Document:

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                              EMPLOYMENT AGREEMENT

                  This Employment Agreement is effective as of October 1, 1999
by and between SPS Technologies, Inc., a Pennsylvania corporation (the
"Company"), and John S. Thompson, an individual (the "Employee").

                              W I T N E S S E T H:

                  WHEREAS, the Company desires to employ the Employee and the
Employee desires to be so employed, on the terms and conditions herein set
forth; and

                  WHEREAS, contemporaneous herewith the Company and the Employee
are entering into an executive severance agreement relating to certain
severance payments in the event of a Change of Control as therein provided
(the "Executive Severance Agreement");

                  NOW, THEREFORE, in consideration of the foregoing and the
mutual covenants and agreements hereinafter set forth and intending to be
legally bound hereby, the parties hereto agree as follows:

                  Section 1. Employment. The Company hereby employs the
Employee, which employment the Employee hereby accepts, to serve, subject to the
direction, supervision and control of the Company's Chairman and Chief Executive
Officer (the "CEO") and the Board of Directors of the Company (the "Board"), as
the Company's President and Chief Operating Officer ("President and Chief
Operating Officer"). In such regard, the Employee agrees to undertake and
discharge such duties, functions and responsibilities as are from time to time
assigned to the Employee by the CEO, consistent with the terms and provisions of
this Employment Agreement.

                  Section 2. Term and Termination.

                             (a) Term. The Employee's employment by the Company
shall commence as of October 1, 1999 (the "Effective Date") and shall continue
until such employment is terminated by the Company or by the Employee or when
the Employee reaches the age of 65, retires, dies or becomes disabled, whichever
is sooner. Any such termination shall also automatically constitute the

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resignation by the Employee, and the termination of the Employee's status and
capacity, as an officer, employee and/or agent of the Company, and as an
officer, employee, agent and/or as a member of the Board of any of the Company's
subsidiaries or affiliates.

                             (b) Termination by Employee. The Employee may
terminate this Employment Agreement and the Employee's employment under this
Employment Agreement at any time by giving at least ninety (90) days' prior
written notice of such termination to the Company.

                             (c) Termination by Company. The Company may
terminate this Employment Agreement and the Employee's employment under this
Employment Agreement at any time for any reason or for no reason and whether or
not constituting "Cause" (as defined in Section 6(e)(i) hereof), immediately or
on such future date (not to exceed ninety (90) days from the date of notice) as
may be specified in the written notice of termination to the Employee from the
Company.

                             (d) Termination Upon Death, Retirement or
Disability. This Employment Agreement and the Employee's employment under this
Employment Agreement shall terminate automatically and without notice
immediately upon (i) the death of the Employee, or (ii) the retirement of the
Employee in accordance with the Company's retirement income plan, (iii) the
Employee's attaining age 65, or (iv) the disability of the Employee which
qualifies the Employee for benefits under the Company's Long Term Disability
Plan.

                  Section 3. Compensation.

                             (a) Base Salary. In consideration for all services
rendered by the Employee, hereunder or otherwise, to or for the benefit of the
Company, its subsidiaries and affiliates, the Company shall pay the Employee a
base salary at the rate per annum during the first year of employment equal to
Four Hundred Thousand Dollars ($400,000), payable in equal monthly installments.
The Employee's base salary shall be reviewed annually by the Board and may be
increased further (but not decreased) in the sole discretion of the Board.

                             (b) 1999 Bonus. As additional consideration for the
Employee's service hereunder, the Employee shall be eligible to participate in
the Company's Management Incentive Plan (the "MIP") for an incentive bonus
opportunity for 1999 equivalent to 25% of an annual maximum bonus opportunity
based on a maximum payment of 50% of Employee's base salary (i.e. $100,000) in

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accordance with the terms of the MIP. This 1999 incentive bonus opportunity
under the MIP shall have the same MIP payout ranges and objectives established
and approved by the Board for the Company's CEO.

                             (c) Subsequent Years' Incentive Compensation. In
plan years after 1999, the Employee shall be eligible to participate in the
Company's incentive compensation plans in accordance with the terms thereof,
including, but not limited to, the MIP and the Company's Long Range Incentive
Plan ("LRIP"). For 2000 plan year, the Employee's annual maximum bonus
opportunity for the MIP shall be based on a maximum payment of 50% of Employee's
base salary and the Employee's annual maximum bonus opportunity for the LRIP
shall be based on a maximum payment of 40% of Employee's base salary. The
Employee's objectives for the bonus opportunities for the 2000 plan year under
the MIP shall be established by the Board. The Employee's objectives for the
bonus opportunities for the 2000 plan year under the LRIP shall be based on the
current Company plan for 2000 and shall be the same objectives established by
the Board for the Company's CEO under the LRIP. Bonus opportunities and
objectives for subsequent plan years shall be established by the Board.

                             (d) Stock Options. The Employee shall be granted
the right and option to purchase seventy-five thousand (75,000) common shares of
the Company at the market value of such shares at the close of trading on the
Effective Date. The Employee shall also be granted the right and option to
purchase an additional twenty-five thousand (25,000) common shares of the
Company after the 2001 Annual Meeting of Shareholders of the Company.

                             (e) Benefit Plans. The Employee shall be eligible
during the term of his employment under this Employment Agreement to participate
in all employee benefit plans and employee fringe benefits such as health,
disability and life insurance and retirement programs (including the Company's
senior executive severance plan, retirement income plan, executive deferred
compensation plan, supplemental executive retirement plan, and benefit
equalization plan) now or hereafter made available to executive employees of the
Company generally

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(collectively, such plans and programs are herein collectively referred to as
the "Benefit Plans"), to the extent and on the same terms and conditions
(subject, however, to the terms and provisions of any such plans or programs) as
from time to time are accorded other employees serving as executive officers of
the Company, except as such Benefit Plans may be expressly modified by the terms
of this Employment Agreement. The Employee shall be entitled to not less than
four (4) weeks vacation annually.

                             (f) Limitation on Compensation and Benefits. Except
as specifically set forth in this Employment Agreement and the Benefit Plans and
except for such compensation, if any, which may be paid to the Employee as a
member of the Board, the Employee shall not receive or be entitled to any other
compensation, perquisites or benefits.

                  Section 4. Relocation. The Company shall reimburse the
Employee the reasonable costs and expenses of moving his principal residence to
the greater Philadelphia, Pennsylvania metropolitan area in accordance with its
employee relocation expense reimbursement policy.

                  Section 5. Board Membership. The Employee shall be nominated
by the Board for membership on the Company's Board in the year 2000. The
Employee shall not accept any other board memberships or remunerative positions,
other than with the Company and its subsidiaries, whether or not for
compensation, in the future except with the concurrence of the Board in each
instance.

                  Section 6. Severance Compensation.

                             (a) Termination Upon Change of Control. In the
event of a "Triggering Termination" of the Employee during a "Change of Control
Period" (as such terms are defined in the Executive Severance Agreement) or a
termination resulting from a breach of Section 16 of such Executive Severance
Agreement, the provisions of such Executive Severance Agreement shall govern and
the Employee shall be entitled to the rights and benefits, if any, set forth in
such Executive Severance Agreement in accordance with its terms in lieu of any
severance payments, rights or benefits under or in respect of this Employment
Agreement.

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                             (b) Termination by Employee, by the Company for
"Cause" or Upon Death, Disability or Retirement. Upon termination of the
Employee's employment under this Employment Agreement (i) by the Employee (other
than upon a "Constructive Termination" as defined in Section 6(e)(ii) hereof),
(ii) upon the death, disability or retirement of the Employee or the Employee's
attaining age 65, or (iii) by the Company for "Cause" (as defined in Section
6(e)(i) hereof), all rights and benefits of the Employee hereunder or in respect
hereof or in respect of his employment by the Company shall cease and terminate
without further liability or obligation on the part of the Company whatsoever,
except payment of the Employee's base salary through the effective date of
termination of employment and such sums, if any, due or to become due under any
of the Benefit Plans in which the Employee is a participant as of the effective
date of termination of employment in accordance with the terms and provisions of
such Benefit Plans (which sums, if any, shall be payable as provided by the
terms of such Benefit Plans).

                             (c) Termination by the Company Without Cause. Upon
termination (other than a termination of employment upon the retirement, death
or disability of the Employee or the Employee's attaining age 65) of the
Employee's employment under this Employment Agreement (A) by the Company without
Cause, or (B) by the Employee upon a Constructive Termination, (herein a
"Severance Termination"), the Company shall pay the Employee, within 30 days
after the effective date of the Severance Termination, in full and complete
settlement, satisfaction and release of all claims and rights the Employee may
have against the Company and liabilities or obligations the Company may have to
the Employee (and whether arising under, pursuant to or in respect of this
Employment Agreement, the Employee's employment by the Company or the
termination thereof, or otherwise), such payments, rights and benefits (other
than the rights provided under Section 5.1 and Article VII of the SESP) provided
under the Company's SESP, as such plan is in effect on the Effective Date, as
though the Employee were entitled to fully participate therein except that the
term "Triggering Termination" as used in the SESP shall be deemed to mean a
Constructive Termination as defined herein or a termination by the Company
without Cause.

                             (d) Release. In consideration of, and as a
condition to, the foregoing payments and benefits, which the Employee
acknowledges to be adequate consideration therefor in excess of the
consideration to which he otherwise would be entitled upon any such termination,

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the Employee shall provide the Company with a fully executed general release of
and from all liabilities, claims, suits, actions and other matters, in form and
substance reasonably satisfactory to the Company.

                             (e) Certain Definitions. As used herein, the
following terms shall have the following meanings:

                                 (i) "Cause" shall mean misappropriation of
funds, habitual insobriety, substance abuse, conviction of a crime involving
moral turpitude, or gross negligence in the performance of the Employee's
duties, which gross negligence has had an adverse effect on the Company's
business, operations, assets or properties so as to materially adversely affect
the financial condition of the Company and its subsidiaries taken as a whole.

                                 (ii) "Constructive Termination" shall mean a
termination of the Employee's employment under this Employment Agreement
initiated by the Employee following one or more of the following occurrences not
approved in advance by the Employee, provided notice of such occurrence is given
by the Employee to the Company in writing and the Company fails for a period of
more than twenty (20) days to cure the same:

                                      (A) a significant reduction by the Board
of the authority, duties or responsibilities of the Employee as an employee of
the Company including a removal of the Employee as President and Chief Operating
Officer of the Company;

                                      (B) a reduction in, or a wrongful refusal
to pay, the Employee's base salary, by the Company;

                                      (C) a termination or modification of MIP
or LRIP or any action taken pursuant to the terms of such plans, which
materially (x) reduces the Employee's opportunity to receive compensation under
either or both of such plans of equivalent amounts previously received by the
Employee, subject to the right of the Board to establish reasonable objectives
under MIP and LRIP, (y) reduces the compensation payable to the Employee under
either or both of such plans but which does not effect comparable reductions in
the compensation payable to the other participants in such plans, or (z)
increases the compensation payable to other participants in either or both of
such plans but which does not effect corresponding increases in the amount of
compensation payable to the Employee (provided the Employee was, at the time of
such termination or modification, a participant in such plan), unless the

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Company replaces MIP or LRIP (or any successor plan thereto permitted hereby) or
the provision so modified with incentive compensation or incentive compensation
plans at least equal to or better than the MIP or LRIP or the provision thereof
as modified or revoked; or

                                      (D) a termination or modification of the
Company's retirement income plan ("RIP"), benefit equalization plan ("BEP"),
deferred compensation plan (in the event the Employee is a participant therein),
or the supplemental executive retirement plan ("SERP"), which materially reduces
to the detriment of the Employee (x) the benefits provided by such plans, or (y)
the funding thereof provided by the RIP or by any trust established by the
Company to fund benefits provided by the BEP, the deferred compensation plan (if
applicable), or the SERP, unless the Company replaces such plan or provision
thereof as so modified or terminated with a benefit or benefits at least equal
to or better than the plan (or any successor plan thereto permitted hereby) or
provision thereof as modified or terminated.

                             (f) Arbitration. All claims, controversies and
disputes arising out or in respect of or concerning the breach, interpretation
or application of this Agreement, the Employee's employment hereunder or the
termination hereof or of such employment, including without being limited to any
claims that the application of this Employment Agreement or the termination of
the employment relationship established hereby violates any federal, state or
local law or regulation, shall be submitted to and resolved exclusively by final
and binding arbitration in the City of Philadelphia, Pennsylvania, before a
panel of three arbitrators pursuant to the Rules of the American Arbitration
Association, Rules for Commercial Arbitration. One such arbitrator shall be
appointed by each party and the two so appointed shall select a third, or if
they are unable to agree within fifteen (15) days of their appointment, the
third shall be appointed by the AAA. Arbitration must be demanded within thirty
(30) calendar days of the time when the demanding party knows or should have
known of the event or events giving rise to the claim. The arbitration opinion
and award shall be final and binding on the Company and the Employee and shall
be enforceable by any court. Each party shall bear their own costs and expenses,
including but not limited to attorneys' fees and expenses. The Company and the
Employee shall share equally all costs of arbitration, excepting their own
attorneys' fees and expenses. The Company and the Employee recognize that this

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Section 6(f) means that certain claims will be litigated and reviewed before an
impartial arbitrator or panel of arbitrators instead of before a court of law
and/or a jury, but desire the many benefits of the arbitration process over
court proceedings, including speed of resolution, lower costs and fees, and more
flexible rules of evidence. The arbitrator or arbitrators duly selected pursuant
to the AAA Rules shall have the same power and authority to order any remedy for
violation of a statute, regulation, or ordinance as a court would have; and
shall have the same power to order discovery as a federal district court has
under the Federal Rules of Civil Procedure. This Section is intended by the
Company and the Employee to be enforceable under the Federal Arbitration Act and
any similar state law. Any award shall bear interest at the "prime rate."

                  Section 7. Non-Competition. During the term of this Employment
Agreement and thereafter for a period of two (2) years, the Employee agrees that
he shall not, directly or indirectly, (i) compete with the Company, (ii) engage
in any line of business in which the Company is engaged on the date of
termination of the Employee's employment in any geographic market in which the
Company then transacts business, (iii) have any interest, whether as an officer,
director, employee, agent, consultant, owner, shareholder (owning more than one
percent (1%) of the outstanding capital stock) or otherwise, in any corporation,
entity or enterprise engaged in competition with the Company or engaged in any
line of business in which the Company is engaged on the date of termination of
the Employee's employment, or (iv) interfere in any manner with the business or
goodwill of the Company. As used in this Section 7, the term Company shall be
deemed to include the Company and all of its subsidiaries and affiliates. The
provisions of this Section 7 shall survive any termination of this Employment
Agreement.

                  Section 8. Agreement to Provide Services; Right To Terminate.

                             (a) No Right of Employment. Nothing in this
Employment Agreement shall be construed as giving the Employee any right to be
retained in the employ of the Company. The Company or the Employee may terminate
the Employee's employment at any time, subject to the Company's obligation to
provide the payments and benefits set forth in this Employment Agreement upon
such termination, if any.

                             (b) No Other Rights. The Employee acknowledges that
from time to time, the Company may establish, maintain and distribute employee
manuals or handbooks or personnel policy manuals, and officers or other

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representatives of the Company may make written or oral statements relating to
personnel policies and procedures. Such manuals, handbooks and statements are
intended only for general guidance. No policies, procedures or statements of any
nature by or on behalf of the Company (whether written or oral, and whether or
not contained in any employee manual or handbook or personnel policy manual),
and no acts or practices of any nature, shall be construed to modify this
Employment Agreement.

