deeds of trust and
mortgages.  This clause shall be  self-operative  and no further  instrument  of
subordination  shall be required by any Land Lessor or by any mortgagee in order
to effectuate such subordination.  Notwithstanding  the foregoing,  Tenant shall
execute and  promptly  deliver to Landlord or its agent within five (5) business
days any  instrument  that  Landlord  or its  agent,  as the  case  may be,  may
reasonably request confirming the subordination of this Lease.

    41.2  If any lender shall request reasonable  modifications of this Lease as
a  condition  of  Landlord's  obtaining  any  financing  or  refinancing  of the
Building,  the Real Estate  and/or any  interest  of Landlord in either,  Tenant

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<PAGE>
covenants  not  to  unreasonably   withhold  or  delay  its  agreement  to  such
modification  provided that such  modification  does not materially or adversely
affect the rights of Tenant under this Lease.

    41.3  Tenant agrees to give any  mortgagee,  deed of trust  holder,  or Land
Lessor by  certified  mail, a copy of any notice and a right to cure any default
of Landlord,  provided that,  prior to such notice,  Tenant has been notified in
writing (by way of notice of  assignment  of rents and leases,  or otherwise) of
the address of such  mortgagee,  deed of trust  holder,  or Land Lessor.  Tenant
further  agrees  that so long as any  mortgagee,  deed of trust  holder  or Land
Lessor has commenced and is diligently  pursuing the remedies  necessary to cure
such  default   (including  but  not  limited  to  commencement  of  foreclosure
proceedings,  if  necessary  to  effect  such  cure),  Tenant  shall not seek to
terminate this Lease.

    41.4  Tenant  agrees at any time and  from time to time,  upon not less than
twenty (20) days' prior written  request from Landlord or Managing  Agent,  that
Tenant shall execute,  acknowledge and deliver to Landlord,  or its designee,  a
statement in writing certifying (a) that this Lease is unmodified and is in full
force and effect (or if there have been modifications, the specifics thereof and
that the Lease is in full force and effect as modified);  (b) the dates to which
the Minimum Rent (or Adjusted  Minimum Rent) and additional rent have been paid;
the amount of all rents paid in advance,  if any; and any other information that
Landlord or Managing Agent shall  reasonably  request.  Tenant further agrees to
furnish  Landlord or Managing Agent upon prior written  request at any time such
information  and assurances as Landlord or Managing  Agent,  as the case may be,
may  reasonably  request that Tenant has not breached any of the  provisions  of
this Lease. It is intended hereby that any such statement  delivered pursuant to
this  Article may be relied upon by a  prospective  purchaser  or  mortgagee  of
Landlord's  interest,  or any assignee of any mortgage upon Landlord's interests
in the  Real  Estate.  The  foregoing  obligation  shall be  deemed  a  material
obligation of Tenant. Tenant's failure to timely deliver such statement shall be
conclusive  evidence  (x) that this Lease is in full force and  effect,  without
modification  except as may be  represented  by Landlord;  (y) that there are no
uncured  defaults in Landlord's  performance  and Tenant has no right of offset,
counterclaim,  defenses or deduction against the Minimum Rent,  Adjusted Minimum
Rent, additional rent or against Landlord; and (z) that no more than one month's
installment of Minimum Rent or Adjusted Minimum Rent has been paid in advance.

    41.5  Tenant  agrees at  any time and from time to time,  upon not less than
twenty (20) days'  prior  written  request,  that Tenant  shall  demonstrate  to
Landlord  Tenant's  financial status and the name,  relationship to Tenant,  and
financial status of any Sublessee by promptly submitting to Landlord or Managing
Agent all  information  that Landlord or Managing Agent may reasonably  request,
including,  but not  limited  to, a current  balance  sheet  (dated no more than
ninety (90) days prior to such  request) and  statements of income or profit and
loss, all prepared in accordance with generally accepted accounting  principles,
consistently  applied.  The  foregoing  obligation  shall be  deemed a  material
obligation of Tenant.

    41.6  With respect to all  mortgages and ground leases in effect on or after
the date hereof that  encumber  this Lease or the  Building on or after the date
hereof, Landlord shall endeavor to use reasonable efforts (at no cost or expense
to Landlord) to obtain a non-disturbance and attornment  agreement in recordable
form  from the  holder  of any such  mortgage  or  ground  lease,  providing  in
substance  that so  long as  Tenant  shall  have  entered  into  possession  and
occupancy  of the Demised  Premises  and  commenced  payment of Minimum Rent and
additional rent due hereunder, and so long as Tenant has not breached the Lease,
Tenant's  possession of the Demised  Premises  will not be disturbed  during the
term hereof, notwithstanding the foreclosure of any such mortgage or termination
of any such ground lease,  and Tenant will not be named as a party  defendant in
any  foreclosure  or  termination   proceedings  brought  for  the  recovery  of
possession,  it being hereby  covenanted and agreed by Tenant that the holder of
any such mortgage or ground lease,  or anyone claiming by, through or under said
holder,  shall not be: (i) liable for any act or omission of any prior  landlord
(including  Landlord);  or (ii) subject to any offsets or defenses  which Tenant
might have against any prior landlord  (including  Landlord);  or (iii) bound by
any Minimum  Rent,  Adjusted  Minimum Rent or  additional  rent or other charges
which Tenant might have paid for more than the current month to a prior landlord
(including  Landlord);  or (iv)  bound by any  modifications  of this Lease made
without the written  consent of such mortgagee or ground lessor.  As of the Date
of  Lease,  there  is no  ground  lease  of  record  or no  mortgage  of  record
encumbering the Building.

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<PAGE>
    41.7  The  failure of Landlord to obtain a  non-disturbance  and  attornment
agreement  shall not be deemed a default on Landlord's  part of its  obligations
hereunder,  or impose any claim in favor of Tenant  against  Landlord  by reason
thereof, or affect the validity of this Lease. Tenant agrees to: (i) execute and
deliver to such  mortgagee or ground  lessor a  non-disturbance  and  attornment
agreement in form and substance  satisfactory to and customarily adopted by such
mortgagee or ground  lessor;  and (ii) pay Landlord for all expenses  reasonably
incurred by Landlord in  connection  therewith,  including,  but not limited to,
legal expenses, processing costs and other administrative fees.