                  Section 9. Exclusivity of Rights. If the Employee becomes
entitled to and receives all of the payments and benefits provided for in this
Employment Agreement in the event of a termination of employment, the Employee
hereby waives the Employee's right to receive payments provided for under any
other severance agreement, plan or program; it being acknowledged, however, that
pursuant to Section 6(a) the provisions of the Executive Severance Agreement
shall govern in the event of a Triggering Termination during a Change of Control
Period or a termination resulting from a breach of Section 16 of such Executive
Severance Agreement.

                  Section 10. Notice. All notices and other communications
required or permitted hereunder or necessary or convenient in connection
herewith shall be in writing and shall be delivered personally or mailed by
registered or certified mail, return receipt requested, or by overnight express
courier service, as follows:

                           If to the Company, to:

                           SPS Technologies, Inc.
                           101 Greenwood Avenue
                           Suite 470
                           Jenkintown, Pennsylvania
                           Attention:  Corporate Secretary

                           If to the Employee, to:

                           John S. Thompson
                           43 Woodcliff Road
                           Wellesley, Massachusetts 02481

or to such other names or addresses as the Company or the Employee, as the case
may be, shall designate by notice to the other party hereto in the manner
specified in this Section. Any such notice shall be deemed delivered and
effective when received in the case of personal delivery, five (5) days after

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deposit, postage prepaid, with the U.S. Postal Service in the case of registered
or certified mail, or on the next business day in the case of overnight express
courier service.

                  Section 11. Governing Law. This Employment Agreement shall be
governed by and interpreted under the laws of the Commonwealth of Pennsylvania
without giving effect to any conflict of laws provisions.

                  Section 12. Contents of Agreement, Amendment and Assignment.

                              (a) Entire Agreement. This Employment Agreement
supersedes all prior understandings and agreements and, together with the
Executive Severance Agreement and the confidentiality agreement referred to
therein, sets forth the entire understanding between the parties hereto with
respect to the subject matter hereof and cannot be changed, modified, extended
or amended except upon written amendment executed by the Employee and approved
by the Board and executed on the Company's behalf by a duly authorized officer.

                              (b) Binding Provisions. All of the terms and
provisions of this Employment Agreement shall be binding upon and inure to the
benefit of and be enforceable by the respective heirs, representatives,
successors and assigns of the parties hereto. This Employment Agreement, being
one for the personal services of the Employee, shall not be assignable by the
Employee.

                  Section 13. Severability. If any provision of this Employment
Agreement or application thereof to anyone or under any circumstances shall be
determined by a court of competent jurisdiction to be invalid or unenforceable,
such invalidity or unenforceability shall not affect any other provisions or
applications of this Employment Agreement which can be given effect without the
invalid or unenforceable provision or application, and it is the desire and
intent of the parties that the court modify any such provision so determined to
be invalid or unenforceable so as to make such provision valid and enforceable
in accordance with applicable law.

                  Section 14. Remedies Cumulative; No Waiver. No right conferred
by this Employment Agreement is intended to be exclusive of any other right or
remedy, and each and every such right or remedy shall be cumulative and shall be
in addition to any other right or remedy given hereunder or now or hereafter

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existing at law or in equity. No delay or omission by either party in exercising
any right, remedy or power hereunder or existing at law or in equity shall be
construed as a waiver thereof. In addition to any other remedies to which it may
be entitled, in the event of a breach or threatened breach of Section 7 hereof,
the parties agree that the Company would suffer irreparable harm and that money
damages would be inadequate. Accordingly, the Company shall be entitled to
injunctive and other equitable relief.

                  Section 15. Miscellaneous. All Section headings are for
convenience only. This Employment Agreement may be executed in several
counterparts, each of which is an original. It shall not be necessary in making
proof of this Employment Agreement or any counterpart hereof to produce or
account for any of the other counterparts.

                  IN WITNESS WHEREOF, the undersigned, intending to be legally
bound, have executed this Employment Agreement as of the date first above
written.

Attest:                                               SPS TECHNOLOGIES, INC.

_________________________                             By:_______________________
Secretary

                                                      EMPLOYEE:

_________________________                             __________________________
Witness                                               John S. Thompson

                                       11EXHIBIT 10(f)
                                 LEASE AGREEMENT

     THIS AGREEMENT (the "Lease") made as of the 17th day of May, 1999, by and
between 2828 Partnership, L.P., a Pennsylvania limited partnership ("Lessor"),
and Marlton Technologies, Inc., a New Jersey corporation ("Lessee").

                               W I T N E S S E T H

     WHEREAS, pursuant to the Agreement of Sale (the "Agreement of Sale") dated
April 5, 1999 between Lessor's predecessor in interest under the Agreement of
Sale and the legal owner, Charter Road Partnership (the "Current Owner"), Lessor
is the equitable owner of a certain tract of land located in the City of
Philadelphia, County of Philadelphia and Commonwealth of Pennsylvania known as
2828 Charter Road and containing 19.36 acres, more or less, as more fully
described on Exhibit "A" attached hereto and incorporated herein by reference
(the "Land"), together with the building and improvements thereon, including the
approximately 234,285 square foot one-story building thereon (the "Building")
(the Land, the Building and the other improvements on the Land are sometimes
collectively referred to herein as the "Property"); and

     WHEREAS, an affiliate of Lessee, Sparks Exhibits Holding Corporation
("Sparks"), currently leases the Property from the Current Owner pursuant to an
Indenture of Lease dated December 21, 1988, as amended, between the Current
Owner and Sparks' predecessor in interest (the "Existing Lease"); and

     WHEREAS, the Agreement of Sale provides that, upon closing thereunder and
Lessor becoming the legal owner of the Property, the Current Owner will assign
its right, title and interest in, to and under the Existing Lease to the Lessor;
and

     WHEREAS, Lessor and Lessee desire to enter into a Lease for the Property
which: (a) will be contingent upon Lessor closing under the Agreement of Sale
and becoming the legal owner of the

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Property (the "Title Closing"); (b) will have a term commencing on the date of
the Title Closing; and (c) will replace the Existing Lease upon the occurrence
of the Title Closing.

     NOW THEREFORE, the parties hereto, in consideration of the mutual covenants
made herein, and INTENDING TO BE LEGALLY BOUND, hereby agree as follows:

     1. Incorporation of Recitals. The foregoing recitals are incorporated into
and made a part of this Lease.

     2. Lease Contingent Upon the Occurrence of the Title Closing. This Lease is
conditioned and contingent upon the occurrence of the Title Closing and, if, for
any reason, the Title Closing does not occur within one year from the date of
this Lease, this Lease shall be null and void.

     3. Existing Lease Terminated Upon Title Closing. Upon the occurrence of the
Title Closing: (a) the Existing Lease shall be deemed to have been terminated as
if the date of the Title Closing were its natural expiration date; and (b) the
term of this Lease shall commence, such date of commencement being sometimes
referred to herein as the "Effective Date" of this Lease.

     4. Lease of Demised Premises. Lessor does hereby demise and lease unto
Lessee and Lessee does hereby lease from the Lessor the Property (sometimes
referred to herein as the "Demised Premises"), on the terms and conditions set
forth herein.

     5. Use of Demised Premises. The Demised Premises may be used by Lessee for
any legal purpose and for no other purpose.

     6. Term

          A. Term. The term of this Lease (the "Term") shall be for twenty (20)
     years, commencing on the Effective Date, unless extended or sooner
     terminated as herein provided. Notwithstanding the foregoing, if the
     Effective Date shall occur on a day which is not the first day of the
     month, the Term shall be twenty (20) years plus the number of days in the
     month in which the Effective Date occurs which are on or after the
     Effective Date. The period from the Effective Date to the end of the month
     in which the Effective Date occurs is referred to herein as the "Stub
     Period."

          B. Option to Terminate Term. Notwithstanding the foregoing, Lessee
     shall have the right to terminate the Lease effective on that date which is
     the day before the tenth (10th) anniversary of

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     the Effective Date or, if there is a Stub Period, effective on that date
     which is the tenth (10th) anniversary of the expiration of the Stub Period
     (such right to terminate hereinafter referred to as the "Termination
     Right"), provided that Lessee shall have given Lessor written notice of
     Lessee's election to terminate the Lease which notice must be given at
     least six (6) months prior to the day before the tenth (10th) anniversary
     of the Effective Date or, if there is a Stub Period, at least six (6)
     months prior to that day which is the tenth (10th) anniversary of the
     expiration of the Stub Period. If Lessee fails to give such termination
     notice in a timely fashion, Lessee shall be deemed to have waived its
     Termination Right and the term of the Lease shall be as set forth in
     Section 6.A. hereof.

Notwithstanding the foregoing, it is expressly understood and agreed that, even
if Lessee does validly exercise its Termination Right, Lessee shall,
nevertheless, continue to be fully responsible for all of its responsibilities
and obligations under this Lease, including the payment of all rent owed
hereunder, as if the Lease had not been terminated, until such time as Lessor
shall have either "Sold" the Demised Premises or "Re-leased" the Demised
Premises. "Sold" shall mean Seller shall actually have conveyed legal title to
and received the purchase price for the Demised Premises. "Re-leased" shall mean
that Lessor shall have actually leased the Demised Premises and shall be
receiving rent, after any free rent period. Lessor shall use reasonable efforts
to Sell or Release the Demised Premises and shall not unreasonably refuse to
Sell or Re-lease the Demised Premises to a buyer or lessee located by Lessee and
at a sale price or rent and on other terms negotiated by Lessee, but under no
circumstances shall Lessor be obligated to either: (i) Sell the Demised Premises
for a price less than the sum of (a) the balance due on any mortgage debt
secured by the Demised Premises plus (b) $1,000,000.00, if the Lessor has closed
on the Addition Permanent Financing, or $850,000.00, if the Lessor has not
closed on the Addition Permanent Financing; or (ii) Re-lease the Demised
Premises at a rental rate less than Lessor would have received under the Lease
if it had not been terminated, in each case unless Lessee shall consent to such
Sale or Re-leasing and shall agree to pay any deficiency. If Lessor Re-leases
part, but not all, of the Demised Premises, Lessee shall be released from its
obligations pro rata based upon the fraction having as the numerator the square
footage of the Building, as expanded (if applicable), Re-leased and having as
the denominator all leaseable square footage of the Building, as expanded (if
applicable). Anything herein to the contrary notwithstanding, if Lessee
exercises the Termination Right, it may nevertheless continue to occupy the
Demised Premises, at the rent and on the other terms provided herein, after the
effective date of the termination until the Move Out Date (hereinafter defined).
"Move Out Date" shall mean that earliest date which is, sixty (60) days after
Lessor has provided Lessee with written notification of any of: (a) the date the
buyer or new lessee is expected to occupy the Demised Premises; (b) the date, in
connection with a Re-leasing, that the Lessor needs possession in order to
commence those landlord improvements to the Demised Premises, if any, required
under the relevant lease; or (c) Lessor's exercise of the Ultimate Right
(hereinafter defined). Lessee shall vacate the Demised Premises on or before the
Move Out Date.

It is expressly understood and agreed that, in addition to any other right
Lessor has hereunder, after the Lessee has exercised the Termination Right,
Lessor shall have the right, but not the obligation, (the "Ultimate Right") to
either Sell or Re-lease the Demised Premises on any terms Lessor elects, in
Lessor's sole discretion, or to refrain from Selling or Re-leasing, or both, for
any reason, in Lessor's sole discretion, provided Lessor releases Lessee from
its obligation under this Section 6.B. to continue to be responsible for all of
Lessee's responsibilities and obligations, including the payment of rent, which
obligations and responsibilities accrue after the later of (i) the date which is
the day before the tenth (10th) anniversary of the Effective Date or, if there
is a Stub Period, effective on

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that date which is the tenth (10th) anniversary of the expiration of the Stub
Period and (ii) sixty (60) days after Lessor's written exercise of the Ultimate
Right.

     7. Base or Minimum Rent.

          A. Amount of Payments.

               (i) Stub Period. During the Stub Period, if any, Lessee shall pay
          to Lessor a base rent (the "Stub Period Base Rent") equal to the sum
          of (a) the interest which Lessor owes to its mortgage lender for the
          Stub Period on the $5,400,000.00 mortgage loan which Lessor will use
          to finance its acquisition of the Demised Premises (the "Acquisition
          Loan") and (b) $232.88 for each day of the Stub Period. The Stub
          Period Base Rent shall be due and payable on the first day of the Stub
          Period. Lessor shall allow Lessee a credit against the Stub Period
          Base Rent in the amount, if any, of any prepaid rent relating to the
          Stub Period which Sparks shall have paid to the Current Owner and
          which the Current Owner shall have transferred, assigned or credited
          to Lessor (the "Stub Period Prepaid Base Rent"). If the Stub Period
          Base Rent is less than the Stub Period Prepaid Base Rent, then Lessor
          shall be obligated to repay or credit against Lessee's rental
          obligations the amount, if any, by which the Stub Period Prepaid Base
          Rent exceeds the Stub Period Base Rent.

               (ii) First Ten Year Period Following Stub Period.

                    a) Initial Base Rent. During the first ten years of the Term
               of this Lease immediately following the Stub Period, if any, or,
               if there is no Stub Period, during the first ten years of the
               Term of this Lease (whichever is applicable is hereinafter
               sometimes referred to as the "First Ten Year Period"), Lessee
               shall pay to Lessor an annual base rent (the "Initial Base Rent")
               of Six Hundred Seven Thousand Twenty-Four Dollars and Thirty-Two
               Cents ($607,024.32) payable in one hundred twenty (120) equal
               monthly installments of Fifty Thousand Five Hundred Eighty-Five
               Dollars and Thirty-Six Cents ($50,585.36) each payable on the
               first day of each month, the first installment to be payable on
               the first day of the Term of this Lease if there is no Stub
               Period, or, if there is a Stub Period, on the first day
               immediately after the Stub Period.

      It is understood and agreed that the Initial Base Rent has been calculated
based on the assumption that the Lessor will incur exactly $850,000.00 in
out-of-pocket costs in connection with or relating to its acquisition of the
Demised Premises, its obtaining a commitment for and closing (or attempting to
close in the event that the Addition Permanent Financing does not close) both
the Acquisition Loan and the Addition Permanent Financing and its drafting and
negotiation of and entry

                                       39
<PAGE>

into this Lease (collectively "Lessor's Out-Of-Pocket Costs"). It is further
understood and agreed that: (I) Lessee shall reimburse Lessor, in addition to
any of Lessee's rental or other obligations under this Lease, for the amount, if
any, by which Lessor's Out-Of-Pocket Costs exceed $850,000.00; and (II) Lessor
shall pay Lessee the amount, if any, by which Lessor's Out-Of-Pocket Costs are
less than $850,000.00 (the "Lessor's Reimbursement").

     While the following is not an exclusive list of Lessor's Out-Of-Pocket
Costs, Lessee acknowledges and agrees that the following costs, if incurred by
Lessor, are proper Lessor's Out-Of-Pocket Costs:

     (1) $600,000 difference between the $6,000.000.00 purchase price for the
Demised Premises and the amount of the Acquisition Loan;

     (2) $120,000.00 transfer tax which Lessor will pay in connection with the
acquisition of the Demised Premises;

     (3) $14,708.37 title insurance premium which Lessor will pay plus the cost
of any endorsements required by GE, recording fees for the deed and mortgage and
other miscellaneous charges of the title company in connection with the
acquisition of legal title to the Demised Premises and the closing on the
Acquisition Loan;

     (4) The title insurance premium and attendant charges which Lessor will pay
in connection with the Addition Permanent Financing.

     (5) $4,000.00 for the appraisal plus the cost of the updated appraisal
which will be required in connection with the Addition Permanent Financing;

     (6) $5,800.00 for the survey plus the cost of updating the survey in
connection with the Addition Permanent Financing;

     (7) $1,800.00 for the engineering study plus the cost, if any, of updating
same in connection with the Addition Permanent Financing;

     (8) $1,075.00 for Phase I Environmental Report;

     (9) GE's attorneys fees in connection with both the Acquisition Loan and
the Addition Permanent Financing;

     (10) Lessor's legal fees incurred in connection with or relating to the
acquisition of the Demised Premises, the drafting and negotiation of this Lease
and the negotiation and closing of both the Acquisition Loan and the Addition
Permanent Financing;

     (11) Nonrefundable $13,500.00 "forward commitment fee" required under the
commitment for the Addition Permanent Financing; and

     (12) Any "refundable" deposits paid under the loan commitment for either
the Acquisition Loan or the Addition Permanent Financing which are not actually
refunded.

     Lessor shall not be obligated to pay Lessee the Lessor's Reimbursement, if
applicable, until after the Addition Permanent Financing has closed or it is
known that it will not close and the Lessor's Out-Of-Pocket Costs relating
thereto are known.

     If and when Lessor's Out-Of-Pocket Costs exceed $850,000.00, however,
Lessee shall promptly reimburse Lessor, from time to time, for those Lessor's
Out-Of-Pocket Costs which Lessor has incurred in excess of $850,000.00.

               b) Revised Initial Base Rent. If, and only if, the Lessor closes
          on the Addition Permanent Financing (hereinafter defined), the Initial
          Base Rent shall be increased by the

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<PAGE>

          sum of (I) amount of the Lessor's debt service (principal and
          interest) on the Addition Permanent Financing for the concomitant
          period and (II) $1,250.00 per month. By way of example, assume,
          hypothetically, that Lessor obtains the Addition Permanent Financing
          on the following terms:

                    Loan Amount:   $1,350,000.00
                    Interest Rate:  7.50%

                    Amortization Rate: 20 years
                    Monthly Payment of
                    Principal and Interest:  $10,875.51:

By way of example under such hypothetical facts, after closing on the Addition
Permanent Financing, the Initial Base Rent would be increased by $12,125.51
($1,250.00 + $10,875.51) per month resulting in a monthly Initial Base Rent of
$62,710.87. If there is a stub period (the "Addition Stub Period") for a partial
month during which the Lessor is obligated to pay only interest on the Addition
Permanent Financing, the Initial Base Rent for that month shall be increased by
only the sum of (I) the amount of such interest for the Addition Stub Period and
(II) $41.67 for each day of the Addition Stub Period. The intent of this
paragraph is to pass on the full debt service on the Addition Permanent
Financing to Lessee plus the sum of $1,250.00 per month for the period from the
closing on the Addition Permanent Financing to the tenth (10th) anniversary of
the Effective Date, if there is no Stub Period, or, if there is a Stub Period,
the tenth (10th) anniversary of the expiration of the Stub Period.

          Lessor acknowledges that Lessee intends to construct an approximately
     15,800 square foot expansion to the Building (the "Addition"). While Lessee
     shall finance the construction of the Addition, Lessor has agreed to
     attempt to obtain non-recourse permanent financing for the Addition in
     order to reimburse Lessee for a portion of the cost of constructing the
     Addition in an amount not to exceed $1,350,000.00. This financing is
     referred to herein as the "Addition Permanent Financing." In the event that
     Lessor is able to obtain and close on the Addition Permanent Financing,
     Lessor shall: (I) pay the proceeds from the Addition Permanent Financing to
     Lessee and the Initial Base Rent shall be increased as set forth in this
     Section 7.A.(ii).b; and (II) pay to Lessee a one time lump sum payment of
     $150,000.00 in addition to, and not from, the proceeds of the Addition
     Permanent Financing.

          Lessor currently has a commitment from General Electric Capital
     Business Asset Financial Corporation ("GE") for the Addition Permanent
     Financing, a copy of which is attached hereto as Exhibit "B" and made a
     part hereof (the "Existing Commitment"). While Lessor shall use its
     reasonable efforts to close the loan described in the Existing Commitment,
     Lessor does not promise, warrant or represent that it will be able to do so
     since some of the conditions for funding under the Existing Commitment are
     outside of Lessor's control. In the event that Lessor is not able to close
     under the Existing Commitment, Lessee shall have no recourse against Lessor
     as a result thereof other than the fact that, as a result thereof, the
     Initial Base Rent shall not be increased pursuant to this Section
     7.A.(ii).b. In the event that Lessor is not able to close under the

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<PAGE>

     Existing Commitment, however, Lessor shall use its reasonable efforts to
     close on any other alternative Addition Permanent Financing which Lessee
     may secure for Lessor no later than April 1, 2000, provided that such
     financing is non-recourse, the amount shall not exceed $1,350,000.00, the
     debt service is passed on to Lessee pursuant to this Section 7.A.(ii).b and
     the maturity date of such financing is the same as the maturity date on the
     Acquisition Loan.

               (iii) Second Ten Year Period Following First Ten Year Period.
          During the next ten years of the Term of this Lease immediately
          following the First Ten Year Period (the "Second Ten Year Period"),
          Lessee shall pay to Lessor an annual base rent (the "Second Ten Year
          Base Rent") equal to the sum of (a) $100,000 if Lessor has closed on
          the Addition Permanent Financing and $85,000 if Lessor has not closed
          on the Addition Permanent Financing, (b) Thirty-Four Cents ($.34) for
          each foot in the Building Square Footage (hereinafter defined), and
          (c) the Hypothetical Refinanced Mortgage Debt Service (hereinafter
          defined) for the concomitant year of the Lease.

      "Building Square Footage" shall mean the sum of the square footage of the
      existing Building on the date hereof (agreed to be 234,285 square feet)
      plus the square footage of any additions made to the Building. By way of
      example, if the Lessee constructs a 15,800 square foot Addition, as
      contemplated, and no other additions, the Building Square Footage would be
      250,085.

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<PAGE>

     While, both the Acquisition Loan and the Addition Permanent Financing will
have a maturity date on or about the end of the First Ten Year Period, both will
be repaid based on a twenty (20) year amortization schedule. Therefore, there
will be a significant outstanding balance on both the Acquisition Loan and the
Addition Permanent Financing that will need to be refinanced at their maturity.
"Refinanced Mortgage" shall be the mortgage loan used by Lessor to refinance and
repay the balances, at maturity, of the Acquisition Loan and the Addition
Permanent Financing. The per annum interest rate on the Refinanced Mortgage
which the Lessor actually obtains is hereinafter referred to as the "Refinanced
Mortgage Interest Rate."

     If, for logistical or other reasons, the Refinanced Mortgage has not yet
been obtained and closed at the end of the First Ten Year Period, until such
time as the Refinanced Mortgage has closed, and only until such time,
Hypothetical Refinanced Mortgage Debt Service shall mean the sum of the debt
service (principal and interest) which Lessor was paying under the Acquisition
Loan and the Addition Permanent Financing prior to their maturity.

     "Hypothetical Refinanced Mortgage Debt Service" shall mean the debt service
(principal and interest) on the Hypothetical Refinanced Mortgage (hereinafter
defined). "Hypothetical Refinanced Mortgage" shall mean a hypothetical loan
(which shall not actually be obtained) (a) in the principal amount of the
aggregate of (i) the original principal amount of the Acquisition Loan, i.e.
$5,400,000.00 and (ii) the original principal amount of the Addition Permanent
Financing if Lessor has closed on that loan; (b) having an amortization schedule
of twenty (20) years; and (c) having an interest rate equal to the Refinanced
Mortgage Interest Rate.

     By way of example, if the Refinanced Mortgage Interest Rate was eight
percent (8%) and the original principal amount of the Addition Permanent
Financing was $1,350,000.00, then the Hypothetical Refinanced Mortgage Debt
Service would be $677,516.40 per annum, or $56,459.70 per month.

     The annual Second Ten Year Base Rent shall be payable annually throughout
the Second Ten Year Period in twelve equal monthly installments equal to
one-twelfth (1/12th) of the annual Second Ten Year Base Rent.

                                       43
<PAGE>

          (iv) Notwithstanding anything contained in Section 7.A to the
     contrary, it is expressly agreed that, if, at any time after the date of
     this Lease, there is a "Change in Control of the Lessee" (hereinafter
     defined) then, as of that date which is the sixth (6th) month anniversary
     of the Change in Control of the Lessee (the "Sixth Month Anniversary"), the
     Base Rent hereunder shall be the greater of (a) the Base Rent otherwise
     provided herein and (b) the "Fair Market Rental" (hereinafter defined) of
     the Demised Premises.

     If the Sixth Month Anniversary occurs during the Second Ten Year Period,
the Fair Market Rental need only be calculated once, as of the Sixth Month
Anniversary, for the portion of the Second Ten Year Period remaining after the
Sixth Month Anniversary. If the Sixth Month Anniversary occurs during the First
Ten Year Period, then the Fair Market Rental shall be calculated twice: once, as
of the Sixth Month Anniversary, for the portion of the First Ten Year Period
remaining after the Sixth Month Anniversary and once again, as of the first day
of the Second Ten Year Period, for the full Second Ten Year Period.

     "Change in Control of the Lessee" shall mean that greater than fifty
percent (50%) of the common stock of the Lessee shall have been acquired by a
person or entity who/which did not own such stock as of the date of this Lease,
regardless of the reason for the transfer, including transfers by operation of
law; provided, however, that such term shall not include any merger,
consolidation or similar transaction in which (a) Lessee is the surviving
entity, (b) a majority of the members of Lessee's board of directors immediately
after consummation of the merger or consolidation were members of Lessee's board
of directors immediately prior to consummation of the merger or consolidation,
and (c) senior management of Lessee is not materially altered.

     "Fair Market Rental" shall mean the current rental charge, as of the date
in question (i.e. the date of the Sixth Month Anniversary and, if the Sixth
Month Anniversary occurs during the First Ten Year Period, the first day of the
Second Ten Year Period), for space comparable to the Demised Premises in the
vicinity of the Demised Premises taking into account the term remaining and the
other terms and conditions of this Lease. Fair Market Rental shall be
exclusively determined by the following procedure:

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<PAGE>

     Lessor and Lessee shall each determine their good-faith opinion of the Fair
Market Rental value of the Demised Premises taking into account the quality,
size, configuration, location, comparable values and all other facts which each
determine to be relevant. Within forty-five (45) days after the Sixth Month
Anniversary (or, if applicable, within forty-five (45) days after the first day
of the Second Ten Year Period), at a mutually agreeable time and place, the
Lessor and Lessee shall simultaneously exchange in writing their respective
good-faith opinions of the Fair Market Rental value of the Demised Premises. If
the respective opinions of Lessor and Lessee are within ten percent (10%) of
each other, the Fair Market Rental value of the Demised Premises for the
applicable term shall be determined to be the average of the two opinions. If
the respective opinions of the Lessor and Lessee are not within ten percent
(10%) of each other, the Lessor and Lessee shall promptly select a disinterested
real estate appraiser familiar with values in the Philadelphia Industrial Park,
and the sole function of the agreed-upon real estate appraiser shall be to
choose either the opinion of the Lessor or the opinion of the Lessee which most
closely reflects the Fair Market Rental value of the Demised Premises.

     The determination as to the Fair Market Rental value of the Demised
Premises, as provided herein, shall be final and conclusively binding on the
parties and may be enforced by legal proceedings.

     The Lessor and the Lessee will equally share the compensation of the real
estate appraiser selected. In the event the Lessor and Lessee are unable to
agree upon a disinterested appraiser, either party may apply to any court of
competent jurisdiction for the appointment of a disinterested appraiser. In the
event the Fair Market Rental for the applicable period shall not have been
determined under the aforesaid procedure at the relevant time (i.e. the date of
the Sixth Month Anniversary or, if applicable, the first day of the Second Ten
Year Period) for comparing it to the Base Rent hereunder to see which is
greater, Lessee shall continue to pay the Base Rent otherwise provided herein
until the Fair Market Rental has been determined at which time the Base Rent
shall be retroactively adjusted if the Fair Market Renal is greater than the
Base Rent otherwise provided for herein.

                                       45

<PAGE>

          B. Date and Place Payable. All rent, additional rent and any other
     sums due Lessor (hereinafter collectively the "Rent") shall be payable in
     advance on the first day of each and every calendar month to 2828
     Partnership, L.P. at c/o Equivest Management, Inc., 215 S. Broad Street,
     Suite 600, Philadelphia, PA 19107, or at such other address as Lessor may
     designate, from time to time, by written notice to Lessee, and shall be
     payable without any prior demand thereof and without any deduction, set-off
     or counterclaim whatever (except to the extent demand or notice shall be
     expressly provided for herein).

          C. Late Charges. If Lessee's rental payment has not been received by
     Lessor by the fifth day of any month, Lessee will pay any late charge
     assessed by Lessor's mortgage lender as a result of such late payment.
     Additionally, if rent or any other sum due from Lessee to Lessor has been
     overdue for more than fifteen (15) days, it will thereafter bear interest
     at the rate of three percent (3%) per annum in excess of the announced
     prime rate of interest of Citibank, NA, from time to time in effect (or, if
     lower, the highest legal rate), until paid.

          D. Acceptance of Rent. If Lessor, at any time or times, shall accept
     said rent or any other sum due to it hereunder after the same shall become
     due and payable, such acceptance shall not excuse delay upon subsequent
     occasions, or constitute, or be construed as, a waiver of any of Lessor's
     rights hereunder.

     8. Base Rent is Absolutely Net to Lessor/Additional Rent. It is understood
and agreed that the Base Rent which Lessee is obligated to pay to Lessor
pursuant to Section 7 hereof is to be absolutely net to Lessor, and Lessee,
throughout the full term of this Lease, shall be responsible for all costs of
owning, operating, maintaining and repairing (including necessary replacements
except as expressly provided for in Sections 9.B and 30 hereof relating to
casualty damage and condemnation, respectively) the Demised Premises, as
expressly provided herein and otherwise, with the sole exception that Lessee
shall not be obligated or responsible for any mortgage debt of the Lessor
secured by the Demised Premises.

     In illustration of, but not in limitation of, the foregoing, in addition to
the Base Rent which Lessee shall be obligated to pay pursuant to Section 7
hereof, Lessee

                                       46
<PAGE>

shall be obligated to pay the following amounts as additional rent (individually
or collectively "Additional Rent") through the full term of this Lease, as
extended:

          A. Additional Rent on Account of Real Estate Taxes. Lessee shall be
     responsible for, and shall pay Lessor as additional rent hereunder, 100.00%
     of the Real Estate Taxes (hereinafter defined) for each and every calendar
     year during the term hereof, as extended (the "Real Estate Tax Additional
     Rent"). If the term of this Lease does not commence on January 1st,
     Lessee's obligation shall be prorated for the calendar year in which the
     term of this Lease commences and the last partial calendar year in the term
     of this Lease. Such proration shall be based on a fraction of the
     obligation for a full calendar year, which fraction has, as a numerator,
     the number of days in the calendar year in the term of the Lease, and, as a
     denominator, the number "365". Notwithstanding the foregoing, Lessee shall
     not be obligated to pay any Real Estate Taxes for calendar year 1999 which
     Sparks has already paid under the Existing Lease.