42. PARTNERSHIP TENANT

    42.1  If  Tenant  is  a  partnership,  joint   venture,   proprietorship  or
unincorporated  association  (or is  comprised  of  two  (2)  or  more  persons,
individually  and as  co-partners,  co-proprietors  or  joint  venturers)  or if
Tenant's  interest  in this Lease  shall be  assigned  to a  partnership,  joint
venture,  proprietorship  or  unincorporated  association (or to two (2) or more
persons,  individually  and as co-partners,  co-proprietors  or joint venturers)
pursuant to Article 16 hereof or otherwise (any such partnership  joint venture,
proprietorship  or  unincorporated  association  being  referred  to herein as a
"PARTNERSHIP  TENANT",  and any partner,  joint venturer or other member thereof
being  referred  herein to as a  "PARTNER"),  the  following  provisions of this
Section shall apply to such Partnership Tenant: (a) the liability of each of the
Partners shall be joint and several, individually and as a Partner; and (b) each
of the  Partners,  whether  or  not  such  person  shall  be one of the  persons
comprising  Tenant at the time in question,  hereby  consents in advance to, and
agrees to be bound by, any written instrument which may hereafter be executed by
the  Partnership  Tenant  or by any  of the  Partners,  changing,  modifying  or
discharging  this Lease, in whole or in part, or surrendering all or any part of
the Demised Premises to Landlord, and by any notices, demands, requests or other
communications which may hereafter be given, by the Partnership Tenant or by any
of the Partners; (c) any bills, statements,  notices, demands, requests or other
communications  given or  rendered  to the  Partnership  Tenant or to any of the
Partners shall be deemed given or rendered to the Partnership  Tenant and to all
such Partners and shall be binding upon the Partnership Tenant and all Partners;
(d) if the Partnership  Tenant shall admit new Partners all of such new Partners
shall, by their admission to the Partnership  Tenant,  be deemed to have assumed
performance  of all of the  terms,  covenants  and  conditions  of this Lease on
Tenant's  part to be  observed  and  performed,  and  shall be  liable  for such
performance,   together   with  all  other   Partners,   jointly  or  severally,
individually and as a Partner;  and (e) the Partnership Tenant shall give prompt
notice to Landlord of the admission of any such new Partners, and upon demand of
Landlord,  shall  cause each such new Partner to execute and deliver to Landlord
an agreement in form satisfactory to Landlord,  wherein each such new Partner or
joint  venturer shall so assume  performance of all of the terms,  covenants and
conditions  of this Lease on Tenant's  part to be observed  and  performed  (but
neither  Landlord's failure to request any such agreement nor the failure of any
such new Partner to execute or deliver  any such  agreement  to  Landlord  shall
vitiate the provisions of subsection (d) of this Section).

43. INTENTIONALLY DELETED PRIOR TO EXECUTION

44. CORPORATE AUTHORITY

    44.1  Each of the undersigned on behalf of Tenant represents that the person
executing and delivering this Lease on behalf of Tenant has been duly authorized
to enter into this Lease and that the  execution and delivery of this Lease does
not and shall  not  violate  any  provision  of any  by-law,  agreement,  order,
judgment, governmental regulation or any other obligation to which that party is
subject.

    44.2  Upon the prior written request of Landlord or Managing  Agent,  Tenant
shall promptly deliver an affidavit or certification by its secretary, assistant
secretary or other appropriate person to the above effect.

    44.3  Throughout  the  term of this Lease,  Tenant  shall  maintain its good
standing in its organizational jurisdiction and in the State of New Jersey.

    44.4  Landlord warrants that as of the Date of Lease,  Landlord is the owner
in fee  simple of the Real  Estate  and has the right to  execute,  deliver  and
perform  this  Lease,  and  covenants  that on the Date of  Lease,  there are no
covenants,  easements,  restrictions  or liens which are recorded that expressly

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<PAGE>
prohibit the Permitted  Use. The  undersigned  on behalf of Landlord  represents
that the person  executing and  delivering  this Lease on behalf of Landlord has
been duly  authorized  to enter  into  this  Lease  and that the  execution  and
delivery  of this  Lease does not and shall not  violate  any  provision  of any
by-law,  agreement,  order,  judgement,  governmental  regulation  or any  other
obligation to which that party is subject.

45. MANAGING AGENT

    45.1  Landlord  reserves the right at any  time to delete all  references in
this  Lease to  "Managing  Agent" or to change  the  person or entity  acting as
Managing  Agent by giving  notice of the exercise of such right to Tenant and to
Managing Agent.  Such notice shall become effective five (5) business days after
sending as  provided  in Article 47, or such later time as may be stated in such
notice.

    45.2  Managing Agent reserves the right at any time to delete all references
in this Lease to "Managing Agent" by giving notice of the exercise of such right
to Tenant and to Landlord.  Such notice shall become effective five (5) business
days after  sending  as  provided  in  Article  47, or such later time as may be
stated in such notice.

    45.3  Nothing  contained  in this  Article nor any notices  pursuant to this
Article  shall in any way modify or amend any other  written  agreement to which
Landlord and Managing Agent are parties.

46. BROKER

    46.1  Tenant  represents  that no real estate  broker other than the Brokers
listed under Section 1.1(r) is responsible  for bringing  about, or negotiating,
this Lease; and Tenant has not dealt with any other broker, agent,  salesperson,
leasing consultant, or similar person in connection with the Demised Premises.

    46.2  In  accordance  with the  foregoing  representation,  Tenant agrees to
defend,  indemnify  and  hold  harmless  the  Landlord,  its  affiliates  and/or
subsidiaries,  partners and officers from any legal action, expense or liability
(including  attorney's  fees)  arising  out of any claim for  commission  by any
person other than the Brokers claiming or alleging to have acted on behalf of or
to have dealt with Tenant.