Lessee shall pay its Real Estate Tax Additional Rent within fifteen (15) days of
its receipt from Lessor of an invoice therefor. Such invoice shall be
accompanied by a copy of the tax bill to which the invoice relates. If, at any
time during the term of this Lease, either Lessee shall have failed to pay its
Real Estate Tax Additional Rent within the required fifteen (15) day period or
Lessor's mortgage lender shall require Lessor to establish an escrow account for
the payment of Real Estate Taxes, Lessor shall have the right, with respect to
future Real Estate Tax Additional Rent, to collect same on a good-faith
estimated basis in advance by requiring Lessee to pay one-twelfth (1/12) of the
estimated amount together with and at the same time as its monthly installment
of Base Rent. Within forty-five (45) days from the time that the actual Real
Estate Tax Additional Rent becomes known, Lessor shall provide Lessee with a
written reconciliation of Lessee's estimated payments received against the
actual amount. Lessee shall pay Lessor any shortfall reflected by the
reconciliation within fifteen (15) days of its receipt of the reconciliation
statement. Lessor shall refund to Lessee any overage reflected by the
reconciliation within fifteen (15) days of Lessee's receipt of the
reconciliation.

If Lessor is not contesting any increased Real Estate Tax assessment occurring
during the term of this Lease, Lessee shall have the right, at its sole cost, to
appeal said increased assessment in its name or in the name of Lessor. During
any such appeal, however, Lessee shall, nevertheless, be required to pay, when
due, its Real Estate Tax Additional Rent but shall be entitled to and shall
receive its share (100%) of any refund obtained relating to any period within
the Term of this Lease. Lessee hereby agrees to indemnify, defend and hold
Lessor harmless from and against any cost or liability incurred by Lessor in
connection with Lessee's exercise of this right. At Lessee's request, Lessor
shall mark any tax payments made during the pendency of a tax assessment appeal
as "paid under protest."

"Real Estate Taxes" shall mean all real estate taxes and assessments, general or
special, ordinary or extraordinary, foreseen or unforeseen, imposed upon the
Building or the Land, and any existing or future improvements of whatever kind
thereto or thereon. Taxes shall include, without limitation, any assessment
imposed by any public or quasi-public entity by reason of the Building being
located in a special services district or similar designation. If, due to a
future change in the method of taxation, any franchise, profit or other tax,
however designated, shall be levied or imposed in substitution, in whole or in
part, for (or in lieu of) any tax which would otherwise be included within the
definition of Taxes, such other tax shall be deemed to be included within Taxes
as defined herein.

                                       47
<PAGE>

          B. Additional Rent on Account of Lessor's Insurance. Lessee shall be
     responsible for, and shall pay Lessor as additional rent hereunder, 100.00%
     of the Insurance Premium (hereinafter defined) for each and every calendar
     year during the term hereof, as extended (the "Insurance Additional Rent").
     If the term of this Lease does not commence on January 1st, Lessee's
     obligation shall be prorated for the calendar year in which the term of
     this Lease commences and the last partial calendar year in the term of this
     Lease. Such proration shall be based on a fraction of the obligation for a
     full calendar year, which fraction has, as a numerator, the number of days
     in the calendar year in the term of this Lease, and, as a denominator, the
     number "365".

     Lessee shall pay its Insurance Additional Rent within fifteen (15) days of
its receipt from Lessor of an invoice or invoices therefor. Such invoice shall
be accompanied by a copy of the Insurance Premium bill or bills to which the
invoice relates. If, at any time during the term of this Lease, either Lessee
shall have failed to pay its Insurance Additional Rent within the required
fifteen (15) day period or Lessor's mortgage lender shall require Lessor to
establish an escrow account for the payment of insurance premiums, Lessor shall
have the right, with respect to future Insurance Additional Rent, to collect
same on a good faith estimated basis in advance by requiring Lessee to pay
one-twelfth (1/12th) of the estimated amount (which shall not be less than the
actual Insurance Additional Rent for the immediately preceding year) together
with and at the same time as its monthly installment of base rent. Within
forty-five (45) days from the time that the actual Insurance Additional Rent
becomes known, Lessor shall provide Lessee with a written reconciliation of
Lessee's estimated payments received against the actual amount. Lessee shall pay
Lessor any short-fall reflected by the reconciliation within fifteen (15) days
of its receipt of the reconciliation. Lessor shall refund to Lessee any overage
reflected by the reconciliation within fifteen (15) days of Lessee's receipt of
the reconciliation.

          "Insurance Premium" shall mean the cost, premium or bill for each and
     all of the following types of insurance which will be obtained and
     maintained by Lessor for the benefit of Lessor:

               (i) insurance against loss or damage to the Building, as
          expanded, by fire, windstorm, lightning and tornado and against loss
          and damage by such other additional risk as may be now or hereafter
          embraced by an "all-risk" form of insurance policy for the full
          insurable value, subject to a reasonable deductible (which deductible
          shall, in all events, be acceptable to Lessor's mortgage lender) of
          the Building, as expanded ("Lessor's Casualty Insurance"). Lessee
          acknowledges and understands that Lessor is not obligated to, and does
          not intend to, insure the value of any improvements, alterations or
          additions that Lessee makes to the Demised Premises other than the
          Addition.

               (ii) loss of rents or business interruption insurance in an
          amount, as reasonably determined by Landlord, from time to time, to
          cover the aggregate total of Base Rent, Additional Rent and all other
          costs, expenses, sums, charges and other amounts which are the
          obligation of Lessee under this Lease for a twelve (12) month period
          from the date of the event giving rise to the business interruption or
          loss of rents ("Lessor's Loss of Rents Insurance").

               (iii) comprehensive general public liability insurance coverage
          against claims for or arising out of bodily injury, death or property
          damage, occurring in, on or about the streets, sidewalks or properties
          adjacent to the Demised Premises as well as in, on, or about the
          Demised

                                       48
<PAGE>

          Premises ("Lessor's Liability Insurance"). The aforementioned
          policy shall be a single limit policy initially in the amount of Five
          Million Dollars ($5,000,000) and thereafter in such increased amounts
          as may be reasonably determined by Landlord.

     Lessee acknowledges that Lessor's Casualty Insurance, Lessor's Loss of
Rents Insurance and Lessor's Liability Insurance may or may not be on the same
premium or insurance year and, that, if there are different premium or insurance
years, Lessor may submit invoices at different times. Lessee also acknowledges
that, in order to close on the mortgage loan which will enable Lessor to acquire
the Demised Premises, Lessor will have to have these insurance coverages in
place and thus Lessor will have to pay the relevant Insurance Premiums therefor
on or prior to the Effective Date. Lessee further acknowledges that Lessor shall
be obtaining the Lessor's Casualty Insurance, Lessor's Loss of Rents Insurance
and Lessor's Liability Insurance in satisfaction of the requirements of the
lender holding a mortgage on the Premises, including, but not limited to those
reflected on Exhibit "C" attached hereto and made apart hereof. Lessee agrees to
accept any requirements of such insurance imposed by the Lessor's mortgage
lender.

            Notwithstanding the foregoing, it is expressly understood and agreed
that, except as required by a lender providing the Acquisition Loan or the
Addition Permanent Financing, or a refinance thereof, Lessee shall have the
right to directly acquire and maintain, during the full term of this Lease and
for the benefit of Lessor, the Lessor's Casualty Insurance, the Lessor's Loss of
Rents Insurance and the Lessor's Liability Insurance or any one or ones thereof,
at Lessee's sole cost and expense and as Insurance Additional Rent hereunder.
Lessee, in fact, has so elected to obtain and maintain all such insurance as of
the Effective Date and Lessee shall continue to maintain such insurance on
Lessor's behalf until Lessee elects or is directed to do otherwise by such
lender in writing. Notwithstanding the foregoing, the following rules shall
always be applicable to the Lessee's right to directly maintain the Lessor's
Casualty Insurance, the Lessor's Loss of Rents Insurance and the Lessor's
Liability Insurance:

               I. Lessee shall never elect to discontinue maintaining any such
          insurance directly without having provided Lessor with thirty (30)
          days advance written notification thereof; and

               II. In the event of Lessee's Default (as defined in Section 19
          hereof) of this Lease, Lessor shall have the right (but not the
          obligation) to terminate Lessee's right to directly maintain any such
          insurance; and

               III. Lessee shall, in all events and with respect to all
          insurance which Lessee directly maintains pursuant to this Section
          8.B, provide Lessor with certificates of insurance evidencing renewals
          of any and all such insurance prior to the date of expiration for such
          insurance as reflected in the most recent prior certificate of
          insurance evidencing coverage which Lessee has delivered to Lessor;
          and

               IV. All insurance which Lessee maintains directly pursuant to
          this Section 8.B shall not be cancelable by the insurer without first
          providing Lessor thirty (30) days advance written notice.

          C. Water and Sewer Charges. During the full term of this Lease, as
     extended, Lessee shall be responsible for and shall pay, as additional rent
     hereunder, one hundred percent (100%) of the water and sewer charges for
     the entire Demised Premises. At the election of Lessor, Lessee shall either
     pay the bills for water and sewer charges directly to the provider within
     the times specified in the bills (simultaneously providing Lessor with
     evidence of payment) or pay the amounts due to Lessor, for Lessor's
     submission to the provider, within fifteen (15) days after receipt of a
     copy of the relevant bill therefor. Until otherwise directed by Lessor in
     writing to the contrary, Lessee

                                     49

<PAGE>

     shall pay such charges directly to the provider and if possible, arrange
     for the billing account to be placed in Lessee's name.

          D. Utilities. During the full term of this Lease, as extended, Lessee
     shall be responsible for and shall pay one hundred percent (100%) of the
     cost of all utilities (other than water and sewer which are addressed in
     the foregoing subsection (C)) used or consumed at, on or in the Demised
     Premises including, but not limited to, electricity, gas (if any) and all
     energy consumed or used in connection with the lighting, heating and air
     conditioning of the Demised Premises. Lessee shall cause the electric
     service (and other utility services) to be billed directly to Lessee in
     Lessee's name, and Lessee shall pay its electric (and other utility) bills
     when due.

          E. Sidewalks. Lessee shall be responsible, at Lessee's sole expense
     and cost, for maintaining the sidewalks and parking areas at the Demised
     Premises and keeping them free from snow and ice.

          F. Other Taxes. If, during the term of this Lease or any renewal or
     extension thereof, any tax is imposed upon the privilege of renting or
     occupying the Demised Premises or upon the amount of rentals collected
     therefor, Lessee will pay each month, as additional rent, a sum equal to
     such tax or charge that is imposed for such month, but nothing herein shall
     be taken to require Lessee to pay any income, estate, inheritance or
     franchise tax imposed upon Lessor.

          G. Use and Occupancy Tax. Without limiting the foregoing, Lessee will
     pay promptly when due and in any event not later than fifteen (15) days
     after receipt of a bill therefor (whether said bill be submitted by Lessor,
     the City of Philadelphia, the Philadelphia School District or otherwise),
     all City of Philadelphia School District Use and Occupancy Tax imposed upon
     the use and occupancy of the Demised Premises. It is expressly understood
     that Lessor shall have the right, but not the obligation, to collect such
     use and occupancy tax from Lessee and submit it to the City of Philadelphia
     and, if Lessor exercises said right, Lessee shall pay such use and
     occupancy tax to Lessor.

          H. Survival After Termination. If, upon termination of this Lease for
     any cause, the amount of any additional rent due pursuant to this Section
     has not yet been determined, an

                                       50
<PAGE>

     appropriate payment from Lessee to Lessor, or refund from Lessor to Lessee,
     shall be made promptly after such determination.

          I. Lessor's Option as to Manner of Payment. Except as required by a
     lender providing the Acquisition Loan, the Addition Permanent Financing or
     a refinance thereof, and except after Lessee's Default under this Lease,
     Lessee shall have the option, exercisable from time to time, of either
     paying any Additional Rent, other than Use and Occupancy Tax pursuant to
     Section 8.G. hereof and Real Estate Tax Additional Rent pursuant to Section
     8.A. hereof, directly to the provider/vendor/biller or paying the relevant
     Additional Rent to the Lessor so that the Lessor can pay the
     provider/vendor/biller.

          J. Anything to the contrary herein notwithstanding, Lessee shall have
     the right to terminate this Lease at any time before the Effective Date if
     any requirement, imposed by any lender, with which Lessee will have to
     comply under the terms of this Lease, is unacceptable to Lessee in its sole
     and unreviewable discretion. Lessee shall effect such termination by giving
     Lessor written notice of termination prior to the Effective Date and
     reimbursing Lessor for all expenses actually and reasonably incurred by
     Lessor and Lessor's predecessor in interest under the Agreement of Sale in
     connection with the acquisition of the Demised Premises, the financing
     thereof, and the negotiation of this Lease. Furthermore, if at any time
     after the Effective Date Lessor proposes to incur additional debt secured
     by a mortgage on the Demised Premises or an assignment of this Lease
     (including, without limitation, the Addition Permanent Financing), then
     Lessor shall give Lessee fifteen (15) days prior written notice of all
     requirements, imposed by the lender, with which Lessee will have to comply
     under the terms of this Lease. Lessee shall have a period of ten (10) days
     after receipt of Lessor's notice to notify Lessor of any requirement that
     is unacceptable to Lessee in its reasonable discretion, and Lessor shall
     not proceed to incur such debt unless all requirements to which Lessee
     reasonably objects are removed.

     9. Lessee's Insurance/Casualty Damage.

          A. In General. During the full Term hereunder, Lessee will, at its
     sole expense, obtain and maintain insurance against liability for bodily
     injury, including death, and property damage in or

                                       51

<PAGE>

     about the Building, under a single limit policy of comprehensive general
     public liability insurance, with limits initially of not less than
     $5,000,000 and thereafter in such increased amounts as may be reasonably
     determined by Lessor. Each insurance policy hereunder shall name Lessor as
     an additional insured. On or prior to the Commencement Date of this Lease,
     Lessee shall deliver to Lessor a certificate of insurance evidencing that
     such insurance has been obtained and is in effect. Lessee shall deliver to
     Lessor renewals thereof at least fifteen (15) days prior to expiration. All
     such policies of insurance shall provide that they shall not be canceled or
     amended without at least thirty (30) days prior notice to Lessor.