    46.3  Landlord  represents that no real estate broker other than the Brokers
is responsible for bringing about, or negotiating,  this Lease, and Landlord has
not dealt with any other broker in connection  with this Lease.  Landlord  shall
pay  the  Brokers  a  commission  if,  as and  when  same is  earned  and due in
connection with this Lease pursuant to the terms of a separate written agreement
between Landlord and each of the two (2) Brokers. If (a) Landlord defaults under
its separate written  agreement with either or both Brokers regarding this Lease
and either or both Brokers makes a claim for  commission  against  Tenant or (b)
Landlord  has in fact dealt with a broker  other than either or both  Brokers in
connection with this Lease, and a claim for commission is made against Tenant by
such other broker with whom Landlord has dealt,  then, in either case,  Landlord
shall  defend,  indemnify  and  hold  harmless  Tenant  from any  legal  action,
reasonable expense or liability (including  reasonable  attorneys' fees) arising
out of any such claim.

47. NOTICES

    47.1  All notices,  which may be or are required to be given by either party
hereunder to the other, shall be in writing.

    47.2  All notices by Landlord to Tenant shall be deemed  properly given only
if sent by Landlord or its Managing  Agent and mailed by registered or certified
mail, return receipt  requested,  postage prepaid,  or by reliable,  independent
courier, with guaranteed  next-business-day delivery, addressed to Tenant at the
address  set  forth in  Article  1 prior to the  Commencement  Date,  and at the
Demised Premises  subsequent to the Commencement  Date, or to such other address
as Tenant may from time to time designate by written notice to Landlord.  A copy

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<PAGE>
of all notices from Landlord to Tenant (except (i) routine correspondence,  (ii)
letters  regarding the repair,  maintenance,  operation and/or management of the
Demised Premises and/or Building and (iii) bills, invoices and statements) shall
be sent to:

                                  Andrew B. Zezas
                                  Managing Director
                                  Insignia/ESG, Inc.
                                  Park 80 West
                                  Plaza One
                                  Saddle Brook, New Jersey 07663

    47.3  All notices by Tenant to Landlord shall be deemed  properly given only
if sent by registered  or certified  mail,  return  receipt  requested,  postage
prepaid, or by reliable,  independent courier with guaranteed  next-business-day
delivery,  addressed  to  Landlord at the address set forth in Article 1 hereof,
with a copy to:

                                  Marc Leonard Ripp, Esq.
                                  General Counsel
                                  Gale & Wentworth, LLC
                                  Park Avenue at Morris County
                                  200 Campus Drive, Suite 200
                                  Florham Park, New Jersey  07932-1007

                  with a copy to:

                                  Andrew B. Zezas
                                  Managing Director
                                  Insignia/ESG, Inc.
                                  Park 80 West
                                  Plaza One
                                  Saddle Brook, New Jersey 07663

                  and a copy to:

                                  Director of East Region
                                  State Teachers Retirement System of Ohio
                                  275 East Broad Street
                                  Columbus, Ohio 43215-3771

and, at the prior  written  request of Landlord or Managing  Agent to such other
persons and/or addresses as Landlord or its Managing Agent may from time to time
designate by written notice to Tenant.

    47.4  INTENTIONALLY DELETED PRIOR TO EXECUTION

    47.5  Notwithstanding  the  other  provisions of this  Article,  any written
notice under this Lease may be  personally  served upon an officer or partner of
Landlord  or  Tenant,  in which  case such  notice  shall be deemed  given  when
delivered and receipted.

48. INTERPRETATION

    48.1  If any of the terms or  provisions of this Lease,  or the  application
thereof  to any  party  or  circumstance,  shall to any  extent  be  invalid  or
unenforceable,  the remainder of this Lease,  or the application of such term or
provision to parties or circumstances other than to those as to whom or to which
it is held invalid or unenforceable,  shall not be affected thereby. If any time
period  stated  herein shall be in  contravention  of any Law,  such time period
shall be modified to be that time period  permitted by such Law which is nearest
to the time period stated herein. Each term and provision of this Lease shall be
interpreted so that it is valid and enforceable to the fullest extent  permitted
by Law, in order to reflect the agreement of the parties as expressed herein.

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<PAGE>
    48.2  The term "this  Lease"  shall  include  all the  Exhibits  and written
amendments  hereto  or  thereto.  The  terms  "herein",  "hereunder",  "hereof",
"herewith", and "hereto" shall refer to this Lease.

    48.3  Time is of the essence with respect to the observance and  performance
of every provision hereof to be observed and performed by Tenant.

    48.4  As a material  inducement to Landlord to enter into this Lease, Tenant
agrees that this Lease shall be governed by and construed in accordance with the
Laws of and enforced only in the courts of New Jersey. Tenant hereby irrevocably
submits itself to the  jurisdiction of the courts of the State of New Jersey and
to the  jurisdiction of the United States District Court for the District of New
Jersey  for the  purposes  of any suit,  action or other  proceeding  brought by
Landlord  arising  out of or based upon this  Lease.  Tenant  hereby  waives and
agrees  not to assert as a defense  or  otherwise  in any such  suit,  action or
proceeding  any  claim:  (a)  that  Tenant  is  not  subject  personally  to the
jurisdiction  of the  above-named  courts;  (b) that its  property  is exempt or
immune from attachment or execution;  (c) that the suit, action or proceeding is
brought  in an  inconvenient  forum;  (d) that the venue of the suit,  action or
proceeding is improper;  or (e),  subject to the subject matter  jurisdiction of
such court, that this Lease may not be enforced in or by such court.

    48.5  Tenant  acknowledges  that this Lease represents a written memorial of
the terms negotiated by Landlord and Tenant,  and Landlord and Tenant agree that
this Lease shall be given a fair and reasonable  construction in accordance with
the parties'  intent as expressed  herein,  without regard to any presumption or
other rule requiring construction against the party electing to cause this Lease
to be drafted or  prepared.  Text deleted from a prior draft of this Lease shall
not be  admissible  in an action  or  proceeding  relating  to the Lease for the
purpose of altering or limiting the meaning or effect of the Lease.

    48.6  The Article titles or content organization of this Lease exist only as
a matter of  reference or  convenience  and in no way define,  limit,  extend or
describe the scope of this Lease or the intent of any of the provisions hereof.

    48.7  Tenant  acknowledges  and  agrees  that it has had the  assistance  of
counsel in the review, negotiation and execution of this Lease or has waived its
opportunity to employ counsel for such purpose.

    48.8  INTENTIONALLY DELETED PRIOR TO EXECUTION

    48.9  INTENTIONALLY DELETED PRIOR TO EXECUTION

    48.10 INTENTIONALLY DELETED PRIOR TO EXECUTION

    48.11 In  any and all cases where Landlord's consent or approval is required
under this Lease,  Tenant shall upon Landlord's  demand reimburse  Landlord,  as
additional  rent,  for all  reasonable  costs and  expenses,  including  but not
limited to, architectural, engineering and reasonable legal fees, which Landlord
reasonably incurs in determining whether to grant its consent or approval.

    48.12 Tenant  shall pay all reasonable  legal fees and  reasonable  expenses
incurred by Landlord (i) in enforcing the terms of the Lease, (ii) in commencing
and prosecuting a suit for the recovery of the Demised Premises,  damages or any
amounts owed to Landlord,  (iii) in  commencing  and  prosecuting  a declaratory
action, (iv) in defending an action or counterclaim brought by Tenant and (v) in
preparing  for or appearing in an  arbitration,  mediation or other  nonjudicial
proceeding, provided Landlord is the prevailing party in any such proceeding.

49. NO OFFER, AGREEMENT OR REPRESENTATIONS

    49.1  No broker or agent  nor any  salesperson  or  employee  of either  has
authority  to make or agree  to make a lease on  behalf  of the  Landlord  named
herein or any other agreement or undertaking in connection herewith,  including,
but not limited to the modification, amendment of or cancellation of a lease.

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<PAGE>
    49.2 The  mailing or delivery of this document or any draft of this document
by Landlord or its agent to Tenant, its Agent or attorney shall not be deemed an
offer by the  Landlord to lease the  Demised  Premises on the terms set forth in
such draft,  and such document or draft may be withdrawn or modified by Landlord
or its agent at any time and for any reason.  The purpose of this  Section is to
place  Tenant on notice that this  document  shall not be  effective,  nor shall
Tenant have any rights with  respect  hereto,  unless and until  Landlord  shall
execute and accept this document.

    49.3  All prior  undertakings and agreements between Landlord and Tenant are
merged in this Lease and it completely expresses their agreement with respect to
the  subject  matter  hereof.  This  Lease  has been  entered  into  after  full
investigation,  neither  party  relying  upon any  statement or  assumption  not
completely set forth herein. No  representations or promises shall be binding on
the parties  hereto  except those  representations  and promises  contained in a
fully-executed  copy of  this  document  or in some  future  writing  signed  by
Landlord and Tenant.

50. APPLICABILITY TO HEIRS AND ASSIGNS

    50.1  The  provisions  of this Lease  shall  apply to, bind and inure to the
benefit  of   Landlord   and  Tenant,   and  their   respective   heirs,   legal
representatives, trustees, successors and assigns, subject to the constraints on
alienation and limits on liability contained herein.

51. RENEWAL OPTION

    51.1  Subject to the provisions of Section 51.2 below, Tenant shall have the
option to renew this Lease for the number of Renewal  Terms set forth in Section
1.1(t) ("RENEWAL OPTIONS"). The first (1st) Renewal Term shall commence upon the
expiration  of the Initial Term.  The second (2nd)  Renewal Term shall  commence
upon  the   expiration  of  the  first  (1st)  Renewal  Term.   Subject  to  the
determination  of Minimum  Rent as set forth  below,  the terms,  covenants  and
conditions during the Initial Term shall be projected and carried over into each
subsequent  renewal term  ("RENEWAL  TERM"),  except as  specifically  set forth
hereinafter to the contrary.

    51.2  Tenant's Renewal Options,  as provided in Sections 1.1 and 51.1 above,
shall be strictly  conditioned upon and subject to the following,  each of which
shall be considered material hereto:

         (a) Tenant shall notify Landlord in writing ("TENANT'S RENEWAL NOTICE")
of Tenant's  exercise of its option to renew this Lease at least  eighteen  (18)
months,  but  not more than  twenty four (24)  months,  prior to the  expiration
of the then current Term;

         (b) At the time Landlord  receives Tenant's Renewal Notice as  provided
in Section 51.2 (a) above,  and at the  expiration  of the  then  current  Term,
Tenant  shall  not  be  in  Default  under  the  terms  or  provisions  of  this
Lease,  and the Tenant  named in Section 1.1 hereof  shall be in occupancy of at
least three (3) contiguous full floors of the Demised  Premises.  The conditions
contained  in this  Section  51.2(b)  may be  waived  by  Landlord  at its  sole
discretion and may not be used by Tenant as a means to negate the  effectiveness
of Tenant's exercise of this option to renew;

         (c) Tenant shall have no further renewal  option other than the options
to extend for the Renewal Terms as set forth in Section 1.1(t);

         (d) All  Renewal  Options  shall be deemed personal to the Tenant named
on the first page of this Lease and to any  assignee  expressly  permitted under
Section 16.18 hereof and may not be otherwise assigned or assumed;

         (e) Landlord  shall  have  no  obligation to do any work or perform any
special  services for any Renewal Term with  respect to the Demised  Premises or
the  remainder of the Real Estate,  which Tenant  agrees to accept in their then
"as is" condition; and

         (f) At the request of either party,  Landlord and Tenant shall promptly
execute  and  return  to  the  other  party  a  written  amendment to this Lease
memorializing  the  commencement,  Minimum Rent payable,  and Expiration Date of
the respective Renewal Term.

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<PAGE>
    51.3 (a) Landlord  shall notify Tenant ("LANDLORD'S  DETERMINATION  NOTICE")
of  Landlord's  reasonable  determination  of the  Market  Rent (as  hereinafter
defined) within thirty (30) days after  Landlord's  receipt of Tenant's  Renewal
Notice,  time  being  of  the  essence.  If  Tenant  disagrees  with  Landlord's
determination of Market Rent, Tenant shall notify Landlord  ("TENANT'S NOTICE OF
DISAGREEMENT")  within fifteen (15) days of receipt of Landlord's  Determination
Notice.  Time  shall be of the  essence  with  respect  to  Tenant's  Notice  of
Disagreement,  and the  failure of Tenant to give such  notice  specifically  as
provided  below  within the time period set forth above  shall  conclusively  be
deemed an  acceptance by Tenant of the Market Rent as determined by Landlord and
a waiver by Tenant of any right to dispute such Market Rent.