          B. Destruction and Damage to Demised Premises by Fire or Other
     Casualty. In the event of damage to the Building, by fire or other
     casualty, Lessee, at its sole expense, shall cause the damage to be
     repaired and the Building to be restored or rebuilt to a condition as
     nearly as practicable to that existing prior to the damage, with reasonable
     speed and diligence. Lessor shall make available to Lessee for the purpose
     of such repair, restoration and rebuilding any insurance proceeds available
     from Lessor's Casualty Insurance which Lessor's mortgage lender (which will
     be the primary loss payee on Lessor's Casualty Insurance) shall make
     available to Lessor but only to the extent and when such proceeds are so
     made available to Lessor. If Lessor's mortgage lender does not make
     available the proceeds from Lessor's Casualty Insurance for the purpose of
     repair, restoration and rebuilding, and Lessor does not elect (at its sole
     option) to make substitute funds available from some other source, Lessee
     shall have the option to purchase (the "Option to Purchase") the Demised
     Premises from the Lessor at the sales price of the sum of (a) the
     outstanding balance owed on or under the Acquisition Loan (or any
     replacement or refinance thereof) together with any applicable prepayment
     premium; (b) the outstanding balance owed on or under the Addition
     Permanent Financing (or any replacement or refinance thereof) together with
     any applicable prepayment premium; and (c) $1,000,000.00, if the Lessor has
     closed on the Addition Permanent Financing, or $850,000.00, if the Lessor
     has not closed on the Addition Permanent Financing, and on such other terms
     and conditions as are customary and reasonable. Lessee must exercise the
     Option to Purchase, if at all, by providing Lessor with written
     notification of Lessee's exercise of the Option to Purchase (the "Written
     Election") within sixty (60)

                                       52
<PAGE>

     days from the date that Lessor notifies Lessee in writing that Lessor's
     mortgage lender will not make the insurance proceeds available for the
     purpose of repair, restoration and rebuilding. If the Lessee exercises the
     Option to Purchase, Lessor shall assign to Lessee, at closing, any interest
     it has in any insurance proceeds resulting from the casualty damage to the
     Demised Premises giving rise to Lessee's option to purchase the Demised
     Premises. Notwithstanding anything to the contrary in the foregoing, it is
     expressly understood and agreed that, in the event that Lessee has the
     right to and does exercise the Option to Purchase, Lessor shall have the
     right, exercisable by written notification to Lessee ("Lessor's Termination
     Notice") within thirty (30) days after Lessor's receipt of the Written
     Election, to terminate this Lease effective as of the date set forth
     therein but no later than fifteen (15) days after the date of Lessor's
     Termination Notice (the "Accelerated Expiration Date"). Lessor's provision
     of the Lessor's Termination Notice shall not only terminate the Lease but
     it shall also negate the Option to Purchase and Lessee shall no longer have
     the option to purchase the Demised Premises. If Lessor provides the
     Lessor's Termination Notice, the Accelerated Expiration Date shall be the
     date which the term of this Lease expires as if it had been the natural
     expiration date. Lessor agrees that, without Lessee's prior written
     consent, Lessor shall not agree with the holder of the Acquisition Loan to
     amend the terms and conditions in the documents evidencing or relating to
     the Acquisition Loan which relate to the Lessor's right to use insurance
     proceeds for the repair, restoration or rebuilding of the Demised Premises.
     Lessee understands, however, that Lessor does not covenant, warrant or
     represent that identical or similar terms and conditions will be part of
     any loan documents evidencing the refinance of the Acquisition Loan.

     It is expressly understood and agreed that no damage to the Building or the
     Demised Premises, nor any interruption or interference with Lessee's use
     and enjoyment thereof resulting therefrom, shall entitle Lessee to any rent
     abatement of any kind (whether of Base Rent or Additional Rent) except for
     a dollar for dollar abatement for such amounts as Lessor actually receives
     from Lessor's Loss of Rent's Insurance.

          C. Personalty. Lessee shall be responsible for obtaining and
     maintaining, and Lessee shall obtain and maintain, at Lessee's sole cost
     and expense, insurance covering the replacement value, subject to a
     reasonable deductible, of all furniture, trade fixtures, equipment and
     other personalty Lessee keeps on or at the Demised Premises.

     10. Indemnification and Release/Waiver of Subrogation.

          A. Waiver of Subrogation. Each party hereto hereby indemnifies, holds
     harmless and releases the other party, to the extent of the releasing
     party's insurance coverage, from and against

                                       53
<PAGE>

     any and all liability for any loss or damage covered by such insurance
     which may be inflicted upon the property of such releasing party, even if
     such loss or damage shall be brought about by the fault or negligence of
     the other party, its agents, servants or employees; provided however, that
     this indemnification and release shall not affect said policy or the right
     of the insured to recover thereunder. If any policy does not permit such a
     waiver, and if the party to benefit therefrom requests that such a waiver
     be obtained, then the other party agrees to obtain an endorsement to its
     insurance policy permitting such waiver of subrogation, if it is available.
     If an additional premium is charged for such waiver, then the party
     benefiting therefrom agrees to pay the amount of such additional premium
     promptly upon being billed therefor.

          B. Liability

               1. Damage in General. Lessee agrees that Lessor, its building
          manager (if applicable), and their respective principals, officers,
          employees and agents, shall not be liable to Lessee, and Lessee hereby
          releases said parties, for any personal injury or damage to or loss of
          personal property in or about the Demised Premises or Building from
          any cause whatsoever unless such damage, loss or injury results from
          the gross negligence or deliberate acts of Lessor, its building
          manager (if applicable), or their officers, employees or agents.
          Lessor and its building manager (if applicable) and their respective
          principals, officers, employees and agents shall not be liable to
          Lessee for any such damage or loss, whether or not such damage or loss
          results from gross negligence or deliberate acts, to the extent Lessee
          is compensated therefor by Lessee's insurance or to the extent Lessee
          could have obtained coverage against such damage or loss at regular
          rates under commonly available insurance.

               2. Indemnity. Lessee shall defend, indemnify and save harmless
          Lessor and its principals, partners, agents and employees against and
          from all liabilities, obligations, damages, penalties, claims, costs,
          charges and expenses, including reasonable attorneys' fees, which may
          be imposed upon or incurred by or asserted against Lessor and/or its
          agents by reason of any of the following which shall occur during the
          term of this Lease, or during any period of time prior to the

                                       54
<PAGE>

          commencement date hereof when Lessee may have been given access to or
          possession of all or any part of the Demised Premise:

                    (i) any work or act done in, on or about the Demised
               Premises or any part thereof at the direction of Lessee, its
               agents, contractors, subcontractors, servants, employees,
               licensees or invitees, except if such work or act is done or
               performed by Lessor or its agents or employees;

                    (ii) any negligence or other wrongful act or omission on the
               part of Lessee or any of its agents, contractors, subcontractors,
               servants, employees, subtenants, licensees or invitees;

                    (iii) any accident, injury or damage to any person or
               property occurring in, on or about the Demised Premises or any
               part thereof, unless caused by the gross negligence or deliberate
               acts of Lessor, its employees or agents; and

                    (iv) any failure on the part of Lessee to perform or comply
               with any of the covenants, agreements, terms, provisions,
               conditions or limitations contained in this Lease on its part to
               be performed or complied with which is directly related to the
               claim for indemnification.

     11. Lessor's Access to Demised Premises. Lessor shall at all times
hereunder have access upon reasonable notice to the Demised Premises for the
purposes of inspection, cleaning, maintenance, repairs, and for the performance
of any work consistent with the ownership and maintenance of the Demised
Premises. Nothing in the foregoing sentence, however, is intended to increase or
alter the Lessor's obligations with respect to the maintenance of the Demised
Premises as set forth in Section 14 hereof. In the event that Lessor enters the
Demised Premises pursuant to this Section 11 or otherwise, Lessor shall use
reasonable efforts to minimize interference with the conduct of Lessee's
business on the Demised Premises. Provided that Lessor uses such reasonable
efforts (which reasonable efforts shall not include or otherwise require
Lessor's utilizing its access right at a time when Lessee is closed for business
unless Lessee pays the incremental cost thereof), Lessee shall have no recourse
against Lessor, including the abatement of rent, on account of such
interference.

     12. This Section has been left blank intentionally.

                                       55
<PAGE>

     13. Condition of Demised Premises/Absolutely As-Is. The entry into
possession of the Demised Premises by Lessee shall be conclusive evidence as
against Lessee that the Demised Premises were in good and satisfactory condition
at the time of such entry. No promise of Lessor to alter, remodel or improve the
Demised Premises or the Building and no representation respecting the condition
of the Demised Premises or the Building have been made by Lessor or its agents
to Lessee. Notwithstanding the foregoing, it is expressly understood that the
Lessee has agreed to accept the Demised Premises in their present condition,
absolutely "as-is," and Lessor is not required to perform any so called tenant
fit-up or other landlord's work in connection with the leasing of the Demised
Premises to Lessee hereunder.

     Lessee acknowledges that Sparks has occupied the Demised Premises for some
time under the Existing Lease and that Lessee is familiar with the condition of
the Demised Premises. 14. Maintenance and Repair of Demised Premises. In order
to assure to Lessor the payment of the Base Rent and all Additional Rent due
under this Lease, net of all costs and expenses, Lessee shall be fully
responsible for the maintenance, repair and replacement, if applicable (except
as provided in Section 9.B hereof for casualty damage), of the Demised Premises
as fully as if Lessee were the owner of the Demised Premises. Lessee, at
Lessee's sole cost and expense, shall keep and maintain the Demised Premises in
good and tenantable condition during the full term of this Lease, and Lessee
shall promptly arrange, at Lessee's sole expense, for the repair of all damage
to the Demised Premises (except for reasonable wear and tear and as otherwise
provided in Section 9.B of this Lease relating to casualty damage). Without
limiting the generality of the foregoing, Lessee, at Lessee's sole cost and
expense, shall keep the following in good repair and condition:

          A. The Building, including the roof, the foundation and other
     structural and nonstructural components thereof, both exterior and
     interior;

          B. The building systems of the Building including heating, electrical,
     plumbing, air conditioning (if applicable) and mechanical;

                                       56
<PAGE>

          C. The parking areas and sidewalks. Lessee shall not only be
     responsible for keeping them free from ice and snow but shall also be
     responsible for their repair and, if necessary, replacement or repaving;
     and

          D. Outdoor areas, if any, requiring landscaping services including
     lawn cutting.

Lessee shall also be obligated to make any replacements (as well as repairs)
necessary at or to the Demised Premises during the term of this Lease and Lessee
shall not be relieved of its obligation to do so on the basis that the action
would be a capital expense as opposed to an ordinary repair.

     All such repairs and replacements shall be of good quality sufficient for
the proper maintenance and operation of the Demised Premises and shall be
constructed and installed in compliance with all requirements of all
governmental authorities having jurisdiction thereof. Lessee, further, shall not
permit the accumulation of waste or refuse matter, nor permit anything to be
done upon the Demised Premises which would invalidate or prevent the procurement
of any insurance policies which may at any time be required pursuant to the
provisions of Section 8.B hereof. Lessee shall not obstruct or permit the
obstruction of the street or sidewalk adjacent to the Demised Premises except as
may be permitted by municipal authorities having jurisdiction thereof and shall
keep the sidewalk, parking areas and curb adjoining the Demised Premises clean
and free from snow and ice.

     At all times during the Term, Lessee shall be responsible for and shall
make, at its sole cost and expense, any and all repairs, additions and
alterations to the Building, including any of the systems thereof, structural or
non-structural, which are required by any law, statute, ordinance or
governmental authority.

     Lessor shall have the right, but not the obligation, after providing the
notice specified in Section 19.A.2 hereof, to make any of the repairs or
alterations or additions to the Demised Premises which Lessee is required to
make pursuant to the terms of this Lease in the event Lessee fails to make such
repairs. Lessee shall promptly reimburse to Lessor, as additional rent, any and
all costs for any such repairs, alterations or additions incurred by Lessor.

     Lessor shall not furnish any services, utilities or repairs to the Demised
Premises during the Term or any extension thereof, whether structural or
nonstructural, ordinary or extraordinary, foreseen or unforeseen, whether
arising from requirements of any applicable laws or governmental

                                       57
<PAGE>

regulations or otherwise; and the Lessee expressly acknowledges and agrees that,
except as expressly provided herein, no defense or claim can arise hereunder
from any physical condition now or hereafter affecting the Demised Premises, and
no condition can exist which could give rise to the assertion of a claim or
defense by the Lessee against Lessor of a constructive eviction from the Demised
Premises, which claim or defense the Lessee hereby expressly waives and agrees
not to assert in any action or proceeding relating to this Lease brought by
Lessor.

     In the event Lessor or its agents or contractors shall elect or be required
to make repairs, alterations, improvements or additions to the Demised Premises
or the Building, Lessor shall be allowed to take into and upon the Demised
Premises all material that may be required to make such repairs, alterations,
improvements or additions and during the continuance of any said work, to
temporarily close doors, entryways, public space and corridors in the Building
and to interrupt or temporarily suspend Building service and facilities without
being deemed or held liable for eviction of Lessee or for damages to Lessee's
property, business or person, and the rent reserved herein shall in no way abate
while said repairs, alterations, improvements or additions are being made, and
Lessee shall not be entitled to maintain any set-off or counterclaim for damages
of any kind against Lessor by reason thereof. Lessor will use reasonable efforts
to make any such repairs in a prompt and professional manner. Lessor may, at its
option, make all such repairs, alterations, improvements or additions in and
about the Building and the Demised Premises during ordinary business hours, but
if Lessee desires to have the same done at any other time, Lessee shall pay for
all overtime and additional expenses resulting therefrom.

     15. Remodeling, Alterations and Improvements.

          A. Interior Decorative or Cosmetic Changes. Lessee shall be permitted
     to make decorative and cosmetic changes to the Demised Premises without the
     Lessor's consent. Notwithstanding the foregoing, Lessee shall not make any
     such change which requires the consent of the lender holding a mortgage on
     the Demised Premises (a "Mortgage Lender") unless and until Lessee shall
     have notified Lessor of the proposed change and Lessor shall have obtained
     the consent of the Mortgage Lender. Lessor shall use its reasonable efforts
     to obtain the Mortgage Lender's

                                       58
<PAGE>

     consent but shall not be obligated to pay Mortgage Lender any sum of money
     in order to obtain such consent. Lessee agrees to supply any information
     required by the Mortgage Lender as a condition to granting its consent.

          B. Structural, Non-Decorative and Non-Cosmetic Changes. It is
     specifically understood and agreed that Lessee shall not have the right to
     make structural or non-decorative or non-cosmetic changes, alterations or
     improvements to the Demised Premises or to the Building (including the
     Addition) without first having submitted reasonably detailed plans and
     specifications therefor to Lessor and securing the written approval of
     Lessor (and Mortgage Lender, if required), which approval Lessor shall not
     unreasonably withhold. Lessor acknowledges that it has already consented to
     the Addition conceptually although it reserves the right of it and its
     Mortgage Lender to review the plans and specifications for the Addition.

          C. Covenant Against Liens. Lessee covenants and agrees not to suffer
     or permit any lien of mechanics or materialmen to be placed against the
     Building or the Demised Premises, and in case of any such lien attaching,
     to immediately pay off and remove the same. If Lessee has not removed any
     such lien or encumbrance within fifteen (15) days after notice to Lessee by
     Lessor, Lessor shall have the right to (but shall not be obligated to) pay
     the amount necessary to remove the lien or encumbrance without being
     responsible for making an investigation as to the validity thereof, and the
     amount so paid shall be deemed additional rent reserved under this Lease
     due and payable forthwith. Lessee has no authority or power to cause or
     permit any lien or encumbrance of any kind whatsoever, whether created by
     act of Lessee, operation of law or otherwise, to attach to or be placed
     upon Lessor's title or interest in the Building or the Demised Premises,
     and any and all liens and encumbrances created by Lessee shall attach to
     Lessee's interest only.