         (b) Tenant's  Notice  of  Disagreement,  shall  contain  either  (1)  a
cancellation  of  Tenant's  exercise of  its Renewal Option (which  cancellation
shall operate as a  cancellation  of all  subsequent  Renewal  Options) or (2) a
request to submit the  determination  of Market Rent to  arbitration as provided
below.

         (c) Landlord and Tenant shall, within thirty (30) days of the  date  on
which  Tenant's   Notice  of   Disagreement  under   Subsection   51.3(b)(2)  is
given,  each  appoint an  Appraiser  (hereinafter  defined)  for the  purpose of
determining  the  Market  Rent.  An  "APPRAISER"  shall  mean a  duly  qualified
impartial real estate  appraiser  having at least ten (10) years'  experience in
the area in which the Demised  Premises are  located.  In the event that the two
(2)  Appraisers so appointed fail to agree as to the Market Rent within a period
of thirty (30) days after the appointment of the second Appraiser,  such two (2)
Appraisers  shall  forthwith  appoint  a third  Appraiser  within  ten (10) days
following their failure to agree who alone shall make a determination  of Market
Rent within thirty (30) days following such third  Appraiser's  appointment.  If
such two Appraisers fail to agree upon such third Appraiser within ten (10) days
following their failure to agree, such third Appraiser shall be appointed by the
presiding  Judge of the Superior Court of the State of New Jersey for the County
in which the Real Estate is located. Such two Appraisers or third Appraiser,  as
the case may be, shall  proceed with all  reasonable  dispatch to determine  the
Market Rent,  and in any event,  the Market Rent shall be  determined  not later
than one  hundred  forty five (145) days  following  the date on which  Landlord
receives  Tenant's Renewal Notice.  The decision of such two Appraisers or third
Appraiser shall be final and shall be unappealable,  absent any showing of fraud
by such  Appraiser(s);  such  decision  shall be in writing  and a copy shall be
delivered simultaneously to Landlord and to Tenant.

         (d) If  such  two  Appraisers  or third  Appraiser, as the case may be,
shall  fail  to   deliver  a   decision  as  set  forth   above   prior  to  the
commencement of the Renewal Term, Tenant shall pay to Landlord thereafter on the
first day of each month  until the  decision  of the  Appraiser(s)  is  rendered
"Estimated Minimum Rent", which shall be the average of (i) Minimum Rent payable
under this Lease as of the last day of the term  preceding  the Renewal Term and
(ii) the rent set forth in  Landlord's  Determination  Notice,  plus any amounts
payable by Tenant pursuant to Article 6, until such decision is so delivered. If
the Minimum  Rent for the Renewal Term is more than the  Estimated  Minimum Rent
actually paid by Tenant to Landlord during such interim,  then,  Tenant,  within
ten (10)  business  days of  demand  by  Landlord,  shall  pay to  Landlord  the
difference  between the Minimum Rent from the  commencement  of the Renewal Term
and the  Estimated  Minimum Rent  actually  paid by Tenant to  Landlord.  If the
Minimum  Rent for the  Renewal  Term is less  than the  Estimated  Minimum  Rent
actually paid by Tenant to Landlord during such interim, then, so long as Tenant
has not breached the Lease,  Landlord  shall give Tenant a check for such excess
within  thirty  (30)  days  after  Landlord  receives  Tenant's  written  demand
therefor.

         (e) Landlord and Tenant shall be  responsible for and shall pay the fee
of the Appraiser appointed by each of them respectively, and Landlord and Tenant
shall share equally the fee of the third Appraiser, if any.

         (f) Promptly upon  determination  of the Market Rent for the respective
Renewal Term,  Tenant shall execute and deliver to Landlord or Managing Agent an
amendment  to this Lease  prepared  by Landlord  setting  forth the terms of the
respective Renewal Term.

    51.4 (a) The Minimum  Rent during each Renewal Term shall  be the greater of
(1) Market  Rent (as  defined in clause (b) below) or (2) the  Adjusted  Minimum
Rent as of the last day of the  immediately-preceding  term. If the Minimum Rent
during a Renewal Term shall equal the Market Rent,  then, in that case only, the

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<PAGE>
First  Operating  Year and First  Tax Year for that  Renewal  Term  shall be the
calendar year in which that Renewal Term  commences.  If, on the other hand, the
Minimum Rent during a Renewal  Term shall equal the Adjusted  Minimum Rent as of
the last day of the immediately  preceding  term,  then, in such case, the First
Operating Year and First Tax Year shall be unchanged for the Renewal Term.

         (b) For  purposes  of  this  Article,  "MARKET  RENT"  shall  mean  the
projected fair market rent for office space  containing the Rentable Size of the
Demised  Premises  (during the respective  Renewal Term), as of the commencement
date of the applicable  Renewal Term,  based upon the rents  generally in effect
for first class office space in the Northern  Somerset County,  New Jersey area,
but taking into account the "as is" physical  condition of the Demised Premises.
Market  Rent shall be  determined  on what is  commonly  known as a "gross  plus
tenant electric"  basis;  that is, in computing Market Rent, it shall be assumed
that all real estate taxes and operating  expenditures  for  customary  services
(other than tenant electric) are included in such Market Rent and are not passed
through to the Tenant as separate additional charges.

         (c) The Minimum Rent for each Renewal Term shall be increased from time
to time  thereafter as provided in this  Lease, including as provided in Article
6 hereof.

Tenant waives any claims or action against Landlord or its successor in title in
the event that the renewal provided for in this Lease is made impossible because
of the  taking of the  Demised  Premises  in whole or in part for  public use by
condemnation.  Tenant  further agrees to waive any demand or claim for any award
or allowance or any part thereof  granted to Landlord as  compensation  for such
condemnation, subject to the last sentence of Section 33.4 hereof.