     Lessee further covenants and agrees that it shall not contract with, or
     otherwise allow, any contractor (a "Contractor") to perform any work or
     activity at the Demised Premises, including, but not limited to, the
     construction of the Addition, which could give rise to a mechanic's or
     materialman's lien under the Pennsylvania Mechanics Lien Law of 1963 (or
     any replacement thereof) unless and until such Contractor shall have signed
     and filed with the Prothonotary of Philadelphia County a Waiver of
     Mechanics Lien in form reasonably acceptable to Lessor in a time and manner
     which will have the effect of binding the Contractor's subcontractors to
     the Contractor's waiver.

                                       59
<PAGE>

          D. Other All work performed pursuant to this Section 15 shall be at
     Lessee's sole cost and expense and shall be subject to the following
     conditions and qualifications:

               (i) The work shall be performed by responsible contractors and
          subcontractors, approved in advance by Lessor (and Mortgage Lender, if
          required), who shall furnish in advance and maintain in effect
          Workmen's Compensation Insurance in accordance with statutory
          requirements and comprehensive public liability insurance (naming
          Lessor as an additional insured) with limits satisfactory to Lessor.

               (ii) Lessee shall have sole responsibility for compliance with
          all Governmental Requirements with respect to any work performed by or
          at the request of Lessee (including the obtaining of any necessary
          building permit) and neither Lessor's (or Mortgage Lender's) approval
          of plans and specifications nor Lessor's (or Mortgage Lender's)
          inspection or approval of any work proposed by Lessee shall constitute
          an implication, representation or certification by Lessor that said
          improvements are in compliance with Governmental Requirements. Lessee
          acknowledges that any review or inspection by Lessor (or Mortgage
          Lender) shall be for Lessor's (or Mortgage Lender's) internal purposes
          and shall not be of a technical nature. Neither Lessee nor any third
          party shall be entitled to rely on such an approval in any manner
          other than Lessee's ability to rely on such approval as the approval
          required under Section 15.B hereof; and

               (iii) Lessee and its contractors and subcontractors shall be
          solely responsible for the transportation, safekeeping and storage of
          materials and equipment used in the performance of any work and for
          the removal of waste and debris resulting therefrom.

               (iv) Lessee shall obtain and maintain any "builder's risk" or
          other insurance required by the Mortgage Lender or reasonably required
          by Lessor in connection with the construction of the Addition and any
          other improvements made by Lessee pursuant to this Section 15.

          E. Lessor's Rights to Alterations. All repairs, alterations and/or
     improvements (in whole or in designated part) will be the sole and
     exclusive property of Lessor upon termination of this Lease, provided,
     however, that Lessor shall have the right to require Lessee to remove such
     repairs,

                                       60

<PAGE>

     alterations or improvements, other than the Addition, at Lessee's sole cost
     upon the termination of this Lease by lapse of time or otherwise.

          F. Indemnification. Lessee shall indemnify, defend and hold Lessor
     harmless from and against any and all injuries, claims, liabilities or
     actions for damage or injury to person or property (including the property
     of Lessor) resulting from Lessee's performance of any improvements to the
     Demised Premises.

     16. Lessor's Services. Lessor shall not be obligated to provide any service
to Lessee. All services required by Lessee (including trash removal) shall be
obtained by Lessee at Lessee's sole cost and expense. Lessor shall not have any
liability to Lessee, nor shall Lessee have the right to abate rent, on account
of the interruption of any service. Nor shall Lessor have any liability to
Lessee, nor shall Lessee have the right to abate rent, on account of any repairs
or other work Lessor performs in, at, to or about the Demised Premises. The
foregoing, however, is not intended in any way to expand the Lessor's
obligations under this Lease beyond those obligations of Lessor which are
expressly set forth herein.

     17. Affirmative Covenants of Lessee. At all times during Initial Term
hereunder, Lessee covenants and agrees to do the following without demand:

          A. Payment of Rent and Other Costs. Lessee shall pay to Lessor the
     monthly Base Rent payments, all additional rent, late charges, and all
     other charges herein set forth on the days and at the place the same are
     due. If Lessor shall at any time or times accept any payment of rent or
     otherwise after such payment has become due and payable, such acceptance
     shall not excuse Lessee's delay in payment upon any subsequent occasion, or
     constitute or be construed as a waiver of any of Lessor's rights. Lessee
     agrees that any charge or payment herein reserved, included or agreed to be
     treated or collected as rent and/or any other charges, taxes, expenses or
     costs herein agreed to be paid by Lessee shall be considered to be
     additional rent and may be proceeded for and recovered by Lessor by legal
     process in the same manner as rent due and in arrears and, for all purposes
     hereof, shall be deemed to be Rent.

                                       61

<PAGE>

          B. Compliance with Legal Requirements. Lessee shall comply with all
     requirements of any of the constituted public authorities affecting the use
     of the Demised Premises at Lessee's sole cost and expense, and in
     compliance with the terms of any state or federal statute or local
     ordinance or regulation applicable to Lessee's use of the Demised Premises.
     Lessee shall also maintain the Demised Premises and use it in accordance
     with the requirements or conditions imposed by Lessor's insurance carrier,
     which are communicated in writing to Lessee. Lessee shall pay all
     penalties, fines, costs or damages, including counsel fees, resulting from
     any failure of Lessee to comply with the covenants of this Section 17,
     including expenses Lessor may incur in order to cure any violation and
     bring the Demised Premises into compliance with any of the requirements of
     public authorities by reason of any act or failure to act by the Lessee.

          C. Utilities. Lessee shall open an account in Lessee's name, and shall
     pay for, all electricity and other utilities used in, at and for the
     Demised Premises.

          D. Notices to Lessor. Lessee shall promptly notify Lessor of any fire,
     theft, accident, or any other damage occurring to or upon the Demised
     Premises.

          E. Surrender of Demised Premises. On or before the date this Lease and
     the Term hereby created terminates, or on or before the date Lessee's right
     of possession terminates, whether by lapse of time or by right of Lessor,
     Lessee shall: (a) to the extent required by Lessor in whole or in part
     (Lessor also having the right to deem repairs, alterations and/or
     improvements (in whole or in part) to be the sole and exclusive property of
     Lessor), restore the Demised Premises to the same condition as they were in
     at the beginning of the Term (except for the Addition, reasonable wear and
     tear and as otherwise provided in Section 9.B of this Lease) and remove
     those alterations, improvements and additions installed by Lessee during
     Lessee's occupancy; (b) remove from the Demised Premises and the Building
     all of Lessee's personal property; and (c) surrender possession of the
     Demised Premises to Lessor in broom clean condition. If Lessee shall fail
     or refuse to restore the Demised Premises to the above-described condition,
     on or before the above specified date, Lessor may put the Demised Premises
     in such condition, and recover from Lessee Lessor's cost of so doing. If
     Lessee shall fail or refuse to comply with Lessee's duty to remove all
     personal property from the

                                       62

<PAGE>

     Demised Premises and the Building on or before the above specified date,
     the parties hereto agree and stipulate that Lessor may, at its election:
     (1) Treat such failure or refusal as an offer by Lessee to transfer title
     to such personal property to Lessor, in which event title thereto shall
     thereupon pass under this Lease as a bill of sale to and vest in Lessor
     absolutely without any cost either by set-off, credit allowance or
     otherwise, and Lessor may remove, sell, donate, destroy, store, discard, or
     otherwise dispose of all or any part of said personal property in any
     manner that Lessor shall choose; (2) Treat such failure or refusal as
     conclusive evidence on which Lessor shall be entitled absolutely to rely
     and act, that Lessee has forever abandoned such personal property, and
     without accepting title thereto, Lessor may, at Lessee's expense, remove,
     store, destroy, discard or otherwise dispose of all or any part thereof in
     any manner that Lessor shall choose without incurring liability to Lessee
     or to any other person. In no event shall Lessor ever become or accept or
     be charged with the duties of a bailee (either voluntary or involuntary) of
     any personal property; and the failure of Lessee to remove all personal
     property from the Demised Premises and the Building shall forever bar
     Lessee from bringing any action or from asserting any liability against
     Lessor with respect to any such property which Lessee fails to remove. If
     Lessee shall fail or refuse to surrender possession of the Premises to
     Lessor on or before the above-specified date, Lessor may forthwith obtain
     possession of the Premises by legal process.

          F. Cost, Expenses and Attorneys' Fees. In case Lessor shall, without
     fault on its part, be made a party to any litigation commenced by or
     against Lessee, then Lessee shall pay all cost, expense and reasonable
     attorneys' fees incurred or paid by Lessor in connection with such
     litigation. Lessee shall also pay all costs, expenses and reasonable
     attorneys' fees that may be incurred or paid by Lessor in enforcing
     Lessee's covenants and agreements in this Lease.

          G. Lessee to Keep Demised Premises Clean. Lessee, at Lessee's sole
     expense: (i) shall keep the Demised Premises reasonably clean; (ii) shall
     replace all broken glass windows and doors at the Demised Premises and keep
     all waste and drain pipes open; and (iii) repair all damage to plumbing to
     and for the Demised Premises.

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     18. Negative Covenants of Lessee. Lessee covenants and agrees that Lessee
will do none of the following things without the prior written consent of
Lessor, which consent Lessor shall not unreasonably withhold, condition or
delay:

          A. Misuse of Demised Premises. Occupy the Demised Premises in any
     manner or for any other purpose than the purpose set forth in Section 5
     hereof. Without limiting the foregoing, Lessee shall not use the Demised
     Premises, or allow the Demised Premises to be used, for any illegal
     purpose.

          B. Assignment or Sublease. Assign, mortgage, pledge, lease, underlet
     or sublease the Demised Premises or any part of thereof, or permit any
     other person, firm or corporation to occupy the Demised Premises or any
     part thereof, without the Lessor's prior written approval to do so which
     approval Lessor shall not unreasonably withhold, condition or delay unless
     the consent of the Lessor's Mortgage Lender is required and is withheld;
     nor shall any permitted assignee or sublessee assign, mortgage or pledge
     this Lease or such sublease without the specific written consent by Lessor,
     and without such consent no such assignment, mortgage or pledge shall be
     valid. It is expressly understood that any consent granted by Lessor
     (including the consent set forth in the last sentence of this Section 18.B)
     shall not be construed to release Lessee from any liability under this
     Lease. Any permitted assignment or subletting (including the sublease set
     forth in the last sentence of this Section 18.B) shall be under the
     condition that Lessee shall remain fully and primarily liable for the
     Lessee's obligations under this Lease. Lessor hereby consents to the
     Lessee's sublease of the entire Demised Premises to Sparks Exhibits &
     Environment Corp., a Pennsylvania corporation ("Sparks EEC").

          C. Alterations. Make any alterations, improvements or additions to the
     Demised Premises or to the Building, other than those provided for in this
     Lease or otherwise approved in writing by Lessor.

          D. Harmful Machinery. Use or operate any machinery that is harmful to
     the Building.

          E. Excessive Weights. Place any weights in any portions of the Demised
     Premises beyond the safe carrying capacity of the structure.

          F. Risk of Fire or Explosion. Do or suffer to be done, any act, matter
     or thing objectionable to the fire insurance companies whereby the fire
     insurance or any other insurance now

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     in force or hereafter to be placed on the Building shall become void or
     suspended; or employ any person or persons objectionable to the fire
     insurance companies or carry or have any benzine or explosive matter of any
     kind in and about the Demised Premises except such amounts as may be
     necessary in connection with the operation of Lessee's (or Sparks EEC's)
     business and even then only in accordance with all applicable laws
     governing their use, storage and disposal. In case of a breach of this
     covenant (in addition to all other remedies given to Lessor in case of the
     breach of any of the conditions or covenants of this Lease) Lessee agrees
     to pay to Lessor as additional rent any and all increase or increases of
     premiums on insurance carried by or for Lessor on the Building, caused in
     any way by the occupancy of the Lessee.

          G. Vacate Demised Premises. Remove, attempt to remove or manifest any
     intention to remove Lessee's goods or property from or out of the Demised
     Premises otherwise than in the ordinary and usual course of business,
     without having first paid and satisfied Lessor of all Rent which may become
     due during the then current term of this Lease; or vacate the Demised
     Premises during the terms of this Lease, or any extensions thereof, or
     permit the same to be empty and unoccupied.

          H. Grant a Leasehold Mortgage. Grant a leasehold mortgage in, on or to
     Lessee's leasehold interest in the Demised Premises.

     19. Default.

          A. Defined. The occurrence of any one or more of the following, at the
     election of Lessor, shall constitute a Default by Lessee hereunder:

               1. Non-Payment of Monies Owed. Lessee's failure to pay any
          monthly Base Rent or any cost or other amount required to be paid by
          Lessee pursuant to this Lease when due, and continuance of such
          failure for five (5) days after Lessor has given Lessee written notice
          of non-payment; provided, however, that Lessor shall not be required,
          as a condition precedent to default, to provide such notice more than
          twice in any twelve month period;

               2. Non-Performance. Lessee's failure to comply with or perform
          any of the terms, covenants, conditions or agreements to be complied
          with or performed by Lessee, and continuance of such failure for
          thirty (30) days after receipt by Lessee of written notice from
          Lessor, or, if the failure is

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<PAGE>

          of such a character as cannot reasonably be cured within thirty (30)
          days, failure to initiate within such thirty (30) day period such
          action as reasonably can be taken toward curing the same or failure to
          reasonably prosecute the cure thereafter, but in no event shall the
          cure period extend beyond one hundred eighty (180) days after receipt
          by Lessee of such written notice;

               3. Insolvency; Bankruptcy; Etc. If Lessee is adjudicated an
          insolvent; or makes an assignment for the benefit of creditors; or if
          a petition in bankruptcy is filed by or against Lessee and remains
          undismissed for sixty (60) days; or if a bill in equity or other
          proceeding for the appointment of a receiver for Lessee is filed and
          remains undismissed for sixty (60) days; or if a proceeding for
          reorganization or for composition with creditors under any State or
          Federal law is instituted by or against Lessee, and such proceeding
          remains undismissed for sixty (60) days; or if any execution is issued
          against a significant portion of the assets of Lessee or any guarantor
          or surety of this lease, or against Lessee's leasehold interest
          hereunder which is not stayed or discharged at least twenty (20) days
          prior to a scheduled execution sale; or

               4. Vacating Demised Premises. Lessee's vacating or deserting the
          Demised Premises or permitting same to be empty or unoccupied;

               5. Removal of Lessee's Goods or Property. Lessee's removing,
          attempting to remove, or manifesting an intention to remove Lessee's
          goods or property from the Demised Premises (except in the ordinary
          and usual course of business) without having first paid Lessor all the
          rent for the balance of the Term of this Lease;

               6. Lessee Causing Lessor to be in Default of its Mortgage Debt.
          Lessee shall have caused, through failure of Lessee to pay its rent or
          otherwise, Lessor to be in default of the Lessor's indebtedness which
          is secured by a mortgage on the Demised Premises.