52. CAFETERIA SPACE

    52.1  Tenant  shall  use  and  occupy  the  entire  Cafeteria   Space  as  a
first-class  cafeteria serving solely to the Demised Premises' tenants and their
assignees,  subtenants,  employees,  invitees, guests, licensees and agents only
hot and cold foods and  non-alcoholic  beverages for breakfast,  snacks,  lunch,
dinner and catering  within the Demised  Premises  ("PERMITTED  FOODS").  Tenant
shall  dispense the  Permitted  Foods using only the  facilities  and  equipment
contained  within the  Cafeteria  Space as of the date hereof  ("FACILITIES  AND
EQUIPMENT"). Tenant acknowledges that the Facilities and Equipment are clean and
in good working condition as of the date hereof.  Tenant, at its expense,  shall
at all  times  keep the  Facilities  and  Equipment  clean  and in good  working
condition.  Tenant shall at all times operate the Cafeteria Space in a reputable
manner.

    52.2  Tenant  acknowledges that the Building in which the Cafeteria Space is
located is a first-class  office  building.  Tenant agrees that at all times the
appearance of the Cafeteria Space and the number,  location,  nature and subject
matter of all displays exhibits,  signs,  lettering and announcements  placed or
installed in the Cafeteria Space shall be subject to Landlord's  approval and if
at any time any of the same be reasonably disapproved by Landlord,  Tenant shall
eliminate  the  grounds  for such  disapproval  in such  manner and within  such
reasonable  time as may be  specified  by Landlord.  Tenant  hereby  accepts the
Cafeteria Space in an "as-is" physical condition,  without any warranty, credit,
agreement  or  allowance   from  Landlord  with  respect  to  the  condition  or
improvement thereof.  Except in accordance with Article 13 hereof,  Tenant shall
not make or permit any  alterations,  improvements or modifications in or to the
Cafeteria  Space and/or the  Facilities  and  Equipment.  Tenant shall be solely
responsible  to arrange  for the  delivery  of and to pay for all  services  and
utilities in connection with the Cafeteria  Space,  such as, but not limited to,
gas, water, electricity, utility, mechanical, cleaning, plumbing and security.

    52.3  Tenant,  at its sole cost and expense,  shall service and maintain the
Cafeteria  Space and the  Facilities  and  Equipment in such manner as to insure
that at all times  they are  attractive,  sanitary,  in good  working  order and
condition.  Tenant shall (i) clean the food  preparation  areas of the Cafeteria
Space,  (ii) make the service and eating areas of the Cafeteria  Space available
for sweeping  and  vacuuming  by the  Landlord,  (iii) bag all trash for nightly
removal by  Landlord  and (iv) keep the  Cafeteria  Space neat,  attractive  and
sanitary.  Tenant shall not allow any noxious or objectionable  odors,  fumes or
noises to emanate or escape  from the  Cafeteria  Space.  Tenant  shall  prevent
damage to the Building resulting from the conduct of Tenant's operation.  Tenant
shall exercise  reasonable  efforts to prohibit the consumption of food or drink

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<PAGE>
in the common areas of the Building (other than in those areas in which Landlord
expressly  permits the  consumption  of food and drink) and shall be responsible
for cleaning  spillages of food and  beverage by its  employees or patrons.  All
damage and stains  resulting  from the  conduct of Tenant's  operation  shall be
promptly repaired and/or cleaned by Tenant at its sole cost and expense.  Tenant
will,  promptly  after  reasonable  demand by Landlord and as often as each such
reasonable demand shall occur,  forthwith  discontinue  selling, or offering for
sale, or permitting to be sold, or otherwise dealing in any product,  article or
merchandise to which Landlord shall or may reasonably object.

    52.4  If any acts or omissions of Tenant or its  customers  cause all or any
part of the  Building to be infested by  rodents,  roaches,  vermin,  insects or
other pests,  then,  Tenant shall,  at Tenant's sole cost and expense and to the
reasonable  satisfaction  of  Landlord,  cause the  Building to be  exterminated
against  infestation  by rodents,  roaches,  vermin,  insects and other pests at
regular  intervals  and  whenever  there shall be  evidence of any  infestation.
Tenant shall employ such  exterminators as shall be approved by Landlord,  which
approval shall not be unreasonably  withheld. In addition,  Tenant shall, at its
sole cost and expense, cause all waste, refuse, rubbish and garbage to be placed
in sealed  containers  and removed,  at no less then daily  intervals,  from the
Building to common  refuse bins  maintained  by Landlord.  In no event shall any
waste, refuse, rubbish and garbage be kept overnight within the Building.

53. CONSTRUCTION CREDIT

    53.1  Subject  to the  terms of this  Article,  if  Landlord  receives  from
Tenant,  on or before  December 1, 2004 (time being of the  essence),  detailed,
complete and final drawings and specifications, that Landlord has first approved
in  writing,  which  approval  shall  not  be  unusually  withheld,  delayed  or
conditioned,  on or before  December  1, 2004 (time being of the  essence),  for
certain  renovation  work in the Demised  Premises  ("RENOVATION  WORK"),  then,
Landlord  shall issue a check  payable to the Approved  Contractor  (hereinafter
defined) for an amount ("APPROVED  CONTRACTOR  PAYMENT") not to exceed the lower
of (a) $749,184.00 (which amount represents the product of $6.50 and 115,259) or
(b) the actual  documented  cost  charged  by the  Approved  Contractor  for the
Renovation  Work,  which may include the Landlord's two percent (2%) supervisory
fee, if any. Subject to the terms of this Article 53, the Renovation Work may be
performed in multiple stages, and the payment therefore,  including the relevant
portion of the two percent (2%)  oversight  fee, shall be paid at the completion
of each stage.  The  Renovation  Work may include,  but shall not be limited to,
carpeting,   painting,   cosmetic   alterations,   non-structural   alterations,
electrical  wiring and cabling for voice and/or data  transmission,  but may not
include the purchase,  delivery,  assembly and/or set up of furniture,  fixtures
and/or  equipment.  The "APPROVED  CONTRACTOR"  shall mean a reputable,  bonded,
licensed, properly insured and first-class general contractor hired by Tenant in
writing to perform  construction work in the Demised Premises who has first been
approved in writing by Landlord which approval shall not be unusually  withheld,
delayed or conditioned.

    53.2  Before  hiring a contractor  to perform the  Renovation  Work,  Tenant
shall obtain a bid on the Renovation Work from one or more Approved Contractors.
Tenant may,  but shall not be  obligated  to,  obtain more than one bid.  Before
letting the contract for the Renovation  Work,  Tenant shall notify  Landlord of
the identity of the contractor  selected by Tenant,  and the agreed price or bid
for the  Renovation  Work and shall  deliver to Landlord a complete and accurate
copy of the proposed contract with the contractor selected by Tenant,  including
all schedules,  attachments, addenda, plans and specifications (the "Contract").
Within ten (10) business days  following  receipt of Tenant's  notice,  Landlord
shall  have  the  right  to  substitute  Landlord's  preferred  contractor  (the
"Preferred  Contractor")  which may be Gale & Wentworth  Construction  Services,
LLC, for the contractor  selected by Tenant,  and Tenant shall contract with the
Preferred  Contractor to perform the  Renovation  Work provided,  however,  such
Preferred Contractor must agree to perform the Renovation Work on the same terms
and  conditions  as  the  contractor  selected  by  Tenant,   including  without
limitation,   price,   quality  and  quantity  of  materials  and   workmanship,
commencement date, completion date and delay penalties, if any.  Notwithstanding
the aforesaid,  if Tenant  reasonably  estimates the Renovation  Work to be less
than $7,500.00 ("MINOR RENOVATION Work"),  Tenant shall have the right to hire a
qualified contractor to perform the Minor Renovation Work without submitting the
same to the above-stated bid process; provided, however, that Tenant shall first
receive the Landlord's prior written approval of such contractor;  and PROVIDED,
FURTHER, that all such Minor Renovation Work shall consist of only one (1) trade
and one (1) Contractor per each discrete project. For example, if Tenant desires
to  perform   renovation  that  requires   painting  and  drywall  work,   then,
notwithstanding  the total cost estimate  being less than  $7,500.00,  this work
shall  constitute a multi-trade  renovation and thereby not be considered  Minor
Renovation Work for purposes of this Section.

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<PAGE>
    53.3  Tenant agrees that (1) Landlord shall in no way be responsible for the
quality or completeness of the Renovation Work and (2) the Renovation Work shall
be performed in strict compliance with and subject to all applicable  provisions
of the Lease,  including,  but not limited to,  Article 13 of the Lease.  Tenant
expressly  agrees  that  Landlord  may  deduct  and  retain  from  the  Approved
Contractor Payment (i) Landlord's estimate of any expenses Landlord may incur to
repair any damage to the Building  caused by Tenant's acts or omissions or those
of the Approved  Contractor  and (ii) a fee of $11,525.90  for any  supervisory,
administrative  and/or coordination services that Landlord may (but shall not be
obligated  to)  perform in  connection  with the  Renovation  Work.  Said fee of
$11,525.90 represents two percent (2%) of $576,295.00.  If applicable, or at the
request of Landlord,  Tenant shall obtain at its expense and deliver to Landlord
on or before  December 31, 2004 (time being of the essence) all of the following
documents (in form reasonably satisfactory to Landlord):

                 v.   final,  unconditional  lien   waiver  from   the  Approved
                      Contractor in connection with the Renovation Work;

                 w.   a  statement from  Tenant's architect certifying that  the
                      Renovation Work has been completed;

                 x.   a final certificate of occupancy for the Demised Premises;

                 y.   an "as built" plan for the Renovation Work; and

                 z.   a  bonafide  invoice from the Approved  Contractor to  the
                      Tenant covering only the Renovation Work.

So long as there is no uncured  Event of Default,  then,  within sixty (60) days
after Landlord has received from Tenant all of the foregoing  documents  recited
in  subsections  v.-z.  above (in form  reasonably  satisfactory  to  Landlord),
Landlord  shall give Tenant a check payable to the Approved  Contractor  for the
Approved Contractor Payment, less any permitted deductions thereof.

54. INTENTIONALLY OMITTED

55. ALTERNATIVE ELECTRICITY SERVICE PROVIDER

    55.1  In the event that Tenant wishes to utilize  services of an alternative
electricity  service  provider  ("ASP")  rather than the public  utility that is
servicing  the Building as of the Date of Lease,  no such ASP shall be permitted
to provide service to Tenant or to install its lines or other  equipment  within
the  Building  without  Tenant  first  obtaining  the prior  written  consent of
Landlord, which shall not be unreasonably withheld, delayed or conditioned.

    55.2  Unless all of the  following  conditions  are  satisfied to Landlord's
satisfaction in a written  agreement  between the ASP and Tenant or by any other
means acceptable to Landlord,  it shall be reasonable for Landlord to refuse its
consent:
                  (i)      Landlord  shall  incur  no  expense  whatsoever  with
                           respect  to any  aspect  of  ASP's  provision  of its
                           services,  including without limitation,  the cost of
                           installation, service and materials;

                  (ii)     prior to  commencement  of any  work in or about  the
                           Demised Premises and/or  Building,  by ASP, ASP shall
                           supply  Landlord with written  verification  that, in
                           Landlord's  reasonable judgment,  ASP is (a) properly
                           insured and (b)  financially  capable of covering any
                           uninsured damage;

                  (iii)    prior to the commencement of any work in or about the
                           Building by ASP,  ASP shall agree in writing to abide
                           by such  rules and  regulations,  job site  rules and
                           such  other  requirements  reasonably  determined  by
                           Landlord  necessary  to protect  the  interest of the
                           Building  and the security and safety of its tenants,
                           occupants, visitors, invitees and licensees;

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<PAGE>
                  (iv)     Landlord   reasonably   determines   that   there  is
                           sufficient space in the Building for the placement of
                           all  of  ASP's  equipment  and  materials,  including
                           without limitation, in the electricity risers;

                  (v)      ASP is, in Landlord's  reasonable  judgment, licensed
                           and reputable, as shown in  documents  acceptable  to
                           Landlord;

                  (vi)     ASP agrees, in a license agreement signed by Landlord
                           and ASP, to compensate Landlord the amount reasonably
                           determined  by  Landlord  for (a)  space  used in the
                           Building  for the  storage and  maintenance  of ASP's
                           equipment ("ASP'S SPACE"); and (b) all costs that may
                           be incurred by  Landlord in  arranging  for access by
                           ASP's personnel, security for ASP's equipment and any
                           other such costs as Landlord may incur;

                  (vii)    ASP  agrees  that  Landlord  shall  have the right to
                           supervise  ASP's  performance of any work on or about
                           the  Building,  including,  without  limitation,  any
                           installations or repairs; and

                  (viii)   ASP  agrees  that  Landlord  shall  have the right to
                           enter  ASP's  Space  at any  time in the  event of an
                           emergency  and  at  all  reasonable  times  and  upon
                           reasonable  oral  or  written  notification  for  the
                           purpose of (A) inspecting same; (B) making repairs to
                           ASP's  Space and  performing  work  therein as may be
                           necessary,  in Landlord's reasonable judgment; or (C)
                           exhibiting  ASP's Space for purposes of sale,  lease,
                           ground lease or financing.