          B. Consequences of Default. If any Default shall have occurred, then
     Lessor, in addition to all other rights and remedies available to it by law
     or equity or by any other provisions hereof, may at any time thereafter:

               1. Declare the rent for the entire unexpired balance of the then
          current term of this Lease, as well as all other charges, payments,
          costs and expenses herein agreed to be paid by Lessee,

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          or at the option of Lessor any part thereof, in addition to any and
          all installments of rent already due and payable and in arrears and/or
          any other charge or payment herein reserved, included or agreed to be
          treated or collected as rent, and/or any other charge, expense or
          costs herein agreed to be paid by Lessee which may be due and payable
          and in arrears, as if by the terms and provisions of this Lease, the
          whole balance of unpaid rent and other charges, payments, taxes, costs
          and expenses were on that date payable in advance, to be immediately
          due and payable to Lessor, discounted, however, to present value based
          on a discount rate (the "Effective Rate") equal to the weighted
          average of the rates charged with respect to the Acquisition Loan and
          the Addition Permanent Financing (if there is Addition Permanent
          Financing) (the "Accelerated Rent").

          Lessor's charges, payments, costs and expenses herein agreed to be
          paid by Lessee up to the end of the term of the Lease which shall not
          be capable of precise determination shall be determined by Lessor's
          good faith estimate.

               2. As an alternative remedy, give Lessee notice of Lessor's
          intention to terminate this Lease on a date specified in such notice,
          which date shall not be less than five (5) days after the date of
          giving of such notice, and upon the giving of such notice, the Lease
          term and the estate hereby granted shall expire on the date so
          specified in said notice with the same effect as if the date specified
          in said notice were the date hereinbefore fixed for the expiration of
          the Lease term. Upon such termination, Lessor shall have the right (in
          addition to other rights contained herein) to recover from Lessee, on
          demand, as and for liquidated and agreed final damages for Lessee's
          default, an amount equal to the difference between the rent reserved
          under this Lease, for the period commencing upon the date of such
          termination and ending upon the date which the Lease term would have
          expired if this Lease had remained in effect for the then current
          term, and the then fair rental value of the Demised Premises for a
          like period, discounted, however, to present value based upon a
          discount rate equal to the Effective Rate.

     20. Further Remedies of Lessor. If a Default, as defined in Section 19.A
hereof, shall have occurred, Lessor may, at Lessor's option, and in addition to
the other rights and remedies contained in this Lease do any of the following:

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          A. With or without terminating this Lease, Lessor may enter upon and
     repossess the Demised Premises, by summary proceedings, ejectment or
     otherwise, and may dispossess Lessee and remove Lessee and all other
     persons and property from the Demised Premises and may have, hold and enjoy
     the Demised Premises and the rents and profits therefrom. Lessor may, in
     its own name, as agent for Lessee, if this Lease has not been terminated,
     or in its own behalf, if this Lease has been terminated, relet the Demised
     Premises or any part thereof for such term or terms (which may be greater
     or less than the period which would otherwise have constituted the balance
     of the term of this Lease) and on such conditions and provisions (which may
     include concessions or free rent) as Lessor in its sole discretion may
     determine. Lessor may, in connection with any such reletting, cause the
     Demised Premises to be redecorated, altered, divided, consolidated with
     other space or otherwise changed or prepared for reletting. No reletting
     shall be deemed a surrender and acceptance of the Demised Premises.

          B. Lessee's Continuing Liability. Lessee shall, with respect to all
     periods of time up to and including the expiration of the term of this
     Lease (or what would have been the expiration date in the absence of
     default or breach) remain liable to Lessor as follows:

               (i) in the event of termination of this Lease on account of
          Lessee's default or breach, Lessee shall remain liable to Lessor for
          damages equal to the rent and other charges payable under this Lease
          by Lessee as if this Lease were still in effect, less the net proceeds
          of any reletting after deducting all costs incident thereto (including
          without limitation all repossession costs, brokerage and management
          commissions, operating and legal expenses and fees, alternation costs
          and expenses of preparation for reletting) and to the extent such
          damages shall not have been recovered by Lessee by virtue of payment
          by Lessee of the Accelerated Rent (but without prejudice to the right
          of Lessee to demand and receive the Accelerated Rent) such damages
          shall be payable to Lessor monthly upon presentation to Lessee of a
          bill for the amount due.

               (ii) In the event and so long as this Lease shall not have been
          terminated after default or breach by Lessee, the rent and all other
          charges payable under this Lease shall be reduced by the net proceeds
          of any reletting by Lessor (after deducting all costs incident thereto
          as above set

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<PAGE>

          forth) and by any portion of the Accelerated Rent paid by Lessee to
          Lessor and any amount due to Lessor shall be payable monthly upon
          presentation to Lessee of a bill for the amount due.

          C. Credit. In the event Lessor shall, after default or breach by
     Tenant, recover the Accelerated Rent from Lessee and it shall be determined
     at the expiration of the term of this Lease (taken without regard to early
     termination for default) that a credit is due Lessor because the net
     proceeds of reletting, as aforesaid, plus the amounts paid to Lessor by
     Lessee exceed the aggregate of rent and other charges accrued in favor of
     Lessor to the end of said term, Lessor shall refund such excess to Lessee,
     without interest, promptly after such determination.

          D. No Responsibility for Inability to Relet. Lessor shall in no event
     be responsible or liable for any failure to relet the Demised Premises or
     any part thereof, or for any failure to collect any rent due upon a
     reletting; provided, however, that Lessor shall act reasonably to mitigate
     its damages in the event of a Default by Lessee hereunder.

     21. CONFESSION OF JUDGMENT FOR RENT. IF A DEFAULT OCCURS BY REASON OF
LESSEE'S FAILURE TO PAY RENT OR ANY OTHER CHARGE WHEN DUE, LESSEE HEREBY
EMPOWERS ANY PROTHONOTARY, CLERK OF COURT OR ATTORNEY OF ANY COURT OF RECORD TO
APPEAR FOR LESSEE IN ANY AND ALL SUITS OR ACTIONS WHICH MAY BE BROUGHT FOR RENT
AND/OR CHARGES, PAYMENTS, COSTS AND EXPENSES RESERVED AS RENT, OR AGREED TO BE
PAID BY THE LESSEE. IN SAID SUITS OR ACTIONS, LESSEE EMPOWERS SUCH PROTHONOTARY,
CLERK OF COURT OR ATTORNEY TO CONFESS JUDGMENT AGAINST LESSEE FOR ALL OR ANY
PART OF THE RENT SPECIFIED IN THIS LEASE AND THEN UNPAID, INCLUDING WITHOUT
LIMITATION, AT LESSOR'S OPTION, THE ACCELERATED RENT, AND/OR OTHER CHARGES,
PAYMENTS, COSTS AND EXPENSES RESERVED AS RENT OR AGREED TO BE PAID BY LESSEE,
AND FOR INTEREST AND COSTS TOGETHER WITH AN ATTORNEY'S COMMISSION OF 5% OF THE
AMOUNT SO CONFESSED. SUCH AUTHORITY SHALL NOT BE EXHAUSTED BY ONE EXERCISE
THEREOF, BUT JUDGMENT MAY BE CONFESSED AS AFORESAID FROM TIME TO TIME AS OFTEN
AS ANY OF SAID RENT AND/OR OTHER CHARGES, PAYMENTS, COSTS AND EXPENSES, RESERVED
AS RENT SHALL FALL DUE OR BE IN ARREARS, INCLUDING WITHOUT LIMITATION FOR THE
SAME AMOUNTS DUE AS PREVIOUSLY

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CONFESSED IF AND TO THE EXTENT THAT A PREVIOUS CONFESSION OF JUDGMENT SHALL BE
STRICKEN OR OTHERWISE INVALIDATED WITHOUT A FINAL DECISION IN THE MERITS OF THE
CLAIM. SUCH POWERS MAY BE EXERCISED AS WELL AFTER THE EXPIRATION OF THE ORIGINAL
TERM AND/OR ANY OPTION TERM OR EXTENSION OR RENEWAL OF THIS LEASE, AND/OR AFTER
THE TERMINATION OF THIS LEASE.

     22. CONFESSION OF JUDGMENT FOR EJECTMENT. IF A DEFAULT OCCURS BY REASON OF
LESSEE'S DEFAULT IN THE COMPLIANCE WITH OR THE PERFORMANCE OR NON-PERFORMANCE OF
ANY PROVISIONS OF THIS LEASE, EITHER DURING THE INITIAL TERM OF THIS LEASE OR
ANY OPTION TERM HEREUNDER, AND ALSO WHEN AND AS SOON AS THE TERM HEREBY CREATED
OR ANY EXTENSION THEREOF SHALL HAVE TERMINATED OR EXPIRED, IT SHALL BE LAWFUL
FOR ANY ATTORNEY TO APPEAR FOR LESSEE IN ANY AND ALL SUITS OR ACTIONS WHICH MAY
BE BROUGHT FOR POSSESSION AND/OR EJECTMENT; AND, AS ATTORNEY FOR LESSEE, TO
CONFESS JUDGMENT IN EJECTMENT AGAINST LESSEE AND ALL PERSONS CLAIMING UNDER
LESSEE FOR THE RECOVERY BY LESSOR OF POSSESSION OF THE DEMISED PREMISES, FOR
WHICH THIS LEASE SHALL BE LESSOR'S SUFFICIENT WARRANT. UPON SUCH CONFESSION OF
JUDGMENT FOR POSSESSION, IF LESSOR SO DESIRES, A WRIT OF EXECUTION OR OF
POSSESSION MAY ISSUE FORTHWITH, WITHOUT ANY PRIOR WRIT OR PROCEEDINGS
WHATSOEVER. IF FOR ANY REASON AFTER SUCH ACTION SHALL HAVE BEEN COMMENCED THE
SAME SHALL BE DETERMINED AND THE POSSESSION OF THE DEMISED PREMISES SHALL REMAIN
IN OR BE RESTORED TO LESSEE, THEN LESSOR SHALL HAVE THE RIGHT UPON ANY
SUBSEQUENT OR CONTINUING DEFAULT OR DEFAULTS, OR AFTER EXPIRATION OF THE LEASE
OR UPON THE TERMINATION OF THIS LEASE AS HEREINBEFORE SET FORTH, TO BRING ONE OR
MORE FURTHER ACTIONS AS HEREINBEFORE SET FORTH TO RECOVER POSSESSION OF THE
DEMISED PREMISES.

     23. Affidavit of Default. In any action by confession of judgment in
ejectment and/or for rent in arrears or other amount due, Lessor shall first
cause to be filed in such action an affidavit made by Lessor or someone acting
for Lessor setting forth the facts necessary to authorize the entry of judgment,
of which facts such affidavit shall be conclusive evidence. If a true copy of
this Lease (and

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of the truth of the copy such affidavit shall be sufficient evidence) be filed
in such action, it shall not be necessary to file the original as a warrant of
attorney, any rule of Court, custom or practice to the contrary notwithstanding.

     24. Waivers by Lessee of Errors, etc. Lessee expressly agrees, to the
extent not prohibited by law, that any judgment, order or decree entered against
it by or in any Court or Judge by virtue of the warrant of attorney contained in
this Lease or otherwise, shall be final, and that Lessee will not file a motion
or rule to strike off or to stay execution of the same, and releases to Lessor
and to any and all attorneys who may appear for Lessee all errors in the said
proceedings, and all liability therefor. Lessee expressly waives the benefits of
all laws, now or hereafter in force, exempting any goods on the Demised Premises
from distraint, levy or sale in any legal proceedings taken by the Lessor to
enforce any rights under this Lease. If proceedings shall be commenced by Lessor
to recover possession under any Acts of Assembly either at the end of any term
or sooner termination of this Lease, or for the nonpayment of rent or any other
reason, Lessee specifically waives the right to the three months' notice and/or
the fifteen or thirty days' notice required by the Landlord and Tenant Act of
Pennsylvania, Act of April 6, 1951 P.L. 69, or the right to any other notice to
quit which might be applicable, and agrees that five (5) days' notice shall be
sufficient in either or any other case.

     25. Right of Lessor to Assign This Lease Upon Sale/Lessor's Liability
Limited to Its Interest in Demised Premises. Upon sale or other disposition of
the Demised Premises, Lessor may assign all of Lessor's rights and obligations
under this Lease to the purchaser or transferee of Lessor's interest in the
Demised Premises. The right to enter or confess judgment against Lessee and to
enforce all of the other provisions of this Lease hereinabove provided for may,
at the option of any purchaser, assignee or transferee, be exercised by such
purchaser, assignee or transferee of the Lessor's right, title and interest in
this Lease in his, her, its or their own name, notwithstanding the fact that any
or all assignments of the said right, title and interest may not be executed
and/or witnessed in accordance with the Act of Assembly of May 28, 1715, 1 Sm.
L. 90, and all supplements and amendments thereto that have been or may
hereafter be passed, and Lessee hereby expressly waives the requirements of

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said Act of Assembly and any and all laws regulating the manner and/or form in
which such assignments shall be executed and witnessed.

     The term "Lessor" as used in this Lease means the then owner of the Demised
Premises. Lessor above-named represents that it will be the holder of such
rights as of the Effective Date. In the event of the voluntary or involuntary
transfer of such ownership or right to a successor-in-interest of Lessor, Lessor
shall be freed and relieved of all liability and obligation hereunder which
shall thereafter accrue and Lessee shall look solely to such successor in
interest for the performance of the covenants and obligations of the Lessor
hereunder which shall thereafter accrue. The liability of Lessor (and any of its
partners) and its successors in interest, under or with respect to this Lease,
shall be strictly limited to and enforceable only out of its or their interest
in the Demised Premises, and shall not be enforceable out of any other assets.

     26. Holding Over. Lessee shall pay to Lessor double the Base Rent and
additional rent, if any, then applicable for each month or portion thereof
Lessee shall retain possession of the Demised Premises or any part thereof after
the termination of this Lease, whether by lapse of time or otherwise, and also
shall pay all damages sustained by Lessor on account thereof. The provisions of
this Section shall not operate as a waiver by Lessor of any right to obtain
possession of the Demised Premises by legal process. At the option of Lessor,
expressed in a written notice to Lessee and not otherwise, such holding over
shall constitute a renewal of this Lease from month-to month.

It is expressly understood, notwithstanding the foregoing, that, in the event
that Lessee has exercised the Termination Right but continues to occupy the
Demised Premises pursuant to its right to do so provided for in Section 6.B
hereof, Lessee shall not be considered a holdover tenant subject to the
provisions of the first paragraph of this Section 26 until the earlier of (a)
sixty (60) days after Lessor has provided Lessee with the written notification
referred to in Section 6.B or (b) the date that the term of this Lease would
have expired had the Lessee not exercised the Termination Right.

     27. Disclosure of Broker. Lessee and Lessor warrant and represent to each
other that neither of them has dealt with any brokers in connection with this
Lease. Lessee and Lessor agree that, should any claim be made for brokerage
commissions or fees by any person or entity for representing and/or being the
broker of or for Lessee or Lessor, respectively, in this transaction, the party
through which the

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claim is being made shall be solely responsible therefor, and the party through
which the claim is being made agrees to and shall defend, indemnify, save and
hold the other party free and harmless from and against any and all such
liabilities, obligations, etc.

     28. Estoppel Certificate. Lessee shall from time to time, within 10 days
after written request by Lessor therefor, deliver to Lessor or a person or
entity designated by Lessor (e.g. a mortgagee) (a "Third Party") a statement in
writing certifying:

          A. That this Lease is unmodified and in full force and effect or, if
     there have been modifications, that this Lease as modified is in full force
     and effect;

          B. The amount of Base Rent, additional rent, any other charges then
     payable hereunder and the date to which Base Rent, additional rent, and any
     other charges have been paid;

          C. The terms of any options to extend the Term or add expansion space;

          D. That Lessor is not in default under this Lease, or, if in default,
     a detailed description of such default(s); and

          E. Such other reasonable and customary items as may be required by the
     Third Party.

     29. Cumulative Remedies. Except as expressly provided herein, all of the
remedies hereinbefore given to Lessor and all rights and remedies given to
Lessor by law and equity shall be cumulative and concurrent. No determination of
this Lease or the taking or recovering of the Demised Premises shall deprive
Lessor of any of Lessor's remedies or actions against Lessee for rent due at the
time or which, under the terms hereof, would in the future become due as if
there has been no determination, or for any and all sums due at the time or
which, under the terms hereof, would in the future become due as if there had
been no determination, nor shall the bringing of any action for rent or breach
of covenant, or the resort to any other remedy herein provided for the recovery
of rent be construed as a waiver of the right to obtain possession of the
Demised Premises; provided, however, that if Lessee pays the Accelerated Rent
after default, it shall have undisturbed possession and occupancy of the Demised
Premises for the entire balance of the term of this Lease, provided Lessee
complies with those other terms and conditions of this Lease other than those
rental obligations satisfied by payment of the Accelerated Rent.

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     30. Partial or Total Condemnation/Taking of Demised Premises. In the event
that the Demised Premises, or any part thereof, is acquired or taken,
temporarily or permanently, or condemned for a public or quasi-public use, this
Lease shall, as to the part so taken or condemned, terminate as of the date of
such condemnation or taking; and rent shall abate equitably, in the case of a
partial condemnation. Any unearned prepaid rent which is abated pursuant to the
immediately preceding sentence shall be refunded to Lessee. This Lease shall
terminate in the event the Demised Premises are entirely taken. Lessor shall
have the option of terminating this Lease in the event that it reasonably
determines that the reduced rental, resulting from the equitable abatement, no
longer makes it economically feasible to lease the Demised Premises to the
Lessee. Lessor shall promptly give notice to Lessee if any authority shall
commence negotiations or shall commence legal action for the acquiring or taking
of all or any party of the Demised Premises, either temporarily or permanently,
by condemnation or by exercise of the right of eminent domain. Lessee hereby
waives all claims against the fee, the leasehold and otherwise against Lessor by
reason of the complete or partial taking or condemnation of the Demised
Premises. The foregoing, however, is not intended to prohibit the Lessee from
asserting any claim against the condemnor (e.g. for relocation costs) which will
not reduce the Lessor's just compensation.

     31. Subordination. This Lease and Lessee's rights hereunder shall be
subject and subordinate to any mortgages or other encumbrances now or hereafter
placed upon or affecting the Demised Premises including the mortgage(s) securing
the Acquisition Loan and the Addition Permanent Financing, and to all renewals,
modifications, consolidations, and extensions thereof. Notwithstanding the
foregoing, it is expressly agreed that Lessee's subordination to any future
mortgage is contingent upon the future mortgagee entering into a non-disturbance
agreement in form reasonably acceptable to the Lessee providing that, so long as
the Lessee is not in default hereunder, no foreclosure of the lien of the
mortgagee's mortgage or any other proceeding in respect thereof shall divest,
impair, impede or otherwise adversely affect any interests or rights of Lessee
under this Lease. It is understood that the failure or refusal of any mortgagee
or encumbrancer to execute a written non-

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disturbance agreement shall not affect Lessee's obligations under this Lease
but, instead, only its obligation to subordinate.

Notwithstanding the foregoing, the party holding the instrument to which this
Lease is subordinate shall have the right to recognize and preserve this Lease
in the event of any foreclosure sale or possessory action, and in such case this
Lease shall continue in full force and effect at the option of the party holding
the superior lien and Lessee shall attorn to such party and shall execute,
acknowledge and deliver any instrument that has for its purpose and effect the
confirmation of such attornment.

     32. Owner's Interest/Quiet Enjoyment. Lessor warrants and represents that:
(a) Lessor is the equitable owner of the Demised Premises and that, upon the
Effective Date, Lessor will be the legal owner of the Demised Premises; (b)
Lessor has the full right and authority to enter into the Lease; and (c) Lessee,
upon paying the rent herein reserved and upon performing all terms and
conditions to be performed by Lessee hereunder, shall at all times during the
term herein demised peacefully and quietly have, hold and enjoy the Demised
Premises. Notwithstanding the foregoing, Lessee acknowledges that its leasehold
interest in the Demised Premises is subject and subordinate to those title
exceptions excluded from the coverage of the Lessor's owner's title insurance
policy Lessor obtained in connection with Lessor's acquisition of the Demised
Premises (the "Title Exceptions") and that, except for the requirements of
Lessor's mortgage, Lessee shall be responsible for complying with the
requirements of all Title Exceptions.

     33. Notices.

          A. All notices provided for by this Lease shall be in writing and sent
     either by nationally recognized overnight carrier (e.g. Federal Express) or
     by certified mail, return receipt requested, to Lessor at c/o Equivest
     Management, Inc., 215 S. Broad Street, Suite 600, Philadelphia, PA 19107,
     with a copy to Gary S. Lewis, Esquire of Connolly Epstein Chicco Foxman
     Oxholm & Ewing, 1515 Market Street, 9th Floor, Philadelphia, Pa 19102, and
     to Lessee at 2828 Charter Road, Philadelphia, PA 9154, Attention:
     President, with a copy to Timothy B. Anderson, Esquire, Pepper Hamilton
     LLP, 200 One Keystone Plaza, North Front and Market Streets, P.O. Box 1181,
     Harrisburg, PA 17108-1181.

          B. Notice by certified mail shall be deemed given on the third
     business day following deposit in the mail. Notice by nationally recognized
     overnight carrier shall be deemed given on the first business day after
     deposit with the carrier. Either party may change the address to which
     notice

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     is to be given, provided that notice of such change is given to the other
     party in the manner provided for in subparagraph A of this Section 33.

     34. Successors and Assigns. All covenants, conditions and obligations
contained in this Lease shall be binding upon and inure to the benefit of the
parties hereto and each of their respective successors and assigns. No person
not a party to this Lease shall have any "third party beneficiary" or other
rights hereunder.

     35. Entire Agreement. This Lease contains the entire understanding and
agreement between the parties with respect to the subject matter hereof and
supersedes all prior or contemporaneous agreements or understandings. No
amendment or modification of this Lease shall be effective unless it is written
and executed by all parties hereto or their proper successors or assigns.

     36. General.

          A. Headings Not Determinative. The headings to the various sections of
     this Lease have been inserted for convenience of reference only and shall
     not modify, amend or change the express terms and provisions of this Lease.

          B. Controlling Law. This Lease shall be construed and enforced in
     accordance with the laws of the Commonwealth of Pennsylvania.

          C. Counterparts. This Lease may be executed in any number of
     counterparts, each of which shall be deemed to be an original.

          D. Use of Gender; Plurals; Etc. As used herein, the neuter shall be
     deemed to refer to and include the male and female, and vice versa, where
     appropriate. As used herein, the singular shall be deemed to refer to and
     include the plural, and vice versa, where appropriate.

          E. Non-Waiver. The failure of either party to insist in any one or
     more instances upon the strict performance of any one or more of the
     agreements, terms, covenants, conditions or obligations of this Lease, or
     to exercise any right, remedy or election herein contained, shall not be
     construed as a waiver or relinquishment in the future of such performance
     or exercise, but the same shall continue and remain in full force and
     effect with respect to any subsequent breach, act or omission.

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          F. Partial Payment. No payment by Lessee or receipt by Lessor of a
     lesser amount than the correct Base Rent or additional rent due hereunder
     shall be deemed to be other than a payment on account, nor shall any
     endorsement or statement on any check or any letter accompanying any check
     or payment be deemed to effect or evidence an accord and satisfaction, and
     Lessor may accept such check or payment without prejudice to Lessor's right
     to recover the balance or pursue any other remedy in this Lease or at law
     provided.

          G. Requested Modifications. If, in connection with obtaining,
     continuing or renewing financing for which the Building, Land or the
     Demised Premises or any interest therein represents collateral in whole or
     in part, a banking, insurance or other lender shall request reasonable
     modifications of this Lease as a condition of such financing, Lessee will
     not unreasonably withhold, delay or defer its consent thereto, provided
     that such modifications do not increase the monetary obligations of Lessee
     hereunder or adversely affect to a material degree the Lessee's leasehold
     interest hereby created.

          H. Partial Invalidity. If any of the provisions of this Lease, or the
     application thereof to any person or circumstances, shall, to any extent,
     be invalid or unenforceable, the remainder of this Lease, or the
     application of such provision or provisions to persons or circumstances
     other than those as to whom or which it is held invalid or unenforceable,
     shall not be affected thereby, and every provision of this Lease shall be
     valid and enforceable to the fullest extent permitted by law.

          I. Lease Not Binding Until Fully Executed. This Lease shall not be
     binding on either party until both parties have executed this Lease.

          J. No Construction Against Drafter or Lessor. This Lease has been
     fully negotiated and, notwithstanding any rule of construction to the
     contrary, shall not be construed against either the Lessor or the party
     which drafted this Lease.

     37. Security Deposit. Lessee shall not be required to pay any security
deposit to Lessor under this Lease. Promptly after the Effective Date, Lessor
shall return to Sparks any security deposit which Lessor actually receives from
the Current Owner relating to the Existing Lease.

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     38. Miscellaneous Provisions:

          A. Should contractors and materialmen supply work or materials to
     Lessee at the Demised Premises, Lessee agrees that it shall hold Lessor
     fully indemnified from any and all mechanic's liens or costs or expenses as
     a result thereof.

          B. It is hereby covenanted and agreed, any law, usage or custom to the
     contrary notwithstanding, that Lessor shall have the right at all times to
     enforce the covenants and provisions of this Lease in strict accordance
     with the terms hereof, notwithstanding any conduct or custom on the part of
     Lessor in refraining from so doing at any time or times. Further, the
     failure of Lessor at any time or times to enforce Lessor's rights under
     said covenants and provisions strictly in accordance with the same shall
     not be construed as having created a custom in any way or manner contrary
     to the specific terms, provisions and covenants of this Lease or as having
     in any way or manner modified the same.

          C. If the Lessee shall be comprised of two or more persons or
     entities, it is expressly understood that the obligations of all parties
     comprising the Lessee hereunder shall be joint and several.

     39. Environmental Considerations. Lessee acknowledges and agrees that,
because its affiliate, Sparks, has occupied the Demised Premises and operated
its business therefrom for some time, Lessee is familiar with the environmental
condition of the Demised Premises. Lessee further acknowledges and agrees that
Lessor has relied on the covenants and indemnification set forth in this Section
39 and that Lessor would not have acquired legal title to the Demised Premises
without them.

Lessee shall be solely responsible for any environmental condition existing on,
at, in or under the Demised Premises as of the Effective Date (the "Existing
Environmental Conditions"). Additionally Lessee shall be solely responsible for
any other environmental conditions on, at, in or under the Demised Premises
occurring or arising between the Effective Date and the date on which the term
of this Lease expires or has been terminated, except for any conditions actually
caused by the Lessor (the "Future Environmental Conditions").

          Lessee covenants and agrees with Lessor as follows:

          A. Lessee shall defend, indemnify and hold Lessor harmless from and
     against any claim, liability, damage, cost or expense, including reasonable
     attorneys' fees, arising from or relating to any and all Existing
     Environmental Conditions and any and all Future Environmental Conditions.

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          B. Lessee shall comply with all so-called environmental laws
     ("Environmental Laws") relating to the Demised Premises and the operation
     of the Lessee's business therefrom.

          C. Lessee shall not use or store any so-called hazardous substances or
     hazardous materials on, at or in the Demised Premises except such amounts
     as may be necessary in connection with the operation of the Lessee's (or
     Sparks EEC's) business and even then only in accordance with all applicable
     laws governing their use, storage and disposal.

          D. Lessee, at Lessee's sole cost and expense, shall remediate any and
     all Existing Environmental Conditions and any Future Environmental
     Conditions if and to the extent that such remediation is required by any
     Environmental Laws.

It is expressly understood and agreed that Lessee's responsibilities and
obligations under this Section 39 shall survive the termination or expiration of
this Lease.

     40. Lessor Has No Obligations, Liability or Responsibility Under Existing
Lease. Regardless of whether, as between the Current Owner and the Lessor,
Lessor may have assumed any obligations of the Current Owner under the Existing
Lease, it is expressly understood and agreed that, as between the Lessor, on the
one hand, and the Lessee and Sparks, on the other hand, the Lessor shall have no
obligations, responsibilities or liability under the Existing Lease and the
rights and remedies of Sparks and Lessee relating to the Demised Premises, as
they relate to the Lessor, shall solely be defined by this Lease. Nothing herein
is intended to prevent Sparks from asserting any claim against the Current Owner
under the Existing Lease relating to the period prior to the Effective Date.

     41. Lessee to Perform Work Required by GE. Attached hereto as Exhibit D and
made a part hereof is a copy of a letter dated May 6, 1999 from GE to Lessor
setting forth certain work which GE requires Lessor to perform as a post-closing
requirement in connection with the Acquisition Loan (the "GE Letter"). The GE
Letter also sets forth the times by which the work required therein must be
completed. Lessee, at Lessee's sole cost and expense, shall perform the work
required under the GE Letter within the time frames set forth therein and
Lessee's failure to fully do so, at Lessor's option, shall constitute a Default
under this Lease.

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At the time of the execution of this Lease, Lessor has not yet been notified by
GE what work, if any, of an environmental nature GE will require Lessor to
perform as a condition to GE's making the Acquisition Loan (the "GE
Environmental Work"). Lessee agrees to perform the GE Environmental Work, at
Lessee's sole cost and expense and within the time frames required by GE,
subject to Lessee's right to terminate this Lease pursuant to Section 8.J
hereof.

      IN WITNESS WHEREOF, the parties hereto have signed this Agreement the day
and year first above written.

                                        LESSOR

                                        2828 PARTNERSHIP, L.P.,
                                        a Pennsylvania limited partnership

                                        By:  2828 Corporation,
                                             a Pennsylvania corporation,
                                             its General Partner

ATTEST:  CORPORATE SEAL

                                        By:____________________________
------------------------------             Ira M. Ingerman, President

                                        LESSEE:

ATTEST:  CORPORATE SEAL                 MARLTON TECHNOLOGIES, INC.

                                        By:_____________________________
------------------------------             Robert B. Ginsburg, President

                                        The undersigned, Sparks Exhibits
                                        Holding Corporation, has joined
                                        in and executed this Lease for the
                                        sole purpose of acknowledging its
                                        agreement to be legally bound by the
                                        terms and conditions set forth in
                                        Sections 3, 7, 8, 13, 18 and 40 hereof.

ATTEST:  CORPORATE SEAL                 SPARKS EXHIBITS HOLDING CORPORATION

                                        By:_____________________________
------------------------------

90424v12

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LIST OF EXHIBITS

Exhibit A            Legal Description of Land

Exhibit B            Loan Commitment for Addition Permanent Financing

Exhibit C            Insurance Requirements of Lessor's Mortgage Lender

Exhibit D            Letter from GE dated May 6, 1999 Requiring Work

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