    55.3  Landlord's  consent under this Article shall not be deemed any kind of
warranty or representation by Landlord,  including without limitation, as to the
suitability  or  competence  of ASP.  Tenant  acknowledges  and agrees  that all
electricity services desired by Tenant shall be ordered and utilized at the sole
expense  of  Tenant.  Tenant  agrees  that  to  the  extent  service  by  ASP is
interrupted,  curtailed or discontinued for whatever reason, Landlord shall have
no obligation or liability with respect thereto. Tenant shall indemnify and hold
harmless  Landlord  for all losses,  claims,  demands,  expenses  and  judgments
against Landlord caused by or arising out of, either directly or indirectly, any
acts or omissions by ASP.  Notwithstanding any provision herein to the contrary,
the refusal of Landlord to consent to any  prospective ASP shall not be deemed a
default or breach by Landlord  of its  obligations  under this Lease  unless and
until Landlord is adjudicated in a final and unappealable court decision to have
acted   recklessly  or   maliciously   with  respect  to   Landlord's   refusal.
Notwithstanding Tenant's rights hereunder,  Landlord shall have the right at any
time and from time to time  during the Lease Term to require  Tenant to contract
for  electricity  service  with a  different  ASP or  ASPs  ("Landlord's  ASP"),
provided  Tenant's use of Landlord's ASP shall lower Tenant's  electricity costs
(after  taking  into  account  any   reasonable,   necessary,   documented   and
out-of-pocket  costs actually  incurred by Tenant in contracting for electricity
with Landlord's'ASP).

56. REASONABLE CONSENT OF LANDLORD

    56.1  With  regard  only to  those  acts  of  Tenant  for  which  the  lease
specifically  requires the prior written  consent of Landlord,  Landlord  agrees
that,  unless provided to the contrary in the applicable Lease  provision,  such
consent  shall not be  unreasonably  withheld,  delayed or  conditioned.  Tenant
agrees that  Landlord  shall not be liable in damages or subject to liability of
any other kind or nature whatever by reason of Landlord's  failure or refusal to
grant its consent,  approval or permission to any proposed  matter in connection
with this Lease,  the sole and exclusive  recourse of Tenant being a declaratory
judgment on the question of Landlord's reasonableness.

                                       48
<PAGE>
57. MEMORANDUM OF LEASE

    57.1  Tenant shall not record this Lease,  but may record,  at its sole cost
and expense,  a  memorandum  of Lease (i) whose form and content have first been
approved in writing by Landlord and (ii) that only  identifies  (1) the parties,
(2) Demised Premises, (3) Commencement Date and (4) Expiration Date.

    57.2  Within  ten (10) days after the Lease  expires or  terminates,  Tenant
shall remove of record any  memorandum  of Lease that Tenant may have filed.  If
any breach by Tenant of this  Lease  exists,  Landlord  shall  automatically  be
deemed to have been  appointed by Tenant as Tenant's duly  authorized  agent and
attorney-in-fact  to execute such  documents in the name of Tenant and undertake
such  measures  on behalf  of Tenant as  Landlord  may  reasonably  require,  at
Tenant's expense, to remove of record the Lease or any memorandum  thereof.  The
foregoing  appointment  shall be a special  power of  attorney  coupled  with an
interest and shall be irrevocable.

58. EXCULPATION

    58.1  This Lease is  executed  by certain  employees  of The State  Teachers
Retirement System of Ohio, not  individually,  but solely on behalf of Landlord,
the authorized nominee and agent for The State Teachers Retirement Board of Ohio
("STRBO").  In consideration for entering into this Lease,  Tenant hereby waives
any rights to bring a cause of action  against the  individuals  executing  this
Lease on behalf of Landlord  (except for any cause of action  based upon lack of
authority or fraud),  and all persons  dealing with Landlord must look solely to
Landlord's  assets for the  enforcement of any claim against  Landlord,  and the
obligations  hereunder  are not  binding  upon,  nor shall  resort be had to the
private  property of any of, the  trustees,  officers,  directors,  employees or
agents of STRBO.

                            [Signature page follows]

                                       49
<PAGE>
    IN WITNESS WHEREOF,  the parties hereto have entered into this Lease  as  of
the day first set forth above.

         WITNESSED BY:                  LANDLORD:
                                        OTR, an Ohio general partnership,

         /S/  CINDY MANNING                   By: /S/ STEPHEN A. MITCHELL
         ----------------------               ---------------------------

         Name:Cindy Manning                   Name: Stephen A. Mitchell
              -----------------               --------------------------
               (please print)                       (please print)

                                        Title:  General Partner
                                              --------------------------
                                                    (please print)

                                        MANAGING AGENT:
         ATTESTED BY:                   PW/MS MANAGEMENT CO., INC.

         /S/ MARC LEONARD RIPP             By: /S/ ROBERT R. MARTIE
         -----------------------           -----------------------------
         Marc Leonard Ripp, Esq.           Robert R. Martie
         Corporate Secretary               Senior Vice President

         APPLY CORPORATE SEAL HERE

         ATTESTED BY:                   TENANT:
                                        EVEREST REINSURANCE COMPANY

         /S/ JAMES H. FOSTER               By: /S/ THOMAS J. GALLAGHER
         -----------------------           -----------------------------

         Name: James H. Foster             Name: Thomas J. Gallagher
              ------------------                ------------------------
                (please print)                   (please print)

         Title: Senior Vice President      Title: President
                                                 -----------------------
                                                 (please print)

                                       50

